HomeMy WebLinkAboutDocumentation_Regular_Tab 14_8/10/2023Agenda Item #14.
Regular Council
STAFF MEMO
Meeting: Regular Council - Aug 10 2023
Staff Contact: Lance Lilly, Senior Planner
Department: Community Development
SEU 3-23: Application from the VILLAGE OF TEQUESTA for a Special Exception Use approval
pursuant to Section 78-179(d) of the Village of Tequesta Code of Ordinances. The Applicant is
requesting Special Exception Use Approval for a 76,565 sf "Neighborhood and Community Public
Recreational Facilities" (passive park) within the Recreation/Open Space (R/OP) Zoning District. The
subject property is located at 483 Seabrook Road, Tequesta, Florida, 33469.
This document and any attachments may be reproduced upon request in an alternative format by
completing our Accessibility Feedback Form, sending an e-mail to the Village Clerk or calling 561-768-
0443.
BUDGET AMOUNT N/A
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DID YOU OBTAIN 3 QUOTES?
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COMMENTS/EXPLANATION ON SELECTIONN/A
FINAL - SEU 3-23 - remembrance park
parks master plan - SCHEDULE AND LETTER
SEU 3-23 - remembrance park - legal notice
300' Radius of Remembrance Park
Special Exception Use Application - ADA
2023.07.27 Teguesta Rememberance Park
Page 180 of 250
Agenda Item #14.
coin"
VILLAGE OF TEQUESTA
Department of Community Development
Staff Report — Village Council Hearing — August 10, 2023
Petition No. — SEU 3-23
APPLICANT: Kimley-Horn and Associates, Inc.
c/c: Jonathan Haigh
1920 Wekiva Way, Suite 200
West Palm Beach, FL, 33411
OWNER: VILLAGE OF TEQUESTA
REQUEST: SEU 3-23: Application from the VILLAGE OF TEQUESTA for a Special Exception
Use approval pursuant to Section 78-179(d) of the Village of Tequesta Code of
Ordinances. The Applicant is requesting Special Exception Use Approval for a
76,565 sf "Neighborhood and Community Public Recreational Facilities" (passive
park) within the Recreation/Open Space (R/OP) Zoning District. The subject
property is located at 483 Seabrook Road, Tequesta, Florida, 33469.
LOCATION: 483 Seabrook Road
Tequesta, FL 33469
Location Map
1
Page 181 of 250
Agenda Item #14.
PETITION FACTS
a. Total Gross Site Area: 76,565 sq. ft. (1.76 Acres)
b. Total Building Square Footage: 334 sq. ft. (Two (2) Gazebos)
c. Building Height: 10' 4" (Gazebos)
Land Use and Zoni
EXISTING LAND
FUTURE LAND USE
ZONING
USE
SUBJECT PROPERTY
Recreation and
Recreation and
R/OP
Open Space
Open Space
North
Residential - Single
Residential - Single
R-1 (Multi Family
Tequesta Pines
Family
Family
Dwelling District)
South
Residential - Single
Residential - Single
R-1 (Multi Family
Tequesta Pines
Family
Family
Dwelling District)
East
Residential - Single
Residential - Single
R-1 (Multi Family
Ridgewood Homes
Family
Family
Dwelling District)
West
Multi -family
Residential —
R-2 (Multi Family
Tequesta
Residential
Medium Density
Dwelling District)
Gardens
I. BACKGROUND
In December 2010, the Village of Tequesta purchased the subject property with the intention to
dedicate the site to a neighborhood park. In 2021, the Village of Tequesta began an initiative to
create a village -wide Parks Master Plan. The purpose was to create a Master Plan based on
community input; an intensive proactive public participation process was organized by the
project team. From October 2021 through April 2022, the Village conducted the following
community participation process:
• Community Survey (249 total responses; 232 online; 17 paper copies)
• 20 interviews with residents
• 4 Kiosks at Village Events
• 7 Design Open Houses
• 5 Public Meetings
• Conceptual Drawings Exhibit and Surveys at Village Hall Lobby
• Social Media Outreach; Continuous Posting Information on the Village Website
See the attached complete list of public participation events. In addition, the Parks Master Plan
is located at the Village website.
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Page 182 of 250
Agenda Item #14.
Since the subject site for Remembrance Park is located in a residential neighborhood, the
project team organized the following two (2) events inviting the adjacent residents with the goal
to listen to their ideas and concerns (see attached letter):
• Saturday, December 18, 2021, a Design Open House to receive initial feedback prior to
starting the design process.
• On March 15, 2022, an Open House to present the proposed conceptual plans and obtain
their feedback.
The following photos illustrate the diverse and proactive public participation process that was
conducted to prepare the Parks Master Plan.
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Page 183 of 250
Agenda Item #14.
Design Open House at Tequesta Park
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4
Page 184 of 250
Agenda Item #14.
