AGENDA DOCUMENTS
AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Fonn Must be Turned Requested City Commission Date Final Form Must be Turned
Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office
0 April 7,1998 March 20, 1998 (noon) 0 June 2, 1998 May 22, 1998 (noon)
0 April 21, 1998 April 10, 1998 (noon) 0 June 16, 1998 June 19, 1998 (noon)
0 May 5,1998 April 24, 1998 (noon) 0 July 7, 1998 June 26, 1998 (noon)
I2J May 19, 1998 May 8, 1998 (noon) 0 July 21,1998 July 10, 1998 (noon)
RECOMMENDATION:
Please place the request below on the May 19, 1998 City Commission meeting agenda under Consent - Ratification of
Planning and Development Board Actions. The Planning and Development Board with 7-0 vote, recommended approval
subject to staff comments. For further details pertaining to this request, see attached Planning and Zoning Memorandum No.
98-138.
EXPLANATION:
PROJECT: Newport Place PUD - Caretenders
AGENT: Robert Kuoppala
LOCATION: 4745 N.W. 7th Court
DESCRIPTION: Request for modification to the master plan for Newport Place PUD to replace the previously approved
medical office use with an adult day care center to consist of a maximum of 70 guests and 12 staff within
the existing 6,300 square foot building.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
ii,tt. t FJ;;{.,;,f, tic; k
Department Head's Signature
City Manager's Signature
Development
Department Name
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Planning and Zoning 'Director y
\\CHlMAlN\SHRDA T AIPLANNING\5HAREDlWPIPROJECTS\NEWPORT PLACE\CARETENDERS-MPMD 98.001IAGENDA ITEM REQUEST 5-19-98.DOC
lJeVELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANOUM NO. 98-138
TO: Chairman and Members
Planning and Development Board
THROUGH: Tambri J. Heyden, AICP
Planning and Zoning Director
FROM: Michael Rumpf
Senior Planner
DATE: May 6,1998
SUBJECT: Newport Place PUD - Caretenders
MPMD 98-001 (master plan modification to replace medical office use with adult day care use)
NATURE OF REQUEST
The Newport Place PUD, a built-out, adult congregrate living facility with a nursing home and medical
office, is comprised of approximately 25 acres zoned Planned Unit Development (PUD) and located on
the south side of Hypoluxo Road at Northwest 7th Court (see Exhibit "A" - Location Map). Kuoppola &
Associates, P.A., agent for Caretenders Healthcorp, property owners within the Newport Place PUD, has
requested an amendment to the approved PUD master plan to allow for the replacement of the existing
office medical use with an adult day care use (see Exhibit "B" - Proposed Master Plan). For more
information on this planned adult day care use, please see Exhibit "C" which is an excerpt from printed
material by Caretenders Healthcorp.
BACKGROUND
The master plan for the Newport Place PUD, originally known as the Stanford Park PUD, was approved
by the City Commission on March 15, 1983. The original PUD approval included a 120-bed
convalescent center, a 220-unit ACLF, and a 10,000 square foot building to be used for medical offices.
On April 16, 1996 the PUD was renamed to Newport Place and amended, in part, to add to the PUD a
120-bed ACLF.
PROCEDURE
Chapter 2.5 of the city's Land Development Regulations guides the establishment or modification of
Planned Unit Developments within the City of Boynton Beach. According to this chapter, master plans
approved during the process of rezoning to PUD may be considered for modification upon application to
the director of Planning and Zoning. Upon completion of the administrative review, findings are
forwarded to the Planning and Development Board. The Planning and Development Board shall
recommend to the City Commission that they approve the modification unconditionally, approve the
modification with conditions and/or recommendations, or deny the modification. The Board shall also
recommend to the City Commission that the modification be either major or minor. If the City
Commission finds the modification to be major, the applicant must reprocess the request as a new
/
Page 2
Memor~ndum No. 98-138
rezoning. If the Commission determines the request to be minor, the Commission then may approve the
minor modification unconditionally, with conditions, or deny the modification.
ANALYSIS
1) Analysis Topic: Permitted Use
Pursuant to the Land Development Regulations, Chapter 2.5, Section 7. Uses Permitted, a PUD can
only be used for those uses listed within Section 7. The proposed use, adult day care, is not specifically
listed as a permitted use. However, Item I. represents a provision that allows uses to be added to a
PUD if determined by the city that the use is comparable to one of the other items (uses) listed within
Section 7. Item "I" reads as follows:
It I. Other uses of a nature similar to those listed, after determination and recommendation by the
planning and development board, a determination by the governing body at the time of zoning
of land to PUD application."
