HomeMy WebLinkAboutDocumentation_Planning and Zoning_Tab 3_10/20/2016 , ,
VILLAGE OF TEQUESTA
q Uepartment of Community Development
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Staff Report—Planning&Zoning Board Meeting—October 20,2016
I. PETITION: SPM 13-16
Site Plan Modification
LOCATION: 701 Old Dixie Highway
Tequesta Florida, 33469
OWNER: GMH Tequesta Holdings, LLC
10 Campus Boulevard
Newton Square, PA 19073
APPLICANT: Futures of Palm Beach
C/0: Drew D'Alessandro
701 Old Dixie Highway
Tequesta Florida, 33469
REQUEST: Application of GMH Tequesta Holdings LLC to revise previously approved plan to
utilize an existing 118,716 square foot three-story building and adjacent
grounds as a Rehabilitation Facility in the mixed used (M-U) district pursuant to
section 78-331 and 78-180 (i) (16) of the Village of Tequesta Code of
Ordinance. The application includes interior modifications which will not affect
the existing building exterior. The address of the proposed site is plan is 701 Old
Dixie Highway,Tequesta.
LOCATION MAP:
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1 � Department of Community Development—Staff Report—GMH Tequesta Holdings/Futures—Site Plan Modification 10-20-16
II. LAND USE &ZONING
EXISTING LAND USE FUTURE LAND USE ZONING
SUBJECT PROPERTY Mixed use Mixed Use MU Mixed Use
District
III. BACKGROUND &ANALYSIS
In 2010, GMH Tequesta Holdings, LLC acquired an existing three-story building located on the
corner of Village Boulevard and Old Dixie Highway. The existing building has been vacant for a
number of years, it was originally designed to accommodate an Assisted Living Facility (ALF). In
order to utilize the existing building as a Rehabilitation Facility, the applicant complied with the
following approval process:
Code Text Amendment
March 10, 2011 Village Council adopted Ordinance 1-11 amending the Mixed-Use district
to add "Rehabilitation Facility" as a special exception use. Ordinance 1-11
provided a definition for "Rehabilitation Facility" as well as density
restrictions, parking requirements and other conditions of approval that
all rehabilitation facilities would have to meet in order to receive approval
to operate. Ordinance 1-11 also provides an amendment to the definition
of residential use to include rehabilitation facilities in the Mixed-Use
district.
Special Exception Use
May 12, 2011 Village Council approved the Special Exception Use application. The
Special Exception order included waivers/conditions of approval (See
attached Order).
Site Plan Review
July 7, 2011 Planning and Zoning Advisory Board recommended approval of the site
plan application to utilize an existing 118,716 square feet three-story
building and adjacent grounds as a Rehabilitation Facility. The application
included a proposed landscape plan, and one (1) monument sign.
August 11, 2011 Village Council approved the proposed site plan application.
Site Plan Modification
May 17, 2012 Planning and Zoning Advisory Board recommended approval of the Site
Plan Modification application that included a number of changes. The
modification did not increase the square footage of the building.
June 14, 2012 Village Council approved the proposed Site Plan Modification.
GMH Tequesta Holdings, LLC received its Certificate of Occupancy on August 24, 2012. In
2013, GMH Tequesta Holdings, LLC approached the Village of Tequesta to pursue the following
amendments:
Z � Department of Community Development—Staff Report—GMH Tequesta Holdings/Futures—Site Plan Modification 10-20-16
Code Text Amendment
June 20, 2013 Local Planning Agency (LPA) recommended approval of Ordinance 22-13
to amend the Village's zoning code text to allow rehabilitation facilities
to provide limited outpatient treatment and to allow limited collection
of insurance, provide monthly reports and an annual independent audit
regarding funding, occupancy and treatment requirements; and, also
provide additional off-street parl<ing requirements.
July 11, 2013 Village Council approved Ordinance 22-13.
Special Exception Use Amendment
August 8, 2013 Village Council approved Special Exception Use Amendment
In 2016, GMH Tequesta Holdings, LLC applied for building permits to complete the third floor of
the building. The Development Order issued previously included the completion of the third
floor. On March 10, 2016, building permits for the interior third floor build-out were issued.