Kiosks at Village events to meet residents and provide information
Based on the proactive public participation process, the project team prepared a conceptual
design that embraces the resident's vision, and celebrates the village's family -oriented
character, and the natural environment by providing shade trees, native landscaping, and trails.
The proposed passive park would include three (3) phases: Phase 1 would be the main park area
fronting Seabrook Road (subject application); Phase 2 would incorporate the retention area
fronting Riverside Drive. This would allow for connectivity to the park for residents that live near
and along Riverside Drive, and Phase 3 would allow for the beautification of the retention area
located to the North (see the below graphic)
5
Page 185 of 250
Agenda Item #14.
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The proposed three (3) phased passive Park Conceptual Design includes the following amenities:
• Shell Rock Walkways, Seating benches, Trash Receptacles, Dog Stations
• Gazebos,
• Boardwalk and pond in retention area,
• Butterfly Garden, native landscaping, and shade trees,
• Parking area, Open Space
• Entry Signs, Educational and Historical Plaques
• Perimeter Fence and Landscape Buffer
• Bollards along Right -of -Way of Retention Areas
The Village Council approved the Parks Master Plan on June 9, 2022. The subject application is
only for Phase I, which fronts Seabrook Road.
STAFF ANALYSIS
Per Section 78-179 (d), the proposed Community Center is considered a Special Exception Use in
the Recreation and Open Space R/OP zoning district.
Section 78-361 of the Village Code states that certain uses because their unique characteristics
cannot be classified or regulated in a particular zoning district without consideration in each
case of the impact of such uses upon neighboring uses and the surrounding area, compared with
the public need for them at particular locations. Such uses and features are treated as special
exceptions and the application needs to comply with a set of criteria and standards.
0
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Agenda Item #14.
The Applicant is requesting approval for a Special Exception Use (Neighborhood and community
public recreational facilities) for a 76,565-sf passive park within the Recreation/Open Space
(R/OP) Zoning District (see below graphic). Phase 1 includes the following amenities for the
proposed passive park:
• Two (2) gazebos; shell rock pedestrian path, dog stations, drinking fountain;
• Butterfly garden, open space, native landscaping, shade trees, and buffering vegetation to
provide privacy to adjacent residents;
• Parking area and bike rack;
• Entry sign, educational and historical plaques;
• Waste receptacles and dog stations
See below the subject application's proposed design:
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Per the Village Code. once the Special Exception Use is aooroved by the Villaee Council: then
the subiect application is reauired to be reviewed under the Site Plan Review process. The Site
Plan Review process include compliance with Article IX, Division 2, Site Plan Review. The subject
application will be heard by the Planning and Zoning Board; and then, it will be heard the by
Village Council. The Site Plan Review process includes compliance with zoning code, aesthetics
considerations and overall compatibility with the surrounding.
CRITERIA FOR GRANTING SPECIAL EXCEPTION
Per Section 78-362 of Village Code, special exception use shall be permitted only upon
authorization of the Village Council if such uses comply with the following requirements:
1. The proposed use is a permitted special exception use.
In compliance with Section 78-179 (d) Special exception uses. Special exception uses in
the R/OP district are as follows: "Neighborhood and Community Public Recreational
Facilities" The proposed Neighborhood and Community Public Recreational Facility
7
Page 187 of 250
Agenda Item #14.
(Remembrance Park) is a permitted special exception use on the R/OP zoning district,
which the property is located in."
2. The use is so designated, located and proposed to be operated so that the public
health, safety, welfare and morals will be protected.
Currently, the subject property (Remembrance Park) is a vacant site, and the proposed
passive neighborhood park will be an amenity that will offer walkways, two (2) gazebos,
native landscaping, butterfly garden, and other features.
3. The use will not cause substantial injury to the value of other property in the
neighborhood where it is to be located.
The proposed passive park (Remembrance Park) will provide the Village with an
additional recreation site for walking and leisure. The proposed use will not cause
substantial injury to the value of other property in the neighborhood where it is located.
4. The use will be compatible with adjoining development and the proposed character of
the district where it is to be located.
The proposed passive park (Remembrance Park) will be compatible with adjoining
development(s) and the proposed character of the residential neighborhood where is
located. During the public participation process of the Parks Master Plan, the Village
invited residents from the adjacent properties to provide their feedback at the beginning
of the process, and later on the conceptual drawings. The final design was based on the
resident's feedback and comprehensive public participation outreach.
S. Adequate landscaping and screening is provided as required in this chapter.
Currently, the subject property (Remembrance Park) is a vacant site. Based on the Parks
Master Plan, the park was designed to be a passive park with native landscaping, a shell
rock walking trail, and open space. In addition, the design includes adequate landscaping
and screening from the neighboring properties to provide privacy.
