HomeMy WebLinkAboutDocumentation_Regular_Tab 11_09/10/2015 • - ' VILLAGE OF T�QUESTA
� C�epartment of Community Development
� �� �_v
Sraff Report —Village Council Public Hearing — September 10, 2015
I. PETITION: SEU 02-15
Specia� Exception Use Modification
205-211 Village Boulevard
OWNER: ALS North America Inc./Brookdale Senior Living Inc.
111 Westwood Place, Suite 400
Nashville, TN 37027
APPLICANT: Mr. Donaldson Hearing/Mrs. Nicole Plunkett
Cotleur & Hearing, Inc.
1934 Commerce Lane, Suite 1,
Jupiter, FL 33458
REQUEST: Application from ALS North America Inc./Brookdale Senior Living Inc. for a special
exception use modification pursuant to Sec. 78-180 (i) (8) Adult Congregate Living
Facility (ACLF) to install one (1) monument sign, one (1) directional sign, one (1)
security sign, one (1) stop sign, two (2) freestanding building identification signs,
• three (3) wall mounted welcome identification signs, and two (2) wall mounted
private residential community-no trespassing-signs at building entrances. The
application also includes landscape improvements at the base of freestanding
signs and green screen around mechanical equipment on the west side of the
existing buildings. The address of the proposed application is 205-211 Village
Boulevard, Tequesta, Florida, 33469.
LAND USE AND ZONING:
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�."�������� ���� ��.��������� EXISTING LAND USE � FUTURE LAND USE � ZONING
��SUBJECT PROPERTY Mixed Use �� Mixed Use�� Mixed Use
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� South Mixed Use Mixed Use Mixed Use
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� East Commercial Commercial C-2 Community
; Commercial ;
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II. BACKGROUND:
The subject properties, located at 205-211 Village Boulevard, previously known as Sterling House I& II,
were approved and built between 1995 and 1998. The 3.82-acre subject site includes two buildings:
• one fronting Village Boulevard which serves as an Assisted Living Facility, and the second at the rear of
the property facing the Water Plant parcel. The second building serves as a Memory Care facility.
� 1�� Department of Communrty Development — Staff Report — Brookdale — Special Exteption Use Modification 8-19-15
• The subject site is located in the Mixed Use zoning district; Adult Congregate Living Facility (ACLF) is a
Special Exception Use per code Section 78-180 (i) (8) in the MU zoning district. The subject application
is being processed as a concurrent application including a Special Exception Use Modification and a
Site Plan Modification.
The Special Exception Use Modification application and Site Plan Modification will be heard by the
Village Council on September 10, 2015. The site plan modification was heard by the Planning and
Zoning Board (P&ZJ on August 20, 2015. The P&Z Board recommended approval of the application (5-
OJ.
Please note that some of items included in this application are retroactive since the applicant has
already installed most of the signs, and there is currently an open code violation. The monument sign
facing Village Boulevard will be installed only after the required site plan approvals have been
obtained.
The subject application includes a signage program and landscape improvement as follows:
Si�na�e Pro�ram
PROPOSED COMMENTS
SIGNS
Monument Siqn:
Brookdale Building • 1 Freestanding Monument Sign -It will be installed at 10
• • 1 Freestanding Building ID Sign ft. from the front yard
Assisting Living Facility . 3 wall mounted signs: property line in
(Building facing Village Blvd) - 2 welcome signs compliance with Code
- 1 no-trespassing sign — "Private Section 78-739.
Residential Community" - Total: 54 sq. ft.
Brookdale-Claire Brid�e • 1 Freestanding Building ID Sign See details in applicant
Buildin� . 2 wall mounted signs: justification statement.
- 1 welcome sign
Memory Care Facility - 1 no-trespassing sign — "Private
(Building facing water plant Residential Community"
parcel)
• 1 Security Sign See details in applicant
Additional Signage . 1 Directional Sign justification statement.
• 1 Stop Sign
Landscapin�
The Applicant is proposing landscape improvements and irrigation at the base of freestanding signs in
compliance with Code Sec. 78-741(2)(a). A landscape screen around the mechanical equipment on the
west side of the existing buildings is also proposed.
•
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� Z Department of�Community Development — Staff Rep:�rt — Srool<dale � Speci �
al Exception Use Modification 8-19-15
• The Village's consulting landscape architect, Mr. Steve Parker of Parker Yanette Design Group Inc., has
reviewed the proposed landscape plan for compliance with Ch.78.Art.IX.Div.4. Landscaping. (see
attached approval).
I. STAFF ANALYSIS
The following staff analysis includes a review for compliance with Criteria for Granting Special
Exception (Section 78-363), and Findings Required for Approval (Section 78-364) regarding
Special Exception Use.
A. CRITERIA FOR GRANTING SPECIAL EXCEPTION
Per Section 78-363 of Village Code, a special exception use shall be permitted only upon
authorization of the Village Council provided that such uses comply with the following
requirements:
1. The proposed use is a permitted special exception use.
In compliance with Section Sec. 78-180 (i) (8) Special Exception Uses permitted in the
M-U Mixed Use zoning district of the Village of Tequesta Code of Ordinances — Adult
Congregate Living Facility (ACLF) is a permitted special exception use.
2. The use is so designated, located and proposed to be operated so that the public
health, safety, welfare and morals will be protected.
The proposed modification is compatible with the overall character of the M-U district and
is so designed, located and proposed to be operated so that all public health, safety,
welfare and morals will be protected. The subject properties previously known as Sterling
• House I& II, were approved and built between 1995 and 1998.