Code Text Amendment
First Reading Sec. 78-180. MU mixed use district.
October 3, 2016 �16) Rehabilitation facilities,subject to the following conditions:
LPA Hearing c. A maximum of 45 48 percent of the dwelling units shall be permitted
October 20, 2016 to have two bedrooms. In no case shall a dwelling unit have more than
Second Reading two bedrooms. Two bedroom dwelling units shall have a minimum of
TBD 750 square feet.
Special Exception Use Modification
Administrative Review for Special Exception Use Amendment to modify
the number of one bedroom and two bedroom units on the third floor.
In terms of total number of units,the following changes are proposed:
• Total number of units: Decrease from 75 to 73
• One bedroom units: Decrease from 38 to 34
• Two bedroom units: Increase from 30 to 32 (43.8%)
The total number of beds (105 bedsJ will not be modified, it is in compliance with the
Development Order, see attached SPR 2-11.
Site Plan Modification
Planning and Zoning Board Hearing
October 20, 2016
Subject Application: Per code section 78-331. Division 2. Site Plan
Review. Special Exception Uses are required to be processed as Site
Plan Reviews. This application does not include any modifications to the
buildinq exterior and footprint of the buildinq. The subject ��plication
includes the following interior modifications in the third floor:
• One bedroom units: Decrease from 15 to 11 units
• Two bedroom units: Increase from 7 to 9 units
IV. FINAL REMARKS
This development application met the requirements set on Section 78-334 notice of hearing.
The notice of hearing was advertised on October 9, 2016. The subject application will be heard
by the Planning &Zoning Board for review and approval.
3 ' Department of Community Development—Staff Report—GMH Tequesta Holdings/Futures—Site Plan Modification 10-20-16
� FILED: Village of Tequesta
Date: ������
ORDER OF THE VILLAGE COUNCIL Time: ���L�� �-
VILLACF. OF TEQUESTA
REQUEST FOR SPECIAL EXCEPTION
CASE NO.: 5�-02-11
IN RE: GMH Tequesta Holdings, LLC, Owner
DeRose Design Consultants, Inc., Applicant
PROPERTY LOCATI4N:
217 Village Boulevard, Tequesta, FL 33469
LEGAL DESCRIPTION:
ALS PLAT OF VILLAGE OF TEQUESTA PT OF TR A LYG W OF & ADJ TO
PAR 1. TRS K THRt1 M &NOT LABELED AREAS A/K/A PAR 2
PARCFL CONTROL NUMBERS:
60-43-40-3 0-46-002-0000
SPECIAL F,XCEPTION REQUESTED:
Rehabilitation Facility use in the MU Mixed Use 7oning District in accordance with
Sec. 78-180 of the Village Code of Ordinances.
ORDER APPROVING APPLICATION
This caiise canle on to be heard upon the above application and the Tequesta Village
Council having considered the evidence presented by the applicant and other interested persons at a
hearing called and properly noticed, and the Tequesta Village Council, being otherwise duly
advised,
THEREUPON, THE TEQUESTA ViI.,LAGE COUNCIL FINDS AS FOLLOWS:
1. The subject property is located in the MU Mixed Use 7oning District in the Village
of Teguesta.
2. The applicant has submitted all documents required by the Village's Code of
Ordinances for special exception review.
3. The application, the staff report and all other supporting documentation and
presentation matei•ials as reviewed by the Village Council at its May ]2, 2011
meeting, and as kept on file by the Village, are made a part hereof and are hereby
incorporated by reference.
Page ]
4. According to Section 78-180 of the Village Code of Ordinances, a Rehabilitation
Facility is permitted as a special exception in the MU Mixed Use Zaning District
upon approval by the Village Council.
5. T'he applicants have applied for a special exception to allow a Rehabilitation Facility
use on the subject property.
6. Under the provisions of the Village Code of Ordinances, the Village Council has the
right,power and authority to act upon the request herein made.