Per Policy: 1.4.6 of the Comprehensive Plan, "The Village shall continue maintaining and
enforcing landscaping regulations which establish landscaping and open space
definitions, standards and regulations consistent with Florida Friendly Landscaping
requirements."
6. Adequate off-street parking and loading is provided and ingress and egress is so
designed as to cause minimum interference with traffic on abutting streets.
The proposed passive park (Remembrance Park) includes six (6) parking spaces. The
entry and circulation will be one way to better accommodate traffic flow.
FINDINGS REQUIRED FOR APPROVAL
Per Section 78-364 of Village Code, before any special exception is granted, the Village Council
shall apply the standards set forth in this division and shall determine that satisfactory provision
and arrangement of the following factors have been met with the Applicant, where applicable:
1. Compliance with all elements of the Village Comprehensive Plan
The subject property is located in the Recreation and Open Space Future Land Use
designation. The subject application complies with Policy 1.1.2 "the Village's Land
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Agenda Item #14.
Development Regulations shall conform to, and implement, the use, density and
intensity standards as outlined on Table FLU 1".
Per Policy 1.4.5, "The following Level of Service Standards, shall apply to recreation and
open space facilities within the Village of Tequesta."See the below table
Classification Area/Activity
Standard (Unit/Population)
Neighborhood Parks
2 acres/1,000
Community Parks
2 acres/1,000
See the below table indicating the existing inventory of Parks within the Village of
Tequesta.
INVENTORY EXISTING
NEIGHBORHOOD PARKS
Constitution Park 3.94
Village Green Park
Remembrance Park (Currently a vacant site) 1.76
Linear Park 7.12
Point Drive Open Space/Recreation Area (Banyan Tree) 0.46
14.78
COMMUNITY PARKS
Tequesta Park 45.00
Totalow 45.00
The below table indicates the existing level of service demand based on the 2020 Decennial
Census.
2. Ingress and egress to property and proposed structures thereon with particular
reference to automotive and pedestrian safety and convenience, traffic flow and
control, and access in case of fire or catastrophe.
Currently, the subject property (Remembrance Park) is a vacant site and does not
provide any access to the site. The proposed park includes two (2) gazebos, which are
accessible via the proposed walking path. The proposed entry and circulation will be one
way to better accommodate traffic flow.
3. Off-street parking and loading area, where required, with particular attention to the
items in subsection (2) of this section.
0
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Agenda Item #14.
The proposed passive park (Remembrance Park) includes six (6) parking spaces and does
not require a loading area.
4. Nuisance factors detrimental to adjacent and nearby properties and the village as a
whole. Nuisance factors shall include but necessarily be limited to noise, odor, smoke,
glare, electrical interference and/or mechanical vibrations.
Currently, the subject property (Remembrance Park) is a vacant site. The proposed park
has been designed as a passive park rather than an active park to limit the amount of
noise. During the public participation process of the Parks Master Plan, the Village
invited residents from the adjacent properties to provide their feedback. The proposed
design is based on the community's input.
5. Utilities, with reference to location, availability, and compatibility.
Currently, the subject property (Remembrance Park) is a vacant site. The park has been
designed as a passive park with a limited amount of structures. As part of the Site Plan
Review process, utility and service letters will be provided.
6. Screening and buffering, with reference, to type, dimensions, and character.
Currently, the subject property (Remembrance Park) is a vacant site. However, during
the public participation process of the Parks Master Plan, the Village invited residents
from the adjacent properties to provide their feedback. The design considerations
included adequate landscaping and screening from the neighboring properties to
provide privacy.
7. General compatibility with adjacent properties and other property in the district.
The proposed passive park (Remembrance Park) will be compatible with adjacent
properties and other properties in the neighborhood. The park will provide an additional
recreation facility for Village residents with amenities such seating benches, gazebos, a
walking path, etc.
8. Whether the change subjected is out of scale with the needs for the neighborhood or
Village.
The proposed passive park (Remembrance Park) will not be out of scale with the needs
for the neighborhood or the Village. The park will provide an additional recreation
facility for Village residents with the following amenities:
• Seating benches
• Gazebos
• Shell Rock Walkways
• Butterfly Garden
• Open Space
• Native Landscaping
• Shade Trees
• Educational and Historical Plaques
In addition, the Village's Comprehensive Plan, in the Recreation and Open Space
Element Objective 1.1, requires the Village to "Maintain community and neighborhood
parks and facilities meeting the current and future needs of all age groups in
Tequesta."
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Agenda Item #14.
9. Any special requirements set out in the schedule of site regulations in 78-143 for the
particular use involved.
The subject application will comply with the site regulations of Section 78-143. Per the
Village Code, once the Special Exception Use is approved by the Village Council; then, the
subject application is required to be reviewed under the Site Plan Review process. The
Site Plan Review process include compliance with Article IX, Division 2, Site Plan Review.
