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REVIEW COMMENTS '. XYjb " MEMORANDUM December 9, 1988 TO: CHAIRMAN AND MEMBERS PLANNING AND ZONING BOARD FROM: CARMEN S. ANNUNZIATO, PLANNING DIRECTOR RE: RUSTIC RETREAT RETIREMENT HOME R-3 EXPANSION (ADULT CONGREGATE LIVING FACILITY, A.C.L.F.) AT 650 AND 651 MANOR DRIVE - CONDITIONAL USE STAFF COMMENTS 1. It is unclear on the site plans (sheet A2 of 2 and P1) whether the existing fence will remain or a new fence will be added between the rolling gate and the existing facility through the parking lot. It is also unclear whether the existing fence between the southeast corner of the existing facility and 650 Manor Drive will remain or be removed. 2. The addresses of the two (2) single-family homes where expansion is to occur are incorrectly identified on the site plan. The north home is 650 Manor Drive; the south home is 651 Manor Drive. ~ 1'- ~.~ 3. The new expansion is limited to ten (10) beds consistent with Sec. 3.1.4.12 of the Comprehensive Plan Evaluation and Appraisal Report and should be licensed as such. With the twenty (20) beds in the existing facility, the total allowable capacity would become 30 beds. z.' - .. 4. As a point of information, a total of ten (10) parking spaces is required for the existing facility and expansion. with the restriping proposed, eleven (11) parking spaces are provided. 5. Delineate on all sheets the pavement edge near the southwest corner of 650 Manor Drive, southeast corner of existing facility and northwest corner of 651 Manor Drive. 6. Dimension driveway widths and parking stalls within the existing parking lot and all building setbacks on site plan sheets A2 of 2 and P1 for future reference. 7. The following additional landscaping is recommended: a. around the front and sides of the single-family homes, b. continuation of the hedge eastward behind 650 Manor Drive, and c. landscaping added to the existing planters within the parking lot. . General maintenance of the grass areas will be needed around the single-family homes. 8. Indicate an energy efficient light source such as high pressure sodium or metal halide for proposed lighting system. ~~S CARMEN S. ANNUNZ CSA:ro cc Central File ? ~?o MEMORANDUM December 9, 1988 TO: CHAIRMAN AND MEMBERS PLANNING AND ZONING BOARD FROM: CARMEN S. ANNUNZIATO, PLANNING DIRECTOR RE: RUSTIC RETREAT RETIREMENT HOME R-3 EXPANSION CONDITIONAL USE APPLICATION Summary: George C. Davis, agent for Don Biesendorfer, is requesting conditional use approval to allow for an expansion of an existing adult congregate living facility (ACLF) which is located on the east side of North Federal Highway, between N.E. 10th Avenue and N.E. 12th Avenue. The existing facility is a former motel which has been converted to an ACLF. The applicant is proposing to expand the existing facility by incorporating two single-family residences which abut the existing property on the east side. The proposed use is classified under the zoning regulations as a "boarding house" which would be allowed in the R-3 zoning district subject to conditional use approval. r ~~surrounding Land Use and Zoning: Abutting the subject parcel to the west is the existing Rustic Retreat.Retirement Home and a ';;:, ~.. vacant building which are