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 modification will not cause injury to the value of other properties in the
neighborhood. The subject applicant is compatible with adjacent developments,
4. The use will be compatible with adjoining development and the proposed character of
the district where it is to be located.
The proposed special exception use modification is compatible with the overall character
of the M-U zoning district. The applicant's intent is to install new sipnaqe and landscape
improvements.
5. Adequate landscaping and screening is provided as required in this chapter.
Minor landscape improvements and screening are included in this application; and were
part of the review submitted to the Planning and Zoning Board.
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.
Existing off-street parking and loading will not be impacted by this application.
B. 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
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3� Department of Community Development — Staff fteport — 6rookdale — Special Exceptaon Use Modification 8-19-15
• 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 has a Mixed Used Future Land Use designation. The proposed
modification complies with Policv 1.1.2: "the Village's Land Development Regulations shall
conform to, and implement, the use, density and intensity standards as outlined on Table
FL U-1 ".
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.
Ingress and egress to the property with particular reference to automotive and pedestrian
safety, and access in case of fire or catastrophe are in place at the existinq ACLF facility.
The proposed modification will not impact to automotive and pedestrian safety, 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.
Existing off-street parking and loading will not be impacted by this application. The ACLF
facility is in compliance off-street parking and loading requirements.
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.
The proposed modification is compatible wii the overall character of the district. The
facility is designed to provide an environment whereby noise, odor, smoke, glare, electrical
interference and/or mechanical vibrations are controlled.
5. Utilities, with reference to location, availability and compatibility.
Existing utilities with reference to location, availability and compatibility will not be
impacted by this application.
6. Screening and buffering, with reference, to type, dimensions and character.
The existing buffering meets the Village code requirements and will not be impacted by this
application.
7. General compatibility with adjacent properties and other property in the district.
The ACLF facility is compatible with adjacent properties and surrounding neighborhood.
The proposed modification is compatible with the overall character of the M-U zoninq
district and surroundinp residential and commercial areas. The subject properties,
previously known as Sterling House I& II, were approved and built between 1995 and
1998.
S. Whether the change suggested is out of scale with the needs of the neighborhood or the
village.
The proposed modification is compatible with the neighborhood and the Village as whole.
•
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q� Department of Conimunity Development — Staff Report — Brookdal� — Special Exception Use Modification 8-19-15
• 9. Any special requirements set out in the schedule of site regulations in 78-143 for the
particular use involved.
There are no special requirements set out in the schedule of site regulations for this
application.
III. FINAL REMARKS:
• This special exception use application met the requirements set on Section 78-368 notice
of hearing. The notice of hearing will be advertised in the Palm Beach Post on 08-31-15;
and, it was also mailed to all property owners located within a 300-foot radius of the
property for which a special exception is requested.
• Because the subject site is located in the Mixed Use zoning district, Adult Congregate
Living Facility (ACLF) is a Special Exception Use per code Section 78-180 (i) (8). The
subject application is being processed as a concurrent application that includes a Special
Exception Use Modification and a Site Plan Modification.
Location Map
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5', Department of Community Development - Staff Report - Srookdale - Special Excepiion Use Modification 8-19-15
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(� Department of Con�munity Development Staff Report�- 8rookdale — Special Exception Use Modification 8-19 15� � �����
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7� Departmznt of Community Development Staff Repo�t — Brookdale — Special Exception Use Modifitation 8-19 15
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MEMO �DU�
TO: Nilsa Zacarias. AICP
Denise Pennell
Village of Tequesta
D�partment of Community Development
FROM: Paul S. Catania lI. RLA
DATE: July 24, 2015
� RE: B�•ookdale Tequesta
Dear Ms. Zacarias and Ms. Pennell.
At your request, I have revie«-ed the revised landscape plans for Brookdale
Tequesta, as prepared b� Cotleur & HearinQ. Inc.. dated Jul<< 17. 201 �. All
comments per Stephen J. Parker's revie���. dated Julv 7, 201 �, have been
adequately addressed. Please feel free to contact me should you have anv
questions or concerns.
Si rely, �'
-t,� �� �-
P�ul S. Cata ia lI. RLA
�
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— - - . . i .lC �II!� `�t� .�L -_.._ �- � t�lu� _ . . �( � , 7 (��P�} �,!C �`�.� .),)� _ .
• DEPARTMENT OF COMMUNITY DEVELOPMENT
345 Tequesta Drive, Tequesta, FL 33469
�
Phone: 561-768-Q450 Faac: 561-768-0698
�" Date:
.. �.
SPECIAL EXCEPTION USE APPLICATION
PROJECT NO: SF U C)�"7
The undersigned requests a Special Exception for the Use Specified belaw. 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: Brookdale Tequesta
PROJECT ADDRESS: 205 Vi]IaQe Blvd. Tequesta FL 33469
PROPERTY CONTROL NO: 60-43-40-30-64-001-0000
Applicant Name:_ Cotleur & Hearin�
Applicant Address: 1934 Commerce Lane Suite 1 Jupiter FL 33458
Applicant Phone No: 561-747-6336 Cell No:
FAX No: E-Mail Address: dhearin�(c�r cotleur-hearin�.com
• Existing Use:_ Assisted Livin� Faciltv
Description of Special Exception: I ne 1 monumen�si _ one 1 directional si n, one (1)
security sign, one (1) stop sign, two (2) freestanding building identification sign, ree
,.,.,�� mni in4orl � SIgIIS ancLt�2� ���aii m�� �n+pd p� residential community-no
u ��va�"rc�cr�rcrrv
trespassing- signs at building entrances. The application also includes landscape improvements at the
ase o rees an in i the
Property Owner existing buildings.