The item within Section 7 most comparable with an adult day care facility is Item "G", which includes
nursing homes and nursery schools.
Regarding "neighborhood" commercial uses, such uses are allowed in PUDs if compatible with adjacent,
existing and future development. Section 9.0 lists a commercial standard and states that commercial
uses are intended to serve the needs of the PUD and not the general needs of the surrounding area.
Although the uses in this PUD are adult dependent, and related, the proposed adult day care center will
not be drawing on the adult residents in the PUD. All users will be primarily transported daily by van to
the center from surrounding areas (see also topic 3 and 4 below).
2) Analysis Topic: Consistency with the Comprehensive Plan
The proposed use is consistent with the comprehensive plan as the plan specifically promotes uses that
serve the community's elderly residents. Within the Future Land Use Element Support Document, page
32, under the heading Demand for Land for Nursina Homes. Group Homes, and Foster Homes, the plan
recommends that these uses supplying residence and services to the elderly be accommodated, and
recognizes the opportunity in PUDs tc accomplish this end through the flexible characteristic of this
zoning district. An excerpt from this section within the Future Land Use Element Support Document
reads as follows:
"The City should continue to allow PUD master plans to be revised to meet market demands, if the
impacts of the revised plan do not substantially exceed those of the original plan, applicable design
guidelines are met, and the revised plan is compatible with the surrounding properties."
3) Analysis Topic: Satisfaction with design guidelines and regulations
With the satisfaction of all staff comments, this project would be in compliance with all applicable
1-
Page 3
MelTlorandum No. 98-138
regulations. It should be noted that minimal exterior modifications are proposed, some of which
represent improvements such as upgrading the vicinity of the site where the dumpster is located.
Analysis Topic:
Compatibility with surrounding properties
The remaining uses within the Newport Place PUD also serve t:-te needs of the elderly community, and
are therefore compatible with the proposed use. As the traffic impacts are estimated to be less than the
maximum traffic projected from the existing office use, and since this use solely operates indoors, this
use will not negatively affect any property adjacent to the PUD.
4) Analysis Topic: Comparison of proposed impacts with existing impacts
With respect to impacts, documentation supplied by the applicant indicates that traffic to be generated,
water to be consumed, and wasterwater to be generated in connection with the proposed use are all
less than that associated with the existing office use. Total trips to be generated by the proposed use
are estimated to be more than 115 trips less than the existing office use, and the estimated water
demand and wasterwater generation is approximately 265 gallons per day less than that of the current
use. The low amount of traffic to be generated by the adult day care use is attributed to the use of vans
for transporting guests to and from the business. The applicants claim that the majority of patrons using
the day care arrive using this transportation system rather than personal vehicles. Therefore, the
existing 32 parking spaces are sufficient to store 12 to 15 transportation vans and the vehicles of
approximately 12 staff persons.
RECOMMENDATION
The Technical Review Committee recommends approval of this master plan modification request,
subject to the comments included in Exhibit "0" - Conditions of Approval, based on a) that the subject
use is of a nature similar to nursing homes and nursery schools which are permitted uses within a PUD
district and that b) the referenced comprehensive plan goals are further reaching than the PUD
commercial standards. Staff also recommends that the request be deemed minor or non-substantial.
xc: Central File
J:ISHRDA T AIPlanningISHAREDIWP\PROJECTSlNewport PlacelCaretenders-MPMD 98-00'\slaff report. doc
3
EXHIBIT "A"
LOCATION MAP
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EXHIBIT "8"
PROPOSED MASTER PLAN
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EXHIBIT "e"
SENIOR DAY CARE CENTER PROFILE
~
CARETENDERS SENIORCARE DAY CENTER PROFILE
{excerpt from Corporate literatureL
ADMISSIONS CRITERIA:
Caretenders SeniorCare Day Center is a day health service for the elderly whose activities are limited
by injury and disease. We provide a safe and therapeutic environment supervised by a caring and
medically trained staff. Adult day care is designed to serve elderly persons with impairments which
prohibit their living independently without supportive services.
1.
Age:
The prospective guest is 65 years of age or older.
2.
