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HomeMy WebLinkAbout073113 DRC - Gables PCD Amendment for Montecito ALF Urban Planning and Design Landscape Architecture Communication Graphics 477 S. Rosemary Avenue Suite 225 - The Lofts at CityPlace West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 PROJECT NARRATIVE Discovery Village Assisted Living Facility June 17, 2013 Request/Location/History This is a request for Site Plan Review approval for a Major Site Plan in a Planned Community District (PCD), reinstatement of City Concurrency approval and a minor modification to the PCD master plan to allow the Discovery Village Assisted Living Facility on Parcel B of the Montecito (Gables/Parcel 16) Planned Community Development (PCD) located on the west side of Jog Road, south of Northlake Boulevard. This application is being submitted on behalf of Discovery Village at West Palm Beach LLC, the owner of the subject site, a 9.85 acre parcel of land, property control number 52-42-42-22-06-002-0020. The site currently has a Future Land Use Plan designation of Residential Low (RL) and is zoned Planned Community District (PCD) with an underlying zoning of Residential High. The PCD Master Plan was approved by Ordinance 3, 2002 to allow 146 Assisted Living Facility units on Parcel B. The proposed development will include 120 units with 138 beds at the facility. The proposed use is primarily consistent with the RH-Residential High zoning district therefore in accordance with Section 78-155(c) the land development regulations in the RH zoning district are being used for design criteria. The applicant’s managing member, Discovery Management Group, has been actively involved in the senior-living industry for over 20 years. They currently operate 6 luxury senior-living communities in Florida with the capacity of caring for more than 3,000 residents. They are very excited about this project because of the beautiful, natural, tranquil surroundings, convenient access and excellent surrounding communities. Their award winning facilities provide a wide range of activities and resident-focused programs as well as a wellness center, fitness program, medical assistance and food service. Adjacent Zoning and Future Land Use Designations The subject site is bound to the west and north by preserve area within the PCD. To the east the subject site is partially bounded by the right-of-way of Jog Road and the Montecito residential community. To the south the site is bound partially by the Beeline Highway and the remainder by the preserve area within the PCD. Project Narrative June 17, 2013 Discovery Village ALF Page 2 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc EXISTING USE ZONING FUTURE LAND USE SUBJECT PROPERTY: Vacant (Parcel B) PCD/RL-3 with underlying RH RL TO THE NORTH: Gables PCD Preserve PCD/RL-3 RL TO THE EAST: Jog Road (Montecito - Parcel A) Gables PCD Preserve PCD/RL-3 RL TO THE SOUTH: Beeline Highway (Ironhourse) Gables PCD Preserve PCD/RL-3 RL TO THE WEST: Gables PCD Preserve PCD/RL-3 RL Concurrency The Palm Beach County Traffic Division issued a letter dated October 10, 2012, stating that the prior approved traffic trips associated with the 146 unit congregate care facility (ALF) use within the Gables PCD are vested. Technically, city traffic concurrency has expired, therefore the applicant is requesting that the city reinstate the city traffic concurrency previously granted. As part of this application, the applicant is submitting a traffic equivalency analysis showing that the proposed traffic generation is less intensive than the previously approved and vested traffic, thereby not requiring any additional review by Palm Beach County Staff. With regards to other public services provided, the development is less intensive than the previously approved which will reduce the demand for service. PROJECT DETAILS Site Area and Upland Preserve The subject site is shown on the approved Master Plan as 9.85 acres which included 7.05 acres of upland and 2.8 acres of Upland Preserve. When the site was platted, the conservation easement which adjusted the boundaries of the parcel and the upland preserve had already been established. The 9.85 acres purchased includes the 7.52 Project Narrative June 17, 2013 Discovery Village ALF Page 3 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc acre tract platted as “Parcel G” along with 2.33 acres of upland preserve as described in the conservation easement. The elevation established by the construction of Jog Road requires substantial amounts of fill to meet the finished floor requirement of 22 feet. The grade change has created concerns regarding resident safety with regard to