APPLICANT SHALL INCLUDE THE FOLLOWING WITH THE APPLICATIQN:
l. Current survey or site plan of property showing structures and setbacks.
2. Drawings to scale of propased improvements requiring special exception use.
3. Written approval from property owner if other d�an applicant.
4. All documentation required by Code; Chapter 78 — Zoning, Division 3— Special Exception Uses
5. Fifteen (15) capies of all submittals.
6. List af a11 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 �davit signed by the
person respansible for providing the tist. Stamped envelopes for each required.
7. Special Exception Application Fee ($540.00) PLUS Application Review Fee{$300.00) = a"01''AL: $80Q.00
� *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 ta the processing of the application
�or nat later than thirty (30) days after final application approval, whichever is determined as appropriate by the Village.
• _ ,
,�t��' 1°� :��`�
A plicant's Signature Date
•
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: Adult Conqreqate LivinQ Facilities is a permitted Special Exception Use per Section 78-
174{d)(12). Brookdale Tequesta is an existing use No proposed changes of use are included with this
request.
(2) The use is so designed, located and proposed to be operated so that the public heaith, safety, welfare
and morals will be protected.
Response: Brookdale Tequesta is a lonq standing Adult Congregate Living Facility in the VillaAe
of Tequesta. No proposed chanqe of use is part of this request. The addition of the siqnaqe and green
screen will not affect the public health, safetv welfare and morals.
(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 upgrade to the monument sign addition of directional siynage and the
addition of green screen around mechanical equipment will not cause substantial inlury to the value of other
�roperty in the neiqhborhood.
(4) The use will be compatible with adjoining development and the proposed character of the district where it
is to be located.
Response: The ACLF is an existinq use on the sublect propertv. There are no proposed chanqes in
use for the subject site with this request.
(5) Adequate landscaping and screening is provided as required in this chapter.
Response: The applicant is proposinq to add a green screen around existing mechanical equipment
on the west side of the existinq buildinqs. The qreen screen is being proposed to replace a fence that was
removed due to its poor condition.
(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: The upqrade to the monument siqn new directional siqnaqe and the qreen
screen around mechanical equipment will not affect any of the off-street parkinq loading or ingress/eqress
currently provided on the site.
• Pg• ���
VILLAGE OF TEQUESTA
-� � Department of Community Development
• �� �
Staf f Repc�rt —ViNcrge Council Public Hearing — September 10, 2015
I. PETITION: SPM 09-15
Site Plan Modification
205-211 Village Boulevard
OWNER: ALS North America Inc./Brookdale Senior Living Inc.
111 Westwood Place, Suite 400
Nashville, TN 37027
APPLICANT: Mr. Donaldson Hearing/Mrs. Nicole Plunkett
Cotleur & Hearing, Inc.
1934 Commerce Lane, Suite 1
Jupiter, FL 33458
REQUEST: Application from ALS North America Inc./Brookdale Senior Living Inc. for a site
plan modification to install one (1) monument sign, one (1) directional sign, one
(1) security sign, one (1) stop sign, two (2) freestanding building identification
• signs, three (3) wall mounted welcome signs, and two (2) wall mounted private
residential community—no trespassing signs at building entrances. The application
also includes landscape improvements at the base of freestanding signs and green
screen around mechanical equipment on the west side of the existing buildings.
The address of the proposed application is 205-211 Village Boulevard, Tequesta,
Florida, 33469.
II. LAND USE AND ZONING:
„__e.�v. .. q.. .._ � �-�, .., . �� _�.. �,E.� . . .a .. .... . � .... ..�. _, . .. .... ,, �., . ,�K_ � .,.. �. . . . �.s. ...,. _..�.y,��. . .. _ .,v.A_..�
. o,.
� EXISTING LAND USE = FUTURE LAND USE ZONING '
.x,z.�s �,�..:.�,�. .�. � � , m..�.. _ w.�..,.rpv... u�, ,.,��
., . ,. n,,... � ,._,�. � . .. ........ .. s� ... .,. ..r .0 . � ..,� .�_ ,
' SUBJECT PROPERTY Mixed Use Mixed Use Mixed Use �
x �
,.,.��nw .��n��... �...._�,.. �_.,. .. _.�_..,.u�. ,�v.,m .__ �,� . . ....v�w , �a�: ...,,.s, ,a �n . . �.�_, � �....,.w._ � . ._._ _.m�.w.,�
North Commercial Commercial G2 Community
{ ; Commercial
_ _,. _v� , _ ,. u...__,. _...�� . �Y.n_ � ... _ _. . ,r � ,.o..� �.0 �.k,.�_,. � � . ��._kM , m�.�� ��
. M._
� South Mixed Use Mixed Use � Mixed Use
�.,,��.U.�.�,.�.� ���,,� �.K� � . � „ .,2, v�...�,�,.�,
� K� .��W � .. ........ .....�.����..�,.�.��,�.
� East � Commercial� � �� ��� Commercial � G2 Community
� Commercial �
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: West � Mixed Use Mixed Use i Mixed Use �
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,��.� µe��
III. BACKGROUND:
The subject properties, located at 205-211 Village Boulevard, previously known as Sterling House I& II,
• were approved and built between 1995 and 1998. The 3.82-acre subject site includes two buildings:
one fronting Village Boulevard which serves as an Assisted Living Facility, and the second at the rear of
the property facing the Water Plant parcel. The second building serves as a Memory Care facility.
._. .�.�.��. .�..,,�.� .a...k.�a�.��.n�_..._.�,.v .. .m.h,...-..... .��,w �. .,. r_u..��n_:,, m�....,.,.�.v�,�.�.�r.n_.�.� ___��m�.n=m..