In addition, the subject application will be heard by the Planning and Zoning Board; and
then, it will be heard the by Village Council.
II. FINAL REMARKS
This subject Special Exception Use application met the requirements set on Section 78-368
notice of hearing. The notice of hearing was be advertised in the Palm Beach Post on July 31,
2023. The notice of hearing will be mailed to all property owners located within a 300-foot
radius of the subject property (see attached). Per Code Section 78-367, a special exception shall
commence within 12 months from the approval date and only one extension shall be permitted
by the Village Council up to six months.
Per the Village Code, once the Special Exception Use is approved by the Village Council; then,
the subject application is required to be reviewed under the Site Plan Review process. The Site
Plan Review process includes compliance with Article IX, Division 2, Site Plan Review. In addition,
the subject application will be heard by the Planning and Zoning Board; and then, it will be
heard the by Village Council.
Per Village Code Sec. 78-334, the Applicant posted the subject property with a public notice
sign, see the below image.
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Page 191 of 250
Agenda Item #14.
-, -.a no low -60owp—
Ill. EXISTING CONDITIONS
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Page 192 of 250
111114 117 IIIIIIIII
Agen a following able presents a summary of all the community events part of the outreach initiative:
EVENT
DATE LOCATION
1.
Kick -Off Open Forum
Tuesday, October 12, 2021 Village Hall Chambers
2.
Kiosk at Halloween
Kiosk at Shred -it and
Friday, October 15, 2021 Constitution Park
Saturday, October 16 2021 Village Hall Parking Lot
3.
Coffee with a Cop
Design Open House
and Chambers
4.
Saturday, October 23, 2021 Tequesta Park
S.
Design Open House
Monday, October 25, 2021 Village Hall Chambers
Meeting with Tequesta
Mr. Allen attended a
6.
Pines HDA
Wednesday, October 27, 2021 Zoom Meeting with
HOA
7.
Design Open House
Saturday, November 6, 2021 Village Hall Chambers
Presentation at
8.
Environmental Advisory
Wednesday, November 10, 2021 Village Hall Chambers
Committee Meeting
9.
Kiosk at Chili Cook -Off
Saturday, November 13, 2021 Paradise Park
10. Presentation at Planning
Thursday, November 18, 2021
Village Hall Chambers
& Zoning Board Meeting
11 Kiosk at Holiday in the
Saturday, December 4, 2021
Constitution Park
Park
Design Open House with
12.
Residents Adjacent to
Saturday, December 18, 2021
Village Hall Chambers
Remembrance Park
Open House for Concept
March 8, 2022 (Village Wide)
13. Plans — Presentation and
March 9, 2022 (Village Wide) Village Hall Chambers
Feedback
March 15, 2022
(Remembrance Park Neighbors)
Community Feedback on
14. Conceptual Plans
March 10, 2022, through
Village Hall Lobby
(Proposed drawings were
March 28, 2022
Exhibited along with surveys)
15. Environmental Advisory
Wednesday, April 13, 2022 Village Fire
Committee Presentation
Department
16 Presentation at Planning
Thursday, April 21, 2022
Village Hall Chambers
& Zoning Board Meeting
17 Workshop with Village
Monday, May 2, 2022
Village Hall Chambers
Council
VILLAGE OF TEQUESTA 37
Agenda Item #14.
6E OF rEOG
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P7CN couNti
March 3, 2022
VILLAGE OF TEQUESTA
345 Tequesta Drive
Tequesta, FL 33469
Re: Remembrance Park Open House
Dear Resident,
The Village of Tequesta is pleased to invite you to attend an Open House regarding the
conceptual designs proposed for Remembrance Park. Since your home is adjacent to this
future park we value your input and would like to hear from you.
The Open House will be held in the Village Council Chambers located at the Village Hall at
345 Tequesta Drive, on March 15, 2022 from 5:30 pm to 7:30 pm. At this Open House, you
will have the opportunity to learn about the proposed designs for Remembrance Park and
Tequesta Park; and to vote for your selected conceptual designs.
In October 2021, the Village initiated a Parks Master Plan based on a proactive community
outreach process. We held numerous community events to listen to our resident's vision
and ideas, and you were invited to attend the Open House held on December 18, 2021.
Please note, the conceptual designs will be exhibit at the Village Hall Lobby from March
10th to March 25th to facilitate public participation and receive input from our residents.
Please reach out to Ms. Nilsa Zacarias, Community Development Director at 561-768-0457
or email her at nzacarias@tequesta.org if you have questions.
We are looking forward to seeing you at the Open House!
Sincerely,
remy Allen
Ilage Manager
Village of Tequesta
Page 195 of 250
Agenda Item #14.