the slopes along the edges of the pavement areas. As a result, there are several areas of the Conservation Easement/Upland Buffer that are being proposed for modification to minimize the construction of retaining walls. The Conservation Easement will also be impacted by the additional ROW required for a right-turn lane. It is the intention of the applicant to request approval from the SFWMD to modify the Conservation Easement in the areas where the encroachments are proposed. The ultimate upland buffer will continue to provide the 15’ minimum/25’ average requirement and it is our intention that there will be a no-net loss of Conservation Easement area. The proposed dedication of preserve area has been consolidated to create a better upland habitat. There will be a no-net loss of preservation area. Architectural Style and Special Features Attached are proposed architectural elevations and floor plans. The proposed building is designed to house three types of assisted living options; Memory Care for residents who face memory related challenges, Supervised Independent Living for residents who want independence with the security of daily assistance, and Assisted Living for residents that need more personal care every day. The building has been designed with varied heights from one-story to three-story elevations. The exterior includes beautiful architectural details, balconies, stone, and column designs to enhance the façade. The approved Master Plan allows a height limitation of 45’, as does the RH-Residential High District Regulations. The proposed building has a maximum height of 38’10”. There are a number of unoccupied tower elements which we understand to be exempt from the height limitations in accordance with the provisions of Section 78-184(b). There are several accessory uses within the building, including a wellness center, sundries sales, a bank office, and a beauty salon with nail and massage services. Landscape Buffers and Foundation Plantings The attached landscape plan reflects a primarily native planting concept with an emphasis on recreating the natural landscape that will be removed due to the fill that is required for the site. Special consideration has been given to protection of the most viable upland preserve areas and to offset the loss of upland preserve, a consolidated area of preserve dedication has been provided. Grading has taken into consideration the preservation of existing vegetation along the perimeters to further enhance the Project Narrative June 17, 2013 Discovery Village ALF Page 4 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc proposed planting areas. There will be a focus on native plant material using a combination of Pines, Sables, Palms and Live Oaks. There will also be several flowering trees with alternating blooming seasons. Trees at the base of the buildings have been proposed at varied heights to meet code requirements and to provide appropriate treatment for the three story elements of the building. Access In order to provide the space needed to safely address the grade changes and the desired entrance design elements, the construction of the entrance requires the realignment of the intersection with the un-built Biltmore Lane ROW on the east side of Jog Road. In documentation previously submitted, the Montecito POA has confirmed that they do not have any intention of constructing the un-built ROW which allows the Discovery Village entrance to be shifted to the north. It is our understanding that the City does not want the Biltmore Lane ROW to be abandoned, but that there is no objection to the realignment. It is also our understanding that the City would like to maintain emergency access over the Biltmore Lane ROW. As previously submitted, Palm Beach County engineering has also consented to the realignment. Although the right turn lane into the project is not required by traffic performance standards, the applicant would like to provide the turn lane to allow residents a smoother transition onto the property. As part of our application package we have addressed the traffic patterns and access to the site from Northlake Boulevard, the closing of the access point through the Montecito residential community and any impacts those changes may have are reduced by the reduction in intensity. Project Signage The proposed design for ground signs on either side of the entrance has been included in the package. The proposed sign/wall/fence has been designed in accordance with the residential entry sign requirements. The sign is consistent with the signage provided at the other Discovery Village facilities and creates a common branding element between the sites. Parking and