1- Departmen[ of Community Development Staff Report — Brookdale — Site Plan MlodificaT�on 9-10-15
Per Code Section 78-180 (i) (8), an Adult Congregate Living Facility (ACLF) is a Special Exception Use in
• the MU (Mixed Use) zoning district. The subject application is being processed as a concurrent
application including a Special Exception Use Modification and a Site Plan Modification. The
applicption was heard by the Planning and Zoning 8oard (P&ZJ on August 20, 2015. The P&Z Board
recommended approval of the application (5-OJ.
Please note that some of items included in this application are retroactive since the applicant has
already installed most of the signs, and there is currently an open code violation. The monument sign
facing Village Boulevard will be installed only after the required site plan approvals have been
obtained.
IV. STAFF ANALYSIS
Si�nage
The applicant is proposing the following sign program:
PROPOSED COMMENTS
SIGNS
Brookdale Building • 1 Freestanding Monument Sign MonumentSipn:
• 1 Freestanding Building ID Sign -It will be installed at 10
Assisting Living Facility . 3 wall mounted signs: ft. from the front yard
(Building facing Village Blvd) - 2 welcome signs property line in
- 1 no-trespassing sign — "Private compliance with Code
• Residential Community" Section 78-739.
- Total: 54 sq. ft.
Brookdale-Claire Brid�e • 1 Freestanding Building ID Sign See details in applicant
Buildin� • 2 wall mounted signs: justification statement.
- 1 welcome sign
Memory Care Facility - 1 no-trespassing sign — "Private
(Building facing water plant Residential Community"
parcel)
Additional Signage • 1 Security Sign See details in applicant
• 1 Directional Sign justification statement.
• 1 Stop Sign
Landscapin�
The Applicant is proposing landscape improvements and irrigation at the base of freestanding signs in
compliance with Code Sec. 78-741(2)(a). A landscape screen around the mechanical equipment on the
west side of the existing buildings is also proposed.
The Village's consulting landscape architect, Mr. Steve Parker of Parker Yanette Design Group Inc., has
• reviewed the proposed landscape plan for compliance with Ch.78.Art.IX.Div.4. Landscaping. (see
attached approval).
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Z e Departr�, nt a# Community Developmenk Staff Report — Brcokdale — Site Plan ModiPltation 9-10-15
� V. FINAL REMARKS:
This development application met the requirements set forth in Section 78-334, Notice of Hearing. The
notice of public hearing will be advertised in the Palm Beach Post on August 31, 2015.
Because the subject site is located in the Mixed Use zoning district, Adult Congregate Living Facility
(ACLF) is a Special Exception Use per code Section 78-180 (i) (8). The subject application is being
processed as a concurrent application that includes a Special Exception Use Modification and a Site
Plan Modification.
Location Map
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3 Department of Community Development —Staff Report — Broo!<dale —Sitz Plan Modification 9-10-15
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q Department of Commumty Development - Staff Report - Broo!<daie - Sitz Plan Modification 9-10-15
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5 Department of Community Development Staff Report — Brookdale — Site Plan Modification 9-10-15
,
: �� r ` ��'a
. VILLAGE OF TEQUESTA Ck. #
'�' Planning and Zoning Department Rec. #
$ \"� 0 345 Tequesta Drive
� � _ ' 4 °� Tequesta, FL 33469
� �h � y v Phane: 561.768.0451
�'ax: 561.768.0698
APPLICATION FOR MINOR SITE PLAN REVIEW
DRC �
PLANNING & ZONING BOARD �
VILLAGE COUNCIL 1�
PROJECT # J`'p h�1 0 5
PROJECT NAME: Brookcfale Te uesta
PROJECT ADDRESS: 205 Vi11aQe Blvd., Tequesta, FL 33469
Estimated Project Cost:
Applicant Name: Cotleur & Hearin�
Elpplicant's Address: 1934 Commerce Latie, Suite 1, Jupiter, FL 33458
� Applicant's Phone No.: 561-747-6336 Fax No.: E-mail Address: dhearing(u)cotleur-hearing,com
Pi yvritten crpproval fi•om the proper�ty oti��ner, if other thc�n the applicant.
Property O�vner's Name: ALS North Anierica, Inc.
Property Orvner's Address: _f 11 Westwood Place Suite 40b Nasl�ville, TN 37027 _
Property Owner's Phone No.: 615-221-2250 Fax No.:
E-mail Address: ehoaglund(c�,brookdale.com
DESCRIPTION OF �VORK: Install one (1 } monument sign, one f 1) directiona) siqn, one {1 } security sign,
one (1} stop siqn two (2) freestandinq buildinq identification siqns three (3) wall mounted welcome identification
signs, and two {2) wali mounted private residential community-no trespassing-signs at building entrances. The
Application also includes landscape improvements at the base of freestanding signs and green screen around
mechanicaf equipment on the west side af the existing building.
All construction, additions, and/or alterations within the Village, except in districts R-lA and R-1, must be
revie�ved by the Planning & Zoning Advisory Board. The Planning & Zoning Advisory Board meets the
tlrirrl Tlrr�rs�lay af every month at 5:30 p,��i., as needed in the Village IIall Councii Chambers, 345 Tequesta
Drive. The applicant will be informed by letter of their scheduled meeting date.
The Planning and Zouing Advisory Board shall have general authority as outlined in Sec. 22.53. Powers and
duties. After review and recommendation by the Planning & Zoning Advisory Board, applications will be
. 1
� �
� heard by the Village Council for final approval. After approval by the Village Council, a building permi# can
be issued by the Building Dspartment.