IT IS THEREUPON CONSIDERED, ORDERED AND ADJUDGED BY THE VILLAGE
COUNCIL OF THE VILLAGE OF TEQUESTA,FLORIDA,AS FOLLOWS:
The application for Special Exception, Case No. 5E-02-11 with reference to the above
described property within the Village of 'I'equesta, Palm Beach County, Florida, to permit the
following:
Rehabilitation Facility use, in accordance with the special exception
application attached hereto as Exhibit"A"
is hereby APPROVED since the Village Council hereby finds that the applicants have met the
standards set forth in Sections 78-362, 78-363 and 78-180(i)(l6) of the Tequesta Zoning Code for
rehabilitation facility special exception approval. The following w�ivers and conditions of approval are
imposed by the Village Council for this application:
l. The applicant shall be permitted to utilize the existing fence located on the Village's
water plant property adjacent to the north side of the subject property to comply with
the requirements of Sec. 78-180 (i)(16)h. The applicant shall not be required to
place landscaping on the north side of said fence; however, the Applicant shall
install and maintain landscaping on the south side of said fence in a quantity that
results in a minimum of two times the landscaping that would be required to meet
the intent of the Village's codes. Said landscaping shall be installed and maintained
such that a five foot(5') fence maintenance access way is maintains� adjacent to the
fence. The applicant shall work with the Village's landscaping consultant in order to
accomplish this waiver/approval condition and the proposed landscaping shall meet
with the approval of the Village's landscaping consultant in terms of quality,
quantity and location.
Page 2
2. The applicant shall be permitted to utilize all existing fencing material surrounding
the subject property, despite the fact that the fence heigllt in some locations is
between five feet (5') and six feet (6') tall. The applicant shall provide sufficient
landscaping to conceal the fence. The applicant shall work with the Village's
landscaping consultant in order to accomplish this waiver/approval condition and the
proposed landscaping shall nneet with the approval of the Village's landscaping
consultant in terms of quality,quantity and location.
3. The applicant shall be permitted to use the existing monument sign for the
rehabilitation facility use, and shall further be permitted to place code compliant
copy material on both sides of said monument sign.
4. It is understood that the applicant is working with Palm Beach County regarding
landscaping and landscape maintenance along Old Dixie I�ighway. In the event that
the applicant fails to secure county approval for said landscaping and landscape
maintenance, then the applicant shall be solely responsible to instal( and maintain
additional landscaping on their property adjacent to Old Dixie Highway without
colmty assistance; such maintenance shall NOT be the responsibility of the Village
of Tequesta. The applicant shall work with the Village's landscaping consultant in
order to accomplish this waiver/approval condition and the proposed landscaping
shall meet with the approval of the Village's landscaping consultant in terms of
quatity, quantity and location.
5. The applicant shall not be permitted to sublease any space whatsoever on the
rehabilitation facility site.
6. 'The applicant has agreed to each and every one of the aforesaid waivers/conditions
of approval during the special exception public hearing.
� The term applicant(s)as used herein shall include a11 successors and assigns.
'� The applicant's special exception approval shall expire in twelve (12) months unless a building
permit has been obtained, preliminary site plan or plat approval 'has occurred, or other
signi�cant action to satisfy the requirements of this approval have occurred in accordance with
Sec. 78-367.
Page 3
DONE AND ORDEREU THIS /oL� UAY OE MAY, 20l l.
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MAYOR OM PATERNO,
VILLAGE OF T'EQUESTA
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ORDER OF THE VILLAGE COUNCIL
VILLAGE OF TEQUESTA
SITE PLAN REVIEW
CASE NO.: SPR-2-i 1
�IL�D; Village of Tequesta
IN RE: GMH Tequesta Holdings, LLC, Owner p�te: �'— �S- I �
DeRose Design Consultants, Inc., Applicant �:�o�
�i'ir��;
PROPERTY LOCATION:
217 Village Boulevard, Tequesta, FL 33469
LEGAL DESCRIPTION:
ALS PLAT OF VILLAGE OF TEQUESTA PT OF TR A LYG W OF&ADJ TO PAR
1, TRS K THRU M&NOT LABELED AREAS A/K/A PAR 2
PARCEL CONTROL NUMBERS:
60-43-40-30-46-002-0000
QRDER APPROVING APPLICATION
This cause came on to be heard upon the above application and the Tequesta Village Council having
considered the evidence presented by the applicant and other interested persons at a hearing called and
properly noticed, and the Tequesta Village Council, being otherwise duly advised,
'THEREUPON, THE TEQUESTA VILLAGE COUNCIL FINDS AS FOLLOWS:
1. The subject property is located in the Mt1 Mixed Use Zoning District in the Village of
Tequesta.