Loading Parking has been provided based on a ratio of .7 spaces per bed. The parking demand has been established through years of experience in the development of ALF’s. The code requires parking to be provided at a ratio of 1 space per 4 residents for Assisted Living facilities. None of the units include stoves therefore all of the beds at the proposed facility fall into the Assisted Living facility parking requirement category. Project Narrative June 17, 2013 Discovery Village ALF Page 5 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc Because we have provided more than the required number of parking spaces, we will need to request a waiver from Section 78-345(d)(3). The majority of the parking spaces will include concrete curbing in lieu of wheel stops. The adjacent sidewalk or grass areas will be increased in width to meet the minimum overhang requirements. Covered parking is provided as an amenity for residents whose cars rarely leave the parking lot as well as the staff. The number of covered spaces provided is at a ratio of more than allowed by code, therefore we will need to request a waiver from Section 78- 374(g). Loading spaces are not required by code, but a loading space has been provided. Drainage Drainage is provided through the existing Montecito PCD drainage system. Environmental The site has previously been reviewed and approved as part of the overall PCD for the purposes of wetland and upland preservation. The proposed development of the site will require an off-setting dedication of upland preservation to achieve a no-net loss of preservation area. Included in this application is an assessment of the status of the site as it currently exists. Phasing The development will be constructed in one (1) phase. Platting The site has been platted. Discussion is ongoing with regard to the requirement for re- plating the site. Should re-plating be necessary, the applicant would like to request approval to allow clearing and filling prior to the plat being recorded. AIPP The applicant intends to contribute to the city AIPP fund as required by the Land Development Regulations. Recreation Conventional parks and recreation areas are not appropriate for the residents of this facility. As part of the overall design concept and amenities to the residents, there are Project Narrative June 17, 2013 Discovery Village ALF Page 6 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc four central courtyards provided. The Memory Care courtyard will include more serene shady areas with seating options. Between the Memory Care garden and the Supervised Independent Living courtyard will be a Garden courtyard which will provide planters for the planting of fruits and vegetables. The Garden courtyard will have smaller palms for minimal shade, allowing the opportunity for the planters to receive more sunlight. The Supervised Independent Living courtyard will include an exercise trail with the landscaping adjacent to the building to soften the perimeter. The Assisted Living courtyard is designed to be more active with outdoor dining facilities, and a putting green. The courtyards are centrally located with limited access. Traffic Concurrency Although the build-out date for the PCD has expired though the city, the Traffic concurrency has been vested with Palm Beach County. Included in this application is a traffic equivalency analysis which addresses the reduction in the impacts as a result of the reduction in the number of approved units. Land Development Regulations SITE ANALYSIS: Comparison (per code unless otherwise noted) Allowed Proposed Compliance Waiver Requested Open Space 35% min. 59.8% yes Minimum Site Area (RH) 230,404 sf 429,053 sf yes Minimum Lot Width (RH) 100' 320’ yes Maximum Building Lot Coverage (RH) 35% 15.1% (1.49 ac) yes Maximum Height Limit (RH) 45' 38’-10” yes Setbacks Front (Jog Road) 40 feet (RH) (30’ plus 1’ for each foot of building height greater than 2 stories) 238.26’ yes Project Narrative June 17, 2013 Discovery Village ALF Page 7 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc SITE ANALYSIS: Comparison (per code unless otherwise noted) Allowed Proposed Compliance Waiver Requested Side (East) 20 feet (RH) (20’ plus 1’ for each foot of building height greater than 2 stories) 89.94’ yes Side (North) 20’feet (RH) (20’ plus 1’ for each foot of building height greater than 2 stories) 93.34’ yes Rear (West) 20 feet (RH) (20’ plus 1’ for each foot of building height greater than 2 stories) 22.87’ yes Parking Number Required 35(1 space/4 beds) 97 no Yes Stall D1imensions 10’ x 18.5 feet 10' x 18.5' yes Loading Spaces 0 @ 12' x 35' 1 @ 12' x 35' yes Ground Signs Number Allowed 2 per community