The applicant will submit to the Village of Tequesta Planning and Zoning Department the following
documents for Planning & Zoning Advisory Board review, forty-five (45) days prior to the meeting
date:
1) For new construction or additions, Fifteen (1 S) I1x17 sets and Three (3) full sets of
professionally prepared site ptans showing all existing and proposed st�uctures, setbacks,
parking and laading layout, ingress and egress, sidewalks and walkways, exterior lighting layout,
dimensions af street frontages and property lines and all signage.
2) Fiftee� (15) I1x17 sets and �'hree (3) full sets of Landscaping Plans in accordance with Village
of Tequesta Code of Ordinances, Div�slon IV, Landscaping.
3) F�f?een (IS) 11x17 sets and Three (3) fiull sets of multi-dimensfonal color renderrngs and/or
photographs are to be provided The Planning & Zoning Advisory Board needs to see an exact
rendering of what is to be placed on the site. Color photographs or prints as close to the actual
colors to be used must be supplied Since color printers often do not dispiay the correct color, it
is recommended that samples of the paint chips, as well as a sample of the support materials (i. e.,
cartvas, wood, metal, etc.) be provided.
� 4) One (1) CD disk wtth PDFfiles including a camplete application.
5) Any other documents that may help clar� the position of the applicant.
NAtibSoi�t {-��,'EZta�IE,, ►
A PL (PRINT}
APPL CANT S SIGNATURE
�� �J� ��
DATE
NOTE: All renderings, models, drawings, photos, etc., submitted to the Villa�e will become the
property of the Village of Tequesta.
Additional costs:
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 alI such costs prior to the processing of the
� application or nat later than thirty (30) days after final application approval whichever is determined as appropriate by the
village.
Signature to Acknowledge
� ,, � B L O ;N K S D U A L E
�� ALL 7HE PLACES LIFE CAN GO'"
June 23, 2015
Ms. Nilsa Zacarias, AICP
Community Development Director
Village of Tequesta
345 Tequesta Drive
Tequesta, FL 33469
RE: Brookdale Tequesta (Assisted Living and Memory Care)
205-211 Village Boulevard, Tequesta, FL 33469
Dear Ms. Zacarias,
ALS North America, Ina ("ALS") is the owner and license holder with respect to the above-referenced
properties (the "Properties"), and is an indirect, wholly-owned subsidiary of Brookdale Senior Living Inc.
("Brookdale"). The undersigned hereby appoints Donaldson Hearing and Nicole Plunkett of Cotleur & Hearing
as representatives and agents of Brookdale and ALS to file applications with the Community Development
Department of the Village of Teyuesta, Florida, with respect to the Properties on behalf of Brookdale and ALS.
Furthermare, the undersigned hereby authorizes Cotleur & Hearing, on behalf of Brookdale and ALS, to
negotiate and accept all terms and conditions that may arise as part of the approval of these applications with the
Village of Tequesta.
� For informational purposes, the Properties are commonly known as "Brookdale Tequesta" and are located
approximately 0.20 miies west of the intersection of U.S. Highway 1 and Village Boulevard on the north side of
Village Boulevard.
Sincerely,
Brookdale Senior Living Inc.
ALS No Amet�ca, Inc.
�°`
G �
Eric W. Hoaglund
Vice President of Business Legal Affairs
State of Wisconsin ) S.S.:
Milwaukee County )
On this �,{�day of June, 2015, before me, the undersigned notary public, appeared Eric W. Hoaglund known
to me to be the person whose name is signed above, and acknowledged to me that e signed it voluntarily for its
stated purpose as Vice President Brookdale Senior Living Inc. ,
` ,�����11lU����� Notary Signature
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Hearing
Landscape Architects I Land Planners I Environmental Con�ultants
www.cotleurhearing.com
1934 Commerce Lane • Suite 1• Jupiter, Florida • 33458 • Ph 561.747.6336 • Fax 561.747.1377 • Lic.#LC-0000239
July 16, 2015
Nilsa Zacarias, AICP
Village of Tequesta — Department of Community Development
345 Tequesta Drive
Tequesta, FL 33469
RE: Brookdale — Special Exception Use & Site Plan Modification Comment Response Letter
CH Project # 150506
Dear Ms. Zacarias:
Please find attached herein the responses to the comment letter received via email on July 8, 2015 for
Brookdale — Special Exception Use & Site Plan Modification. We have reviewed each of the respective
departmental comments with our project development team. Please find below our responses with
each respective departmental comment listed in the same order they are identified in your July 8, 2015
correspondence. Our responses include the action or actions proposed to address or remedy the
• identified concern.
1. STAFF COMMENTS
Special Exception Use/Site Plan Review Applications
1. Provide statement detailing cost of improvements.
Response: A statement detailing the cost of improvements is included within the
resubmittal.
2. Revise Special Exception Use application form: Description of Special Exception: "Upgrade to
existing monument sign and directiona/ signs". Current description does not include all
proposed application items.
Response: The Special Exception Use application has been revised to include to all of
the proposed application items, all signage and the green (landscape) screen.
3. Revise Minor Site Plan Review application form: Description of Work: "Upgrade to existing
monument sign, add directional and building identification signage, addition of green screen
around mechanical equipment on the east side of the existing buildings". Current description
does not include all proposed application items.
Response: The Minor Site Plan review application has been revised to include all of the
• proposed application items, all signage and the green (landscape) screen.
• Eirc;ckC�E�: - Sia�i Commeni Responses Leiier I
July 16. 2015
• 4. Review language throughout application referring to "proposed upgrade" to the monument
sign. The subject application includes a new monument sign. The previous monument sign
was removed from the site.