2. The applicant has submitted all documents required by the Village's Code of Ordinances
for site plan review.
3. The application and all supporting documentation and presentation materials as
reviewed by the Village Council at its August 1 l,2011 meeting, and as kept on iile by
the Village, are made a part hereof and are hereby incorporated by reference.
4. According to Section 78-331, site plan approval is required.
5. The applicants have applied for a site plan review to allow development of a
rehabilitation facility. Special exception approval for said rehabilitation facility was
granted by the Village Council on May 12,201 l.
6. Under the provisions of the Village Code of Ordinances, the Village Council has the
Page 1
right, power and authority to act upon the request herein made.
IT IS THEREUPON CONSIDERED, ORDERED AND ADJLJDGED BY THE VILLAGE
COUNCIL OF THE VILLAGE OF TEQUESTA, FLORIDA, AS FOLLOWS:
The application for Site Plan Review,Case No.SPR2-11 with reference to the above described
property within the Village of Tequesta, Palm Beach County, Florida, to permit the following:
Development of a rehabilitation facility in accordance with the site plan
and application attached hereto as Exhibit"A"
is hereby APPROVED since the Village Council hereby finds that the applicants have met the standards
set forth in Section 78-331 of the Tequesta Zoning Code for site plan review.
The applicant shall comply with all terms and conditions contained in Special Exception Order SE 11-02.
* The term Aapplicant(s)@ as arsed herein shall include all successors and assigns.
* The applicant's site plan approval shall expire in tweive (12) months unless a building permit has
been obtained in accordance with Sec.78-334(9). Ifthe building permit expires or is voided,the site
p(an approval also expires or beco►nes void.
DONE AND ORDERED THIS 1 1`" DAY OF AIJGUST, 20t 1.
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MAYOR TOM AT RNO,
VILLAGE OF TEQUESTA
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*To cover all addi[ional adrninistrativ�cosYs,actua)o��anticipated, inclu�ling,b�aY not lirnitzd ta,2n;ine��ing fees,consulYa�t f2es and sp�cia!
studies,th� apalicant shall cornperisata the Viilage for aH such costs peior 4o s:he processing oi the application or not latzr tha�thirty�{30)
days after final ap�lication approval,whichever is ci2te�mined as appropriaYe by the Villag�. Failure to make such pa��rn2�t may be groun¢is
for not issui�a a building or zoning p2rmi4,certi�ica2e of occupaney or completion. Cos�ts�ssociatec3��vith adv�rtising for p�ablic hearings a�c�
oth�r public notic2 requir2ments are th4 responsibili2y oF the applican[.
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Re: Plar� I��aciif9���i�or� �ec��ae�r- C��scri;�tic��
Ta:�(���!iiia���r T�r;�a�sca
Futur-es or�alrg� ����� ��s���t�aal�y re��+ests� r�oc�ii'sc�ii�n t€�tf���xi�fir��sp�c3�i �s��;ce�pti��a cri�e�i�
f�r urei�co�nts writhin th4 105�;�prov�d be�e•oo�a rtlaxen��rn. TE�� eea��r�ing ioehi�d tha req�est is to
�r��<ic.C�� b���er la�s�u�of the fa�i�it�'�y I�cati=��oGFr�s•e�ec���fial �s�ots�vc��era the���a�area of t�a�ti�irci
f9c��r s����, �4�is v+�91�aEi�av:�f�r� ����ca fl�������s•���iz��ios�t������r��:i��s c�f tr��fi�cil9t,�an�avoi�a
v�rti�s����(! r��rr�be�of�r�its to k��a��,�:aru�+ is�s4�ted�fa°��u���u� t'���:�e����:i���,��e�`�ti���l Ch�lie�g�s i�
servoc� resi��nts.This e��ili�Iso ;��-�vide r��r��f a c���aeb�,�r����`f��l f�e��r�resid�e�#s U;hiie si��aif��ira�o��
r�aor��t��i��� p��c�cess,i i���ifi�e sp�c��:hat us p�r���t{�� �������ir��l���a�f�c�s�h�t u���ork close0�r aJildY.E4�`3UlY
�s�m�ssio��� of�i�e an� rr�c���ing th�ra� ��eh� s���e��a rici���a��ll�rQ��l��Pe��ce tiraffv�i��a�gh tn�
r�esi�cr��i21 coreic��rs.