PUBLIC NOTICE
VILLAGE OF TEQUESTA
VILLAGE COUNCIL MEETING
The Village Council of the Village of Tequesta will conduct a Public Hearing on Thursday, August 10, 2023,
at 6:00 p.m., or as soon thereafter as possible and continuing from time to time and place to place as
necessary. The Village Council meeting will be held in the Village Council Chambers at Village Hall located
at 345 Tequesta Drive, Tequesta, FL 33469. Residents will also be able to watch the meeting live via the
Village's YouTube Channel (https://bit.ly/VOTYoutube). If you wish to submit a comment to the Village
Council, please use Citizen Comment Card(http://www.teauesta.org/forms.aspx?FID=192). Council will
act upon the following development application(s):
SEU 3-23: Application from the VILLAGE OF TEQUESTA for a Special Exception Use approval
pursuant to Section 78-179(d) of the Village of Tequesta Code of Ordinances. The Applicant is
requesting Special Exception Use Approval for a 76,565 sf "Neighborhood and Community Public
Recreational Facilities" (passive park) within the Recreation/Open Space (R/OP) Zoning District.
The subject property is located at 483 Seabrook Road, Tequesta, Florida, 33469.
Related documents are available for inspection and copying by request to the Community Development
Department via email at Ililly@tequesta.org or by calling 561-401-9459. The Public Hearings may be
continued from time to time, as necessary. All interested persons are encouraged to come to the Public
Hearings and be heard.
If a person decides to appeal any decision made by the Village Council with respect to any matter
considered at such meetings or hearings, he or she will need to ensure that a verbatim record of the
proceedings is made, which record should include the testimony and evidence from which the appeal is
to be based. The Village of Tequesta does not provide such a record.
Page 196 of 250
Agenda Item #14.
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Agenda Item #14.
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Page 204 of 250
Agenda Item #14.
VILLAGE OF TEQUESTA
Department of Community Development
345 Tequesta Drive
4
Tequesta, Florida 33469
Ph: 561-768-0451 / Fax: 561-768-0698
www.tequesta.org
SPECIAL EXCEPTION USE APPLICATION
ADMINISTRATIVE APPROVAL 0
VILLAGE COUNCIL ❑ Meeting Date:
-----------------------
DEPARTMENTAL USE ONLY
Ck. #
Fee: '
Intake Date:
PROJECT #
-----------------------
The undersigned requests a Special Exception for the Use Specified below. Should this application be approved, it is understood that
it shall only authorize that particular use described in this application and any conditions or safeguards required by the Village of
Tequesta.
PROJECT NAME: Remembrance Park
PROJECT ADDRESS: 483 Seabrook Rd, Tequesta, FL 33469
Applicant Name: Jonathan D. Haigh (Kimley-Horn) on behalf of the Village of Tequesta
Applicant Address: 1920 Wekiva Way, West Palm Beach, FL 33411
Applicant Phone No: 561.840.0233 Cell No: 561.951.0626
Fax No: N/A
Existing Use: Undeveloped Open Space
E-Mail Address: Jonathan.haigh@kimley-horn.com
Description of Special Exception Use:
Public park with parking lot, gazebos, pathways, and solar powered lighting.
The applicant will submit to the Village of Tequesta Department of Community Development the following documents for Planning
& Zoning Board review, forty-five business (45) days prior to the meeting date:
1. Current survey or site plan of property showing structures and setbacks.
2. Drawings to scale of proposed improvements requiring special exception use approval.
3. Written authorization from property owner if other than applicant.
4. All documentation required by Code: Chapter 78 — Zoning, Division 3 — Special Exception Uses
5. Three (3) 11x17 size and one (1) 24x36 size hard copies of all submittals and one (1) CD with PDF files and completed application.
6. List of all owners of property within a 300-foot radius of the boundary lines of the property for which a special exception is requested. The list
shall be provided by the applicant from the most recent tax roll information as provided by the county appraiser's office. The applicant must
furnish an affidavit signed by the person responsible for providing the list. Stamped, self-sealing envelopes with a Village of Tequesta return
address label and the property owner label is required. Note: this is not required for requests which are reviewed administratively by the
Community Development Director.
7. Special Exception Use Application Fee:
a) Village Council: $500.00 PLUS Application Review Fee of $300.00 = $800.00
b) Administrative Review by Community Development Director: Application Review fee = $300.00
02.16.23
Applicant's Signature Date
To cover all additional administrative costs, actual or anticipated, including, but not limited to, engineering fees, consultant fees and
special studies, the applicant shall compensate the village for all such costs prior to the processing of the application or not later than 30
days after final application approval whichever is determined as appropriate by the village. Failure to make such payment may be
grounds for not issuing a building or zoning permit, certificate of occupancy or completion. Costs associated with advertising for public
hearings and other public notice requirements are the responsibility of the applicant. The fee shall be paid prior to such application
being scheduled for a public hearing requiring notice.
Page 205 of 250
Agenda Item #14.