Response: The application has been revised to remove "proposed upgrade" and
replaced with "new monument sign."
5. Revise proposed monument sign location. It is Not in compliance with Sec. 78-739.-
Setbacks. "All freestanding signs shall be so located on a/ot or parcel as to provide a ten-
foot minimum setback from a front yard property line and from a front yard and corner
side yard property line when the lot or parcel is a corner lot or parcel with direct exposure to
two public streets. The minimum required setback shall be measure from the property line
to the leading edge of the freestanding sign structure." Special Exception Use and Site Plan
modifications will not be processed and approved if the subject application is not in
compliance with Village Code.
Response: The location of the new monument sign has been revised to meet the Code
requirements. The sign is setback 10 feet from the front property boundary.
6. Revise "Justification Statement" per attached mark ups. Clarify retroactive application items
(those improvements that are already installed on site) and new proposed items.
� Response: The "Justification Statement" has been revised per the mark-ups attached to
the Staff Comment Letter. It has also been revised to clearly delineate which items are
new proposed items and which are retroactive improvements.
7. Comply with attached review comments prepared by Mr. Steve Parker, ASLA, Village's
Landscape Architect Consultant.
Response: The comments prepared by Mr. Steve Parker, ASLA are provided below.
8. Clarify location of wall mounted existing signs, provide photos.
Response: The Justification Statement has been revised to clarify the location of the
wall mounted existing signs. Also, photographs are provided as part of the resubmittal.
9. Confirm that subject application includes ALL code violation provisions.
Response: The application includes ALL code violation provisions.
2. Stephen J. Parker, ASLA — Village of Tequesta Landscape Architect Consultant
1. The applicant must provide native plant data (50% native plants required)
Response: The Applicant has reached out to Mr. Stephen Parker to discuss all
• comments. The landscape data has been updated to include 50% of all proposed plants
to be native. A note has also been added to the landscape plan.
2�CH I�c. 150506
' E� r cyc�k� a I e — S laif Com meni Response� Letter I
July 16, 2015
• 2. The landscape plan shall note all proposed plant material to conform with the standards for
Florida No. 1 or better.
Response: A note has been added to the Landscape Plan indicating compliance with
the standards for Florida No. 1 or better.
3. The landscape plan shall note all proposed plantings to have 100% automatic irrigation
coverage.
Response: A note has been added to the plan indicating that all proposed planting will
have 100% automatic irrigation coverage.
We thank you for your assistance and look forward to working with you.
Sincerely,
Cotleur & Hearing, Inc.
Landscape Architects / Land Planners / Environmental Consultants
• Donaldson E. Hearing, ASLA, LEED° AP
Principal
•
3�C;H I�e. 150.5Q6
Y
� Cotleur&
Hearin Landscape Architects I Land Planners I Environmental Consultants
g
1934 Commerce Lane • Suite 1• Jupiter, Florida • 33458 • Ph 561.747.6336 • Fax 561.747.1377 • www.cotleurhearing.com • Lic # LC-0000239
BROOKDALE TEQUESTA
Minor Site Plan Review/ Special Exception Use
Justification Statement
June 26, 2015
REVISED: July 17, 2015
INTRODUCTION
On behalf of the property owner, ALS North America, Inc., Cotleur & Hearing, the Applicant, is
requesting a review of the Special Exception Use and a Planning and Zoning Board review and
approval for a Minor Site Plan Amendment to install a new freestanding monument sign; add
welcome ID signs, freestanding building ID signs, and security signs; and install a green
(landscape) screen around existing mechanical equipment adjacent to both the Brookdale and
Brookdale-Claire Bridge buildings. The subject site is +/- 3.82 acres and is located on the north
• side of Village Boulevard approximately +/- 0.20 miles west of U.S. highway 1 in the Village of
Tequesta. The site is composed of two (2) buildings with 51,340 square feet of Adult
Congregate Living Facility (ACLF) use and it possesses a Mixed-Use future land use and
zoning district designation.
SURROUNDING LAND USE AND ZONING
The following table presents the future land use and zoning designations and current uses for
the surrounding properties.
DIRECTION FLU ZONING EXISTING USE
North Commercial C- 2 Community Commercial District County Line Plaza
South Mixed-Use M-U Mixed Use Lighthouse Cove at Tequesta
East Mixed-Use C- 2 Community Commercial District County Line Plaza
West Mixed-Use M-U Mixed Use Futures of Palm Beach
DEVELOPMENT REVIEW FEES
Minor Site Plan Review (< $10,000 in Modification Cost) Fee $ 300.00
Special Exception Use Fee (Administrative Review) $ 0.00
� Total Fee (at time ofsubmittan $ 300.00
8R<}OKC�ALE TEC?UEST� - Jusiific�tion St�temerri (Revised) I
J u I y 1 7, 2 0 1 5
•
GENERAL PROJECT TEAM
APPLICANT PROPERTY OWNER
Cotleur & Hearing ALS North America, Inc.
Contact: Donaldson Hearing Contact: Eric. H. Hoaglund, Esq.
1934 Commerce Lane, Suite 1 111 Westwood Ptace, Suite 400
Jupiter, FL 33458 Nashville, TN 37027
Ph: 561-747-6336 Ph: 615-221-2250
E: dhearing@cotleur-hearing.com E: ehoaglund@brookdale.com
LANDSCAPE ARCHITECT/PLANNER
Cotleur & Hearing
Contact: Donaldson Hearing
1934 Commerce Lane, Suite 1
Jupiter, FL 33458
Ph: 561-747-6336
E: dhearing@cotleur-hearing.com
•
HISTORY AND GENERAL PROJECT DESCRIPTION
The Applicant is requesting a review of the Special Exception Use and a Planning and Zoning
Board review and approval for a Minor Site Plan Amendment. The purpose of this request is to
comply with a magistrate order (code violation) regarding signage and screening. The Applicant
is submitting a Special Exception Use and a Minor Site Plan application to be in compliance with
Village Code. This is a retroactive application.