entrance way, 1 on either side of entrance, or one in the median of community entrance 2, one on either side of the entrance yes Setbacks 15 feet-from ROW line 23' from ROW lines yes Ground Sign Landscape Area Front: min. width shall be not less than the height of the sign. (8’) All sides meet the requirements Yes Project Narrative June 17, 2013 Discovery Village ALF Page 8 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc SITE ANALYSIS: Comparison (per code unless otherwise noted) Allowed Proposed Compliance Waiver Requested Side: min. width shall be not less than the height of the sign. (8’) Rear: min. width shall be 3’. Landscaping Points 15,507.48 16,949.2 Yes Waivers/Justification One of the general purposes and intentions of the Planned Community Development overlay district is to “establish and encourage efficient and creative development or re- development of property; to provide maximum opportunity for the application of innovative concepts of development in the creation of aesthetically pleasing living, environments...and to ensure that development occurs according to limitations of use, design, density, coverage, and planning as stipulated in an approved development plan”. As a result of these concepts, the PCD Overlay District was created as a Flexible Zoning district that is intended to allow for deviations from standard Land Development Regulations. In turn the applicant understands that they will be subject to conditions of approval. Deviations to the standard Land Development Regulations are accommodated through the waiver approval process. The granting of waivers allows innovative, and creative design concepts to be realized that will be a benefit to the city. The development of this property will complete the previously approved development program for the Gables PCD and provide needed services to the community at large. The proposed development plan proposes an esthetically attractive architectural building that will provide for three levels of care in one facility. The proposed layout of the site allows the parking for residents and staff to be located at the rear of the property with guest parking closer to Jog Road. This provides for the maximum distance achievable from the adjacent residential community of Montecito (also within the Gables PCD). The applicant is requesting approval for additional parking in excess of what is required by code. The applicant is also requesting approval for additional covered parking structures. Both waiver requests are a result of the applicants experience in the development of assisted living facilities and the demand for parking and covered Project Narrative June 17, 2013 Discovery Village ALF Page 9 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Project Narrative.doc parking that comes from that experience. Because the property is surrounded by preserve area, there will be no impacts to any adjacent property owners. Efficient design of the parking has minimized the waiver requested. The applicant is requesting the following waivers: 1. Section 78-374(g) – Covered parking structures, limits covered parking to 5% of required parking, or 2 parking spaces. We are requesting a waiver to allow 22 covered parking spaces. 2. Section 78-345(d)(3) – Number of Parking Spaces Required: The Code requires 35 spaces. We are requesting a waiver to allow ninety seven (97) parking spaces to be provided. Re v i s i o n D a t e s : De s i g n e d B y : Dr a w n B y : Ch e c k e d B y : Pr o j e c t N o . : Da t e : Sc a l e : 0 NO R T H Co p y r i g h t : Al l i d e a s , d e s i g n s , a r r a n g e m e n t s , a n d p l a n s re p r e s e n t e d b y t h i s d r a w i n g a r e o w n e d b y an d t h e p r o p e r t y o f t h e d e s i g n e r , a n d w e r e cr e a t e d f o r t h e e x c l u s i v e u s e o f t h e s p e c i f i e d pr o j e c t . T h e s e i d e a s , d e s i g n s , a r r a n g e m e n t s or p l a n s s h a l l n o t b e u s e d b y , o r d i s c l o s e d to a n y p e r s o n , f i r m , o r c o r p o r a t i o n w i t h o u t th e w r i t t e n p e r m i s s i o n o f t h e d e s i g n e r . Th e O f f i c e s a t C i t y P l a c e 47 7 S . R o s e m a r y A v e . , S u i t e 2 2 5 We s t P a l m B e a c h , F L 3 3 4 0 1 56 1 . 3 6 6 . 1 1 0 0 F A X 5 6 1 . 3 6 6 . 1 1 1 1 ww w . u d k s t u d i o s . c o m #L C C 0 0 0 0 3 5 Drawing name: H:\JOBS\Gables PCD_99-059\Discovery Village ALF_SPR_.006\Drawings\Site Plan\SP-061813 (TLD).dwg Ur b a n P l a n n i n g & D e s i g n La n d s c a p e A r c h i t e c t u r e Co m m u n i c a t i o n G r a p h i c s JU N E 1 7 , 2 0 1 3 99 - 0 5 9 . 