Behavior:
The prospective guest's behavior appears to be acceptable for a group
setting, the guest is ambulatory, either independently or with aides
(crutches, walker, wheelchair). Approximately 90% of the guests are
ambulatory on their own, 10% are ambulatory with assistance. All
guests are capable of exiting the building in two minutes or less.
3.
Consent:
The prospective guest has agreed to enroll in the adult day care
program.
4. Responsible Person: There is a person that accepts or is willing to accept responsibility for
the guest. This person could be a spouse, other family member, a
conservator of the guest and/or estate or one with power of attorney.
5.
Appropriateness:
The prospective guest's needs can be safely and adequately met.
6.
Financial:
The prospective guest's financial status will be reviewed to determine if
there are sufficient resources to allow for payment of all applicable fees
and expenses.
7. Caretenders does not discriminate against participants because of race, color, creed, national
origin, sex or physical or mental handicaps.
GENERAL OPERATIONS:
1. Hours: 7 AM - 6 PM, Seven days per week
2. Door to Door transportation; handicapped accessible vans
3. Light breakfast, hot lunch, afternoon snack
(No meal preparation on the premises. All meals are catered.)
4. RN medical supervision
5. Medication assistance
6. Senior exercise programs
7. Creative art therapy
8. Music programs
9. Community trips
10. Companionship and socialization
S:\SHRDA TA\Planning\SHARED\WP\PROJECTS\Caretenders-Newport PI\MAEMIKECARET,doc
q
EXHIBIT "D"
CONDITIONS OF APPROVAL
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EXlllBIT "D"
Conditions of Approval
Project name: Caretenders at Newport Place
File number: MPMD 98-001
Reference: The plans consist of 1 sheet identified as 1st Submittal. Master Plan Modification. File # MPMD
98-001 with an April 6 1998 Planninl! and Zoninl! Deoartment date stamp markinl!
.
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS
Comments:
l. It is recommended that the dumpster enclosure have an 8 inch thick X
concrete approach.
2. When building construction starts, roll-off dumpsters shall be ordered X
through the Public Works Department.
UTILITIES
Comments: None X
FIRE
Comments: None X
POLICE
Comments: None X
ENGINEERING DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENTALIST
Comments: None X
PLANNING AND ZONING
Comments:
3. Provide written consent to this modification from the other owners of X
property within the Newport Place PUD.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
4. NONE. X
Page 2
Caretenders at Newport Place
File No. MPMD 98-001
DEP AR TMENTS INCLUDE REJECT
ADDITIONAL CITY COMMISSION CONDITIONS
5. To bt; determined.
/bme
J:\SHRDATAIPLANNINGISHAREDlWPIPROJECTSICARETENDERS.NEWPORT PLICOND. OF APPR.DOC
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CI-Y OF BOYNTON BEACH, FLORI~~
PROJECT NAME: Newport Place PUD - Caretenders
APPLICANT'S AGENT: Robert Kuoppala
APPLICANT'S ADDRESS: 5204 10th Avenue North, Lake Worth, Florida 33463
DATE OF RATIFICATION CITY COMMISSION: May 19,1998
TYPE OF RELIEF SOUGHT: Master Plan Modification (replace medical office with adult day care)
LOCATION OF PROPERTY: 4745 N.W. 7th Court, Lantana, Florida 33462
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
-1L HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4. The Applicant's application for relief is hereby
-1L GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7. Other
DATED:
City Clerk
J:\SHRDATA\Planning\SHARED\WP\FORMS\Dev. Orders\DEVELOPMENT ORDER REV,doc
7.8.1
CARETENDERS AT NEWPORT PLACE
MASTER PLAN MODIFICATION
DEVELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. 98-138
TO: Chairman and Members
Planning and Development Board
THROUGH: Tambri J. Heyden, AICP
Planning and Zoning Director
FROM: Michael Rumpf
Senior Planner
DATE: May 6, 1998
SUBJECT: Newport Place PUD - Caretenders
MPMD 98-001 (master plan modification to replace medical office use with adult day care use)
NATURE OF REQUEST
The Newport Place PUD, a built-out, adult congregrate living facility with a nursing home and medical
office, is comprised of approximately 25 acres zoned Planned Unit Development (PUD) and located on
the south side of Hypoluxo Road at Northwest 7th Court (see Exhibit "A" - Location Map). Kuoppola &
Associates, P.A., agent for Caretenders Healthcorp, property owners within the Newport Place PUD, has
requested an amendment to the approved PUD master plan to allow for the replacement of the existing
office medical use with an adult day care use (see Exhibit "B" - Proposed Master Plan). For more
information on this planned adult day care use, please see Exhibit "C" which is an excerpt from printed
material by Caretenders Healthcorp.