The Applicant received a Code violation for violating Chapter 14, Article VI, Section 14-152 of
the Code of Ordinances of the Village of Tequesta. The Applicant is submitting the
abovementioned applications for modifications already installed and those proposed on the
property. The Applicant has installed building ID signs, wall mounted welcome signs and no
trespassing signs; the new monument sign has not been installed.
SIGN PROGRAM
The Applicant is proposing a sign program for Brookdale and Brookdale-Claire Bridge. A detail
of the sign program is included in the application packet. It is important to note that the building
ID signs, wall mounted welcome signs and no trespassing sign are already installed on site. The
• freestanding monument sign has not been installed.
�cH �o. �SOJas
♦ EROOK{�ALE TEC?UESTf� - Justs9iczfian Siatement (Revi�ed} I
Jdaly 17, 2015
•
Brookdale
The sign program for Brookdale includes a freestanding monument sign, freestanding building
ID sign, and three (3) wall mounted signs (two (2) welcome signs, and one (1) no trespassing
sign).
The Applicant is proposing to install a new freestanding monument sign. The new sign will
located ten feet (10') from the property line in accordance with Code Sec. 78-739. The new
freestanding monument sign will be six feet (6') tall, nine feet (9') in length and sixteen inches
(16") wide. The total sign face area will be 32.5 square feet with the total square footage of the
sign being 54 square feet. Proper landscaping and irrigation will be provided at the base of the
proposed monument sign pursuant to Code Section 78-741(2)a.
The freestanding building ID sign will have an overall height of 56-inches in height and 43.5-
inches wide. The sign face will be 42.5-inches wide and 27-inches in height with the overall sign
face area approximately 7.9 square feet. The sign will be constructed of aluminum and attached
to two (2) aluminum posts. The sign will be located at the front and near the entrance to the
Brookdale assisted living building.
The three (3) wall mounted signs are located at the entrance to the building, adjacent to the
• door. Two (2) welcome ID signs (one for Assisted Living and one for Senior Living Solutions);
the third sign will be a"private residential community" no trespassing sign. Each sign will be 10-
inches wide, 7-inches in height and 1/4 inch thick with a 45-degree bevel around the entire sign.
The overall sign face area will be approximately 1.4 square feet. The signs will be secured to
the wall using DF Tape/Silicone.
Brookdale-Claire Bridge
The sign program for Brookdale-Claire Bridge includes a freestanding building ID sign and two
(2) wall mounted signs.
The freestanding building ID sign overall will be 56 inches in height and 43.5 inches wide. The
sign face will be 42.5 inches wide and 27 inches in height with the sign face area approximately
7.9 square feet. The sign will be constructed of aluminum and attached to two (2) aluminum
posts. The sign will be located at the entrance to the Brookdale-Claire Bridge building.
The two (2) wall mounted signs are located at the entrance to the building, adjacent to the door.
One (1) welcome ID sign and the second sign will be a"private residential community" no
trespassing sign. Each sign will be 10-inches wide, 7-inches in height and 1/4 inch thick with a
45-degree bevel around the entire sign. The overall sign face area will be approximately 1.4
square feet. The signs will be secured to the wall using DF Tape/Silicone.
Additional Signage
• One (1) security sign will be located near the entrance of the Brookdale Tequesta campus. The
sign face will be 17 inches by 17 inches and will be mounted to an aluminum panel 18-inches by
�CH No. 1505U6
• BROOKCiP,LE TEC�UES7A - Justificalian St�temeni (Revlsed) I
J u I y 1 7, 2 0 1 5
• 18-inches. The sign will be mounted to a 48-inch tall aluminum poll with the overall height of the
sign and poll being 50-inches. The overall sign face area will be approximately 2.8 square feet.
One (1) directional sign will be located on the west side of the Sterling House building to provide
visitors direction to either the Assisted Living (Brookdale) or Alzheimer's & Dementia Care
(Brookdale-Claire Bridge) buildings. The sign face will be 35-inches wide and 19-inches high
and will be mounted to an aluminum panel 36-inches wide by 20-inches in height. The sign will
be mounted on two 45-inch tall aluminum polls with the overall height of the sign being 48-
inches. The overall sign face area will be approximately 4.6 square feet.
One (1) stop sign is also added to the site.
LANDSCAPING
The Applicant is proposing to add a green (landscape) screen of Spanish Stopper around the
mechanical equipment located on the west side of the Brookdale-Claire Bridge building and the
Brookdale building. The property owner recently removed a dilapidated fence and is proposing
the green screen to replace the fence due to a Code violation. The proposed green screen is in
compliance with Code Section 78-299.
• Sufficient landscaping and irrigation will also be provided at the base of the monument and
freestanding signs located throughout the Brookdale campus as required by Code Section 78-
741(b)(2)a.
CONSISTENCY WITH CODE - Section 78-363 Criteria for Special Exception Use review.
(1) The proposed use is a permitted special exception use.
Response: Adult Congregate Living Facilities is a permitted Special Exception Use per
Section 78-174(d)(12). Brookdale Tequesta is an existing use. No proposed changes
of use are included with this request.
(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: Brookdale Tequesta is a long standing Adult Congregate Living Facility in the
Village of Tequesta. No proposed change of use is part of this request. The addition of
the signage and green screen will not affect the public health, safety, welfare and
morals.