0 0 6 JBJBAB SP - 1 of 1 Site Plan Discovery Village at Palm Beach Gardens Palm Beach Gardens, Florida 80 ' 40 ' 20 ' 1" = 4 0 ' - 0 " Lo c a t i o n M a p NO T T O S C A L E SI T E GE N E R A L N O T E S : 1) SI T E P L A N I S B A S E D U P O N S U R V E Y P R O V I D E D B Y B E T S Y LI N D S A Y , I N C . ( N O V E M B E R 2 0 , 2 0 1 2 ) . 2) MI N I M U M A V E R A G E H O R I Z O N T A L F O O T C A N D L E S O F 0 . 6 SH A L L B E M A I N T A I N E D I N T H E G E N E R A L P A R K I N G A N D PE D E S T R I A N A R E A S . 3) AL L C O M M O N A R E A S S H A L L B E P R O V I D E D W I T H 1 0 0 % IR R I G A T I O N C O V E R A G E . T H E I N S T A L L A T I O N A N D O P E R A T I O N OF T H E I R R I G A T I O N S Y S T E M S H A L L F O L L O W A L L G U I D E L I N E S AS E S T A B L I S H E D B Y T H E F L O R I D A I R R I G A T I O N S O C I E T Y . T H E IN S T A L L A T I O N O F T H E P R O P O S E D I R R I G A T I O N S Y S T E M SH A L L M I N I M I Z E O V E R S P R A Y A N D I R R I G A T I O N O F IM P E R V I O U S A R E A S . Pa v e r D e t a i l NO T T O S C A L E En t r y M o n u m e n t S i g n E l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " DEVELOPMENT TEAM:Discovery Management Group3301 Bonita Beach Road, Suite 208Bonita Springs, FL 34134Civil Engineer:Betsy Lindsay, Inc.208 N. US Highway 1, Unit 8Tequesta, FL 33469 Urban Design Kilday Studios477 S. Rosemary Ave., Suite 225West Palm Beach, FL 33401Simmons & White5601 Corporate Way, Suite 200West Palm Beach, FL 33407 Architect:Architectural Concepts2401 W. Bay DriveLargo, FL 33641Planner/Landscape Architect:Owners:Surveyor: GA B L E S P C D Z = R L 3 FL U P = R L P C D GABLES PCDZ = RL3FLUP = RL PCDGABLES PCDZ = RL3FLUP = RL PCD GA B L E S P C D Z = R L 3 FL U P = R L P C D GA B L E S P C D Z = R L 3 FL U P = R L P C D Urban Planning and Design Landscape Architecture Communication Graphics 477 S. Rosemary Avenue Suite 225 - The Lofts at CityPlace West Palm Beach, FL 33401 561.366.1100 561.366.1111 fax www.udkstudios.com LCC000035 WAIVER CRITERIA Discovery Village ALF Montecito/Gables/Parcel 16 PCD June 17, 2013 Waiver Criteria The applicant’s managing member, Discovery Management Group, has been actively involved in the senior-living industry for over 20 years. They currently operate 6 award winning luxury senior-living communities in Florida with the capacity of caring for more than 3,000 residents. Through their own experience gained in operating such quality facilities, as well as the experiences of other similar facilities, they have determined that a minimum of .7 spaces per resident is an optimum parking ratio. This ratio meets the parking demands for the residents, their guests and staff. The demand for covered parking spaces is driven by residents and staff and is provided as an amenity consistent with the quality of the facility. The facility is remotely located surrounded on three sides by preservation area. All proposed covered parking spaces will be located on back side of the building and will have no impact on the adjacent neighbors. The proposed parking structures will be architecturally consistent with the proposed building, and will be permanent structures. Waivers requested: 1. Section 78-345(d)(3) – Number of Parking Spaces Required: A waiver to allow an increase in provided parking spaces in excess of 10% of the required parking. The waiver will allow for ninety seven (97) parking spaces to be provided. This is an increase of sixty (62) parking spaces. 2. Section 78-374(g) – Covered parking structures, A waiver to allow more than 5% of the required parking to be covered. Total proposed covered parking spaces are twenty-two (22) which exceeds the maximum amount of covered parking structures allowed by twenty (20) spaces. Waiver Criteria: (1) The request is consistent with the city's comprehensive plan. Waiver Criteria June 17, 2013 Discovery Village CLF Page 2 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Waiver Criteria 061713.doc The proposed waivers are consistent with the provisions of the Land Development Regulations that allow for waivers in a PCD. The proposed waivers are not in violation of the Comprehensive Plan. (2) The request is consistent with the purpose and intent of this section. This request is consistent with the provisions of the code that allow waiver requests within a Planned Community Development district necessary to implement the site plan, based upon the most comparable zoning district. (3) The request is in support of and furthers the city's goals, objectives, and policies to establish development possessing architectural significance, pedestrian amenities and linkages, employment opportunities, reductions in vehicle trips, and a