BACKGROUND
The master plan for the Newport Place PUD, originally known as the Stanford Park PUD, was approved
by the City Commission on March 15, 1983. The original PUD approval included a 120-bed
convalescent center, a 220-unit ACLF, and a 10,000 square foot building to be used for medical offices.
On April 16, 1996 the PUD was renamed to Newport Place and amended, in part, to add to the PUD a
120-bed ACLF.
PROCEDURE
Chapter 2.5 of the city's Land Development Regulations guides the establishment or modification of
Planned Unit Developments within the City of Boynton Beach. According to this chapter, master plans
approved during the process of rezoning to PUD may be considered for modification upon application to
the director of Planning and Zoning. Upon completion of the administrative review, findings are
forwarded to the Planning and Development Board. The Planning and Development Board shall
recommend to the City Commission that they approve the modification unconditionally, approve the
modification with conditions and/or recommendations, or deny the modification. The Board shall also
recommend to the City Commission that the modification be either major or minor. If the City
Commission finds the modification to be major, the applicant must reprocess the request as a new
/
Page 2
Memorandum No. 98-138
rezoning. If the Commission determines the request to be minor, the Commission then may approve the
minor modification unconditionally, with conditions, or deny the modification.
ANALYSIS
1) Analysis Topic:
Permitted Use
Pursuant to the Land Development Regulations, Chapter 2.5, Section 7. Uses Permitted, a PUD can
only be used for those uses listed within Section 7. The proposed use, adult day care, is not specifically
listed as a permitted use. However, Item I. represents a provision that allows uses to be added to a
PUD if determined by the city that the use is comparable to one of the other items (uses) listed within
Section 7. Item "I" reads as follows:
"I. Other uses of a nature similar to those listed, after determination and recommendation by the
planning and development board, a determination by the governing body at the time of zoning
of land to PUD application."
The item within Section 7 most comparable with an adult day care facility is Item "G", which includes
nursing homes and nursery schools.
Regarding "neighborhood" commercial uses, such uses are allowed in PUDs if compatible with adjacent,
existing and future development. Section 9.0 lists a commercial standard and states that commercial
uses are intended to serve the needs of the PUD and not the general needs of the surrounding area,
Although the uses in this PUD are adult dependent, and related, the proposed adult day care center will
not be drawing on the adult residents in the PUD. All users will be primarily transported daily by van to
the center from surrounding areas (see also topic 3 and 4 below).
2) Analysis Topic: Consistency with the Comprehensive Plan
The proposed use is consistent with the comprehensive plan as the plan specifically promotes uses that
serve the community's elderly residents. Within the Future Land Use Element Support Document, page
32, under the heading Demand for Land for Nursinq Homes, Group Homes. and Foster Homes, the plan
recommends that these uses supplying residence and services to the elderly be accommodated, and
recognizes the opportunity in PUDs to accomplish this end through the flexible characteristic of this
zoning district. An excerpt from this section within the Future Land Use Element Support Document
reads as follows:
"The City should continue to allow PUD master plans to be revised to meet market demands, if the
impacts of the revised plan do not substantially exceed those of the original plan, applicable design
guidelines are met, and the revised plan is compatible with the surrounding properties."
3) Analysis Topic: Satisfaction with design guidelines and regulations
With the satisfaction of all staff comments, this project would be in compliance with all applicable
1-
Page 3
Memorandum No. 98-138
regulations. It should be noted that minimal exterior modifications are proposed, some of which
represent improvements such as upgrading the vicinity of the site where the dumpster is located.
Analysis Topic:
Compatibility with surrounding properties
The remaining uses within the Newport Place PUD also serve the needs of the elderly community, and
are therefore compatible with the proposed use. As the traffic impacts are estimated to be less than the
maximum traffic projected from the existing office use, and since this use solely operates indoors, this
use will not negatively affect any property adjacent to the PUD.