• (3) The use will not cause substantial injury to the value of other property in the
neighborhood where it is to be located.
�CH �o. 150506
s
B R;)O KDALE TEC%U E.vT�. - Jusi ilic�i ion St�tement ( Revised; I
J u ly� 1 7, 201 5
• Response: The new freestanding monument sign, addition of directional and wall mounted
signage, and the addition of green screen around mechanical equipment will not cause
substantial injury to the value of other property in the neighborhood.
(4) The use will be compatible with adjoining development and the proposed character of
the district where it is to be located.
Response: The ACLF is an existing use on the subject property. There are no proposed
changes in use for the subject site with this request.
(5) Adequate landscaping and screening is provided as required in this chapter.
Response: The applicant is proposing to add a green screen around existing mechanical
equipment on the west side of the existing buildings. The green screen is being
proposed to replace a fence that was removed due to its poor condition.
(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: The new monument sign, new freestanding building ID sign, welcome ID
• signs, security ID sign, directional sign, and the green screen around mechanical
equipment will not affect any of the off-street parking, loading or ingress/egress currently
provided on the site. The signage will increase public safety.
CONCLUSION
The Applicant is eager to work closely with Staff to understand any issues that might arise as a
result of the review of this application and are available to answer any questions.
•
�CH �o. 150506
•
����
bnage, Ideutity ayed Segriage Spaciu�ists
Sa/es Quotation
sotd To: Shi To;
BROOKDALE SENIOR LIVING BROOKDALE TEQUESTA
111 WESTWOOD PLACE 205 VILLAGE BOULEVARD
SUITE 400 TEQUESTA, FL 33469
BRENTWOOD, TN 37027
BLEGNON@BROOKDALE.COM, SWILLIAMS222@BROOKDALE.CO
Attn: EXECUTIVE DIRECTOR Bil) TO:
Phone:
Fax:
QUOTE ID CUSTOMER P.p. PAYMENT TERMS - FREIGHT 7Ei2AifS
� 37322 Net 10 � Frei ht billed �
QUOTE DATE CUSTOMER 10 SALES REP 10 TERRlTORY SHIPPING METHOD
11/10/2014 10043 EHF SENIORS
T UNIT EXTENQE
LINE # DESCRIpT10N QUANTiTY X PRICE PRICE
• 1 MAIN ID DF UNIT 1 $9,500.00 $9,500.00
2 ENTRY BOLLARD 1 $500.00 $500.00
3 WELCOME TO IDS 3 $75.00 $225.00
4 TRIP CHARGE 1 $325.00 $325.00
5 SURVEY, REMOVALAND INSTALL 1 $1,815.00 $1,815.00
6 DESIGN 1 $0.00 $0.00
SUB TOTAL $12,365.00
TOTAL ORDER AMOUNT $12,365.00
SOUTHWOOD CORPORATION ACCEPTED BY DATE
To Initiate Order, sign and return a copy of quotation with deposit and/or purchase order.
Accepted subject to terms & conditions noted on back or attached sheet.
REMIT TO: PO BOX 890391, CHARLOTTE, NC 28289-0391
Post Office Box 38900 • Charlotte, North Carolina 2827'B
4700 Westinghouse Boulevard � Charlotte, North Carolina 28273
t704) 588-5000 •(800) 727-6,884 � Fax {7Q4) 58&5�17 • www.southwoodeorp.com
� Date Printed: 7/16/2015
•
����
b�ge, Ide�tEthj end Segr�age Speaatists
Sales Quotation
sold To: Shi To:
BROOKDALE SENIOR LIVING BROOKDALE TEQUESTA
111 WESTWOOD PLACE 211 VILLAGE BOULEVARD
SUITE 400 TEQUESTA, FL 33469
BRENTWOOD, TN 37027
BLEGNON@BROOKDALE.COM, SWILLIAMS222@BROOKDALE.CO
Attn: EXECUTIVE DIRECTOR $ill TCl:
Phone:
Fax:
QUt1TE 1D CtlSTOMER P.O. PAYNIE�+IT TERMS FREIGIiT TERMS
� 37323 Net 10 Freight billed �
QUOTE DATE CUSTOMER ID SALES REP ID TERRITORY SIi1PPtNG METHOD
11/10/2014 10043 EHF SENIORS
t UNIT EXTENCiE
LINE # DESCRIPTION QUANTITY X PRICE PRIGE
� 1 SECONDARY ID SF 1 $500.00 $500.00
2 WELCOME TO IDS 2 $75.00 $150.00
3 PRIVATE PROPERTY 1 $220.00 $220.00
4 LARGE DIRECTIONAL SF 2/POST 1 $500.00 $500.00
5 TRIP CHARGE 1 $325.00 $325.00
6 SURVEY,REMOVALANDINSTALL 1 $1,425.00 $1,425.00
7 DESIGN 1 $0.00 $0.00
SUBTOTAL $3,120.00
TOTAL ORDER AMOUNT $3,120.00
SOUTHWOOD CORPORATION ACCEPTED BY DATE
To Initiate Order, sign and return a copy of quotation with deposit and/or purchase order.
Accepted subject to terms & conditions noted on back or attached sheet.
REMIT TO: PO BOX 890391, CHARLOTTE, NC 28289-0391
Post Office Box 38900 • Charlotte, North Carolina 28278
4700 Westinghouse Boulevard • Charlotte, North Carolina 28273
(704) 588-5{?00 •(80t?) 727-68&4 • Fax (704) 588-5017 • www,southwoodcorp.rnm
� Date Printed: 7/16/2015
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O 7his design and these plons are �he creation ond pmperty of $outhWood.
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