Sec. 78-363. - Criteria.
Special exception uses to which this division applies as set forth in section 78-362 shall be permitted only upon authorization of
the village council provided that such uses shall be found by the village council to comply with the following requirements:
(1) The proposed use is a permitted special exception use.
Response:
The proposed design of Remembrance Park is intended for passive use. The park is equipped with parking lot,
gazebos, pervious pathways, solar powered lighting and a native plant garden to engage visitors.
(2) The use is so designed, located and proposed to be operated so that the public health, safety, welfare and morals will be
protected.
Response:
The public park benefits the community by promoting public health, safety, welfare and morals by activating a
previously -vacant site and offering recreation and relaxation benefits.
(3) The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.
Response:
The public park use will act as a neighborhood park, providing a recreation amenity to the adjacent community,
while also providing a small parking lot to accommodate residents who cannot walk to the park.
(4) The use will be compatible with adjoining development and the proposed character of the district where it is to be located.
Response:
The proposed design is contextually appropriate to the adjoining community and is consistent with the design
aesthetic of other Village parks.
(5) Adequate landscaping and screening is provided as required in this chapter.
Response:
A perimeter buffer hedge and trees are provided to screen the park from the rear yards of adjacent residential,
meeting Village code requirements.
(6) Adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum
interference with traffic on abutting streets.
Response:
A small off-street parking lot is provided to serve the limited number of residents that may require a vehicle to
access the park. Ingress and egress are provided through two one-way driveways.
Page 206 of 250
Agenda Item #14.
PART II - CODE OF ORDINANCES
Chapter 78 - ZONING
DIVISION 2. - SITE PLAN REVIEW
DIVISION 3. - SPECIAL EXCEPTION USES
DIVISION 3. - SPECIAL EXCEPTION USES
Sec. 78-361. - Purpose.
Sec. 78-362. - Applicability.
Sec. 78-363. - Criteria.
Sec. 78-364. - Findings required for approval.
Sec. 78-365. - Imposition of additional conditions and safeguards.
Sec. 78-366. - Denial.
Sec. 78-367. - Reapplication after denial.
Sec. 78-368. - Time limit for commencement of use.
Sec. 78-369. - Optional pre -application review process.
Sec. 78-370. - Application; notice of hearing.
Sec. 78-371. - Filing fee.
Secs. 78-372-78-390. - Reserved.
Sec. 78-361. - Purpose.
The development and execution of a zoning ordinance is based upon the division of the village into districts, within which the
use of land and structures and the bulk and location of structures in relation to the land are substantially uniform. It is recognized,
however, that there are certain uses and features which, because of their unique characteristics, cannot be distinctly classified or
regulated in a particular district without consideration in each case of the impact of such uses and features upon neighboring uses
and the surrounding area, compared with the public need for them at particular locations. Such uses and features are therefore
treated as special exceptions. A special exception is not the automatic right of any applicant.
(Code 1977, app. A, § X(J)(1))
Sec. 78-362. - Applicability.
All initial requests for special exception uses as listed in this chapter, along with their related accessory uses shall be subject to
the requirements of this division. In addition, any modification to the use of a previously granted special exception, except for a
modification that changes said use to a permitted use as listed in this chapter, shall be subject to the requirements of this division.
Requests to expand, enlarge or revise the site of an existing special exception use shall be classified and processed pursuant to the
following three categories;
(1) Small scale, interior - interior expansion, enlargement or revision of less than ten percent of the originally approved special
exception site square footage and having construction costs of less than $100,00.00, once within any eighteen month
period (this category contemplates uses located in existing shopping centers or similar structures, where no change to the
overall building footprint is required).
Applicant shall submit the processing fee in an amount established by resolution of the village council and on file in
the village clerk's office.
Review and approval is provided by the community development director, following which, the applicant may apply
for building permits.
Page 207 of 250
Agenda Item #14.
(2) Small scale, exterior - exterior expansion, enlargement or revision of less than ten percent of the originally approved
special exception site square footage and having construction costs of less than $100,00.00 once within any eighteen
month period (this category contemplates a change to the existing structure's footprint, and other site related revisions
that flow therefrom).
a. Applicant shall submit the processing fee in an amount established by resolution of the village council and on file in
the village clerk's office.
b. Review and approval regarding the continuing special exception use is provided by the community development
director, following which, the applicant shall submit an application for site plan modification.
When reviewing small scale expansion, enlargement or revision, the community development director shall make a
determination that such expansion, enlargement or revision does not result in a violation of the requirements of sections
78-363 or 78-364, or a violation of any previously imposed condition of approval.
(3) Large scale - any expansion, enlargement or revision to the site of an existing special exception use that does not qualify
as either small scale interior or small scale exterior. Such expansion, enlargement or revision is subject to the
requirements of this division.
(Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-363. - Criteria.