sense of place. The approval of the site plan and architectural design of the overall project satisfies the city’s goals and objectives for a project with architectural significance, pedestrian amenities, linkages, employment opportunities, trip reduction and a sense of place. Approval of the requested waivers will enhance the proposed development by allowing an amenity for the residents and staff. (4) The request demonstrates that granting of the waiver will result in a development that exceeds one or more of the minimum requirements for PCDs. The proposed waivers will enhance the development of the site by providing an amenity for the residents. The applicant proposes to exceed the open space and landscape requirements for the site by twenty-eight (28) percent, thereby providing for more than the minimum requirements for open space, parking amenities and landscape planting. The overall PCD provides 69% open space in the form of 143 acres of preserves, buffers and a lake. (5) The request for one or more waivers results from innovative design in which other minimum standards are exceeded. The proposed design allows for an efficient circulation pattern which allows convenient and safe access for the residents and staff into and out of the building. The overall design of the site allows for additional open space and upland preservation area. Waiver Criteria June 17, 2013 Discovery Village CLF Page 3 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Waiver Criteria 061713.doc (6) The request demonstrates that granting of the waiver will result in preservation of valuable natural resources, including environmentally-sensitive lands, drainage and recharge areas, and coastal areas. The site provides for a no net loss of preservation area and the proposed design allows for the consolidation of preservation area which improves the quality of the habitat. (7) The request clearly demonstrates public benefits to be derived, including but not limited to such benefits as no-cost dedication of rights-of-way, extensions of pedestrian linkages outside of the project boundaries, preservation of important natural resources, and use of desirable architectural, building, and site design techniques. The approval of the PCD incorporated the dedication of public rights-of-way, construction of roadway improvements, and preservation of upland areas. The proposed waivers will not impact the preserve area or other public spaces. The proposed site plan allows for the no- net loss of preserve area which has been consolidated for improved habitat. (8) Sufficient screening and buffering, if required, are provided to screen adjacent uses from adverse impacts caused by a waiver. There are no anticipated impacts from the granting of these waivers. All affected property lines are surrounded by preserve and wetland areas that are part of the PCD. All proposed covered parking structures will be located on the west and northwest perimeters of the proposed facility and away from any public right-of-way or adjacent community. (9) The request is not based solely or predominantly on economic reasons. The proposed increase in the number of parking spaces and number of covered spaces enhances the quality of life for the residents and visitors of the facility by offering an amenity to the residents. (10) The request will be compatible with existing and potential land uses adjacent to the development site. The approved ALF use has been previously determined to be compatible with the existing land uses of adjacent properties. The proposed increase in the number of parking spaces and number of covered spaces enhances the quality of the facility which increases the value of the proposed development. The proposed development will be screened and separated from all adjacent development. Waiver Criteria June 17, 2013 Discovery Village CLF Page 4 C:\Users\ABooth\Desktop\Discovery Village Submittal Docs\Applicaiton materials\Waiver Criteria 061713.doc (11) The request demonstrates the development will be in harmony with the general purpose and intent of this section, and that such waiver or waivers will not be injurious to the area involved or otherwise detrimental to the public health, safety, and welfare. The proposed waiver is in harmony with the intent of this LDR section as it will allow for and enhanced quality of living for the residents who will reside in the facility. All proposed additional parking will be located on the west and northwest perimeters of the proposed facility and away from any public right-of-way or adjacent community and will therefore not be injurious to the area involved or otherwise detrimental to the public health, safety, and welfare.