�c��e�ie���o �Dcc�o����e ��a�xobe�Z�-��, ��c�so�� 7�-:�_���t��i�;��.-�as� �i����i�t)the f��ilitv is all��r�z� na
��a�r��h�ra �0� be�so ��l��h�r�t�? Y�e��kdotkf�i ���r���ty����������ak� ��tihe 10� b��s rhis sec�ior�s�ates
��5��� r���k:�;��r�ra1 of 7�s�airs ar•E alic����si�:� �S� s�«�f� EE�s���, ��ti��:ir���r����S ur�ifs��e per�nitfed�� be �.
�����es�� �a�ats a�o�z a ���;;ir��r� of 3C1 ��ots arr ����ie�ii�t����r b� � ��c�r€����a unirs,
Th�E�as�s og this rr���siri��tian r2q�eC� is fc ch���e the 2 !�ec�r��r�a r���::a�urn to 32 s�nits. This +.��ill rec�uce
rhe or�e be�roor�a �a�i�co�nt to 3��r���,�ili no���fe�i:Yhe s`t-��i�s ec�aP�� �L6E�ich,�vill re��i�a at�.Th�total
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Proposed Revision Unit Count
Plo. OF UNITS �
TOTF�L NUME3ER TOTAL NUNEBER
�NI i AREA(SF) 1ST FLOOR 2ND FLOOR 3RD fLOOR OF UNITS OF BEDS
D(STUDIOi EFFICIENCY) 500 2 � 4 1 7
STUDlO(EFFICIENCY) lJNlT SUBTOTAL 2 � � -p 7 � 7�
A2 720 (; 0 1 1
B1 � 778 0 � 0 '! �i
C 685 2 2 1 5
C1 585 '§ 2 , 4
C2 692 0 p 1 -p
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C� 721 U 0 'C 7 �
D 1 6'I 1 i� p -� � I
E1 647 0 0 J 0
F 576 2 0 0 2
G 673 S 6 % 'I��
G'i 673 'B 1 �
G2 G5C 0 _ p 2 � 2 �
�BL=�ROOiUI IJNITS SllBTOTAL �2 1� , ;4 �1
I
� A 790 3 3 3 g , �
A1 796 i� 3 �. �
B �048 2 2 'p - 5 W�
E 932 � 4 :, ' �y t
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2 BEDROOM UNIT SU6TOTAL � �a. ;� g� -- ,,�-- -�
t � y
TOTAL RESIDENTIAL UNITS 23 29 , -. � 105 �
Current Appraved Unit Count
Ido. OF IDNITS
TOTAL NlJMSER T�TAL C�Ufv1BEf;
JN9T AREA(5F) 1ST f�LOC7R 2ND �LOOF� 3RD F=LO�R C>�=UNITS OF BEDS
D(S�UDIO/ EFFICIE�JCY) 500 2 4 -g '
STUDIO(EFFICI�NCy) UNIT SUBTOTA 2 4 -g 7 �
A2 720 0 0 'I �
C31 778 0 0 1 �!
C 685 2 2 'I 5
C1 E 685 'i 2 'I 4
C2 � 692 0 0 � -�
C3 _ E 721 0 0 1 p �
D1 611 0 0 � �
E1 647 0 0 � 1
� 576 2 0 0 2
G 673 6 6 4 20
G 1 673 '6 'I 1 3
G2 650 0 0 2 2 �
� 1 QEQROOfJt UNiTS SU�TOTAL 12 1'I i 5 3S =�
� A 790 3 3 3 g
A� 796 Q 3 'I 4
B 1 G48 2 � 2 1 �
— � �' 932 4 4 2 1 U
i-I 1080 0 � 7_ p 2
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2 BEDROObv3 UNIT SlJBTOTAL 9 14 � v,� ,-
�C'iTAL R�SIDENTIAL IJNiTS 23 29 �� ;:, � '905
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