Special exception uses to which this division applies as set forth in section 78-362 shall be permitted only upon authorization of
the village council provided that such uses shall be found by the village council to comply with the following requirements:
(1) The proposed use is a permitted special exception use.
(2) The use is so designed, located and proposed to be operated so that the public health, safety, welfare and morals will be
protected.
(3) The use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.
(4) The use will be compatible with adjoining development and the proposed character of the district where it is to be
located.
(5) Adequate landscaping and screening is provided as required in this chapter.
(6) Adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum
interference with traffic on abutting streets.
(Code 1977, app. A, § X(J)(2); Ord. No. 19-11, § 1, 11-10-201
Sec. 78-364. - Findings required for approval.
Before any special exception to which this division applies as set forth in section 78-362 is granted, the village council shall
apply the standards set forth in this division and shall determine that satisfactory provision and arrangement of the following factors
have been met by the petitioner, where applicable:
(1) Compliance with all elements of the village comprehensive plan.
(2) Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian
safety and convenience, traffic flow and control, and access in case of fire or catastrophe.
(3) Off-street parking and loading area, where required, with particular attention to the items in subsection (2) of this
section.
(4) Nuisance factors detrimental to adjacent and nearby properties and the village as a whole. Nuisance factors shall include
but not necessarily be limited to noise, odor, smoke, glare, electrical interference and/or mechanical vibrations.
(5) Utilities, with reference to location, availability and compatibility.
(6) Screening and buffering, with reference to type, dimensions and character.
(7) General compatibility with adjacent properties and other property in the district.
4
Page 208 of 250
Agenda Item #14.
(8) Whether the change suggested is out of scale with the needs of the neighborhood or the village.
(9) Any special requirements set out in the schedule of site regulations in section 78-143 for the particular use involved.
(Code 1977, app. A, § X(J)(3); Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-365. - Imposition of additional conditions and safeguards.
(a) In addition to the criteria listed in section 78-363, the required approval findings listed in section 78-364 and specific conditions
for the particular special exception use listed within the applicable zoning district regulations, the village council may impose
other such conditions and safeguards as it deems appropriate in conformity with this chapter for the protection of the
surrounding properties and the neighborhood or general welfare of the public.
(b) If the special exception use is granted by the village council, the use must conform to all the applicable regulations governing
the district where it is located, except as may otherwise be determined for planned developments. Failure to comply with all
the applicable regulations governing the district as required by the site plan approval process will void the granted special
exception use.
(Code 1977, app. A, § X(J)(4); Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-366. - Denial.
Should the village council deny a special exception, it shall state fully for the record the reasons for doing so. Such reasons shall
take into account the factors under section 78-363 and all other conditions and particular regulations relating to the specific special
exception requested.
Formerly, § 78-365
Sec. 78-367. - Reapplication after denial.
(a) Whenever the village council has denied an application for a special exception, the village shall not thereafter consider any
further application for special exception on any part of or all of the same property for a period of 12 months from the date of
such action.
(b) The time limits of subsection (a) of this section may be waived by three affirmative votes of the village council when such
action is deemed necessary to prevent injustice or to facilitate the proper development of the village.
(Code 1977, app. A, § X(J)(6))
Formerly, § 78-366
Sec. 78-368. - Time limit for commencement of use.
(a) A special exception shall commence within 12 months from the date of grant of the special exception unless extended by
action of the village council; otherwise it is automatically rendered null and void.
(b) Commencement of a special exception occurs upon the issuance of a building permit, preliminary plat or site plan, or upon the
initiation of significant action to satisfy requirements for improvements contained in a development order or other regulatory
documents relating to the special exception.
(c) Only one extension shall be permitted by the village council and the extension shall not exceed six months. A written request
for such extension of time must be received by the village prior to the expiration of the grant of approval.
(d) Special exceptions granted to any governmental unit shall be exempt from the provisions of this section unless a time limitation
is made a specific condition of the special exception.
(Code 1977, app. A, § X(J)(7); Ord. No. 7-08, § 4, 4-10-2008)
Formerly, § 78-367
Page 209 of 250
Agenda Item #14.
Sec. 78-369. - Optional pre -application review process.
Prior to submitting a special exception application and committing the resources required to proceed through the special
exception application process as required by section 78-370, an applicant may choose to participate in the following pre -application
process in order to gauge interest in his proposed project.
(1) Pre -application meeting. A pre -application submittal meeting shall be held with the applicant and his design team and the
community development director and development staff. The applicant's proposed use shall be reviewed and discussed in
order to identify any issues with the proposed use, the applicable use regulations and/or other applicable requirements.