4) Analysis Topic:
Comparison of proposed impacts with existing impacts
With respect to impacts, documentation supplied by the applicant indicates that traffic to be generated,
water to be consumed, and wasterwater to be generated in connection with the proposed use are all
less than that associated with the existing office use. Total trips to be generated by the proposed use
are estimated to be more than 115 trips less than the existing office use, and the estimated water
demand and wasterwater generation is approximately 265 gallons per day less than that of the current
use. The low amount of traffic to be generated by the adult day care use is attributed to the use of vans
for transporting guests to and from the business. The applicants claim that the majority of patrons using
the day care arrive using this transportation system rather than personal vehicles. Therefore, the
existing 32 parking spaces are sufficient to store 12 to 15 transportation vans and the vehicles of
approximately 12 staff persons.
RECOMMENDATION
The Technical Review Committee recommends approval of this master plan modification request,
subject to the comments included in Exhibit "0" - Conditions of Approval, based on a) that the subject
use is of a nature similar to nursing homes and nursery schools which are permitted uses within a PUD
district and that b) the referenced comprehensive plan goals are further reaching than the PUD
commercial standards. Staff also recommends that the request be deemed minor or non-substantial.
xc: Central File
J:\SHRDATA\Planning\SHARED\WPIPROJECTS\Newport PlacelCaretenders-MPMD 98-0011staff report. doc
,')
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EXHIBIT "A"
LOCATION MAP
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L-JCAT\ON Mr?
NEWPORT PLACE
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EXHIBIT "B"
PROPOSED MASTER PLAN
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EXHIBIT "e"
SENIOR DAY CARE CENTER PROFILE
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CARETP'DERS SENIORCARE DAY CENTr-- PROFILE
(excerpt from Corporate literaturtol
ADMISSIONS CRITERIA:
Caretenders SeniorCare Day Center is a day health service for the elderly whose activities are limited
by injury and disease. We provide a safe and therapeutic environment supervised by a caring and
medically trained staff. Adult day care is designed to serve elderly persons with impairments which
prohibit their living independently without supportive services.
1.
Age:
The prospective guest is 65 years of age or older,
2.
Behavior:
The prospective guest's behavior appears to be acceptable for a group
setting, the guest is ambulatory, either independently or with aides
(crutches, walker, wheelchair). Approximately 90% of the guests are
ambulatory on their own, 10% are ambulatory with assistance. All
guests are capable of exiting the building in two minutes or less.
3.
Consent:
The prospective guest has agreed to enroll in the adult day care
program,
4. Responsible Person: There is a person that accepts or is willing to accept responsibility for
the guest. This person could be a spouse, other family member, a
conservator of the guest and/or estate or one with power of attorney.
5.
Appropriateness:
The prospective guest's needs can be safely and adequately met.
6.
Financial:
The prospective guest's financial status will be reviewed to determine if
there are sufficient resources to allow for payment of all applicable fees
and expenses.
7. Caretenders does not discriminate against participants because of race, color, creed, national
origin, sex or physical or mental handicaps.
GENERAL OPERATIONS:
1, Hours: 7 AM - 6 PM, Seven days per week
2, Door to Door transportation; handicapped accessible vans
3. Light breakfast, hot lunch, afternoon snack
(No meal preparation on the premises. All meals are catered.)
4. RN medical supervision
5. Medication assistance
6. Senior exercise programs
7. Creative art therapy
8. Music programs
9. Community trips
10, Companionship and socialization
S :\SHRDA T A \Planning\S HARED\WP\PROJ ECTS\Caretenders-Newport PI\MAEMIKECARET.doc
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EXHIBIT "0"
CONDITIONS OF APPROVAL
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EXl-llBIT "D"
Conditions of Approval
Project name: Caretenders at Newport Place
File number: MPMD 98-001
Reference: The plans consist of 1 sheet identified as 1st Submittal. Master Plan Modification. File # MPMD
98-001 with an April 6, 1998 Planning and Zoning Department date stamp marking.
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS
Comments:
1. It is recommended that the dumpster enclosure have an 8 inch thick
concrete approach.
2. When building construction starts, roll-off dumpsters shall be ordered
through the Public Works Department.
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments:
3. Provide written consent to this modification from the other owners of
property within the Newport Place PUD.
/1
Page 2
Caretenders at Newport Place
File No. MPMD 98-001
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
4. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
5. To be determined.
/bme
J:\SHRDATAIPLANNING\SHAREDlWP\PROJECTSICARETENDERS-NEWPORT PLICOND. OF APPR..DOC
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