(2) Conceptual presentation. Based on the outcome of the pre -application meeting, the applicant may request to present his
special exception use concept to the village council in order to receive further input. This conceptual presentation is not a
quasi-judicial proceeding, and no action shall be taken by the village council beyond discussion with the applicant. Neither
the outcome of this conceptual presentation, nor any comments made during this conceptual presentation by any village
council member or village staff is a guarantee or assurance in any way of the final action that may be taken by the village
council pursuant to a formal application for special exception use as provided in section 78-370
(3) Prior to being placed on a village council agenda for a conceptual presentation, the applicant shall submit the following:
a. Processing fee in an amount as established by resolution of the village council and on file in the village clerk's office.
b. Twelve copies of sketches and diagrams sufficient to convey the conceptual use to the village council. This may
include site plans, floor plans and/or surveys.
C. Twelve copies of a brief explanation that the proposed special exception use is compatible with the surrounding uses
and the neighborhood in general.
(Ord. No. 19-11, § 1, 11-10-2011)
Sec. 78-370. - Application; notice of hearing.
(a) A written petition for special exception shall be submitted indicating the section of this chapter under which the special
exception is sought and stating the grounds on which it is requested, with particular reference to the criteria under section 78-
363, the written findings under section 78-364, and other specific conditions, if applicable, which the village council shall
address. The petition shall include all material necessary to meet the requirements of the development concept plan listed in
subsection (b) of this section and any additional information that will demonstrate that the grant of special exception will be in
harmony with general intent and purpose of this chapter.
(b) A petitioner seeking special exception approval shall submit a development concept plan on one or more sheets of paper
measuring not more than 24 by 36 inches and drawn to a scale not smaller than 100 feet to the inch. The following shall be
provided on the development concept plan:
(1) Scale, date, north arrow, vicinity sketch, title of the project and total gross acreage.
(2) The boundaries and dimensions of the property and its relationship to the surrounding road system, including the width
of the existing travelway (pavement).
(3) The location and dimension of existing manmade features such as existing roads and structures, with indication as to
which are to be removed, renovated or altered.
(4) Identification of surrounding land use, zoning and existing buildings within 100 feet of the petitioned site, as well as the
zoning of the petitioned site.
(5) A layout of the proposed lots and/or building sites including the following site data:
a. Finished floor elevation.
b. Common open area.
C. Generalized landscaping and buffer areas.
d. Internal circulation patterns including off-street parking and loading facilities.
e. Total project density.
f. The shape, size, location and height of all structures.
Page 210 of 250
Agenda Item #14.
(6) The proposed phasing of construction for the project if applicable.
(7) For commercial uses, office uses and uses other than residential, the estimated square footage of the structure, the
number of employees, the estimated seating, and the estimated number of users of the facility, such as members,
students and patients.
(8) Proposed hours of operation for commercial uses.
(9) Twelve aerial maps at a minimum scale of one -inch equals 300 feet, showing the site in question with paved boundaries
superimposed.
(10) A legal description of the land proposed for development.
(11) Current survey of the subject property.
(c) The application shall be reviewed by the land development staff within 30 days of the submission deadline. Upon land
development staff review and analysis of all submitted materials, the building official shall forward a recommendation to the
village council.
(d) A public hearing shall be held by the village council. The property owner may appear personally or by agent or attorney.
(e) Notice of public hearing shall be advertised a minimum of ten days in advance of the public hearing in a newspaper of general
circulation in the area. The owner of the property for which special exception is sought or his agent or attorney designated by
him on the submitted petition shall be notified by mail of the date and time of the hearing. Notice shall be given by mail to all
owners of property within a 300-foot radius of the boundary lines of the property for which a special exception is requested.
The list of property owners within the stated radius shall be provided by the applicant from the most recent tax roll
information as provided by the county appraiser's office. The applicant must furnish an affidavit signed by the person
responsible for providing the list. Notwithstanding any other provision contained in this section, failure to provide written
notice to any adjacent property owners shall not constitute a jurisdictional defect provided that proper legal notice has been
published.
(Code 1977 ann. A �5 X(l)(Fl• Ord, No. 7-08, § 4, 4-10-2008; Ord. No. 19-11, § 1, 11-10-2011)
Formerly, § 78-368
Sec. 78-371. - Filing fee.
Upon filing an application for special exception, the applicant shall pay a fee to the village at the time of filing of such
application. The fee shall be in an amount as established by resolution of the village council and on file in the village clerk's office,
shall not be reimbursable, and is intended to defray costs of administering, processing, and reviewing the application. Additionally,
to cover all additional administrative costs, actual or anticipated, including, but not limited to, engineering fees, consulting fees,
attorneys' fees and special studies, the applicant shall compensate the village for all such costs prior to the processing of the
application, or not later than 30 days after final application approval, whichever is determined as appropriate by the community
development director.
(Code 1977, app. A, § X(J)(9); Ord. No. 7-08, § 4, 4-10-2008)
Formerly, 7§ 8-369
Secs. 78-372-78-390. - Reserved.
7
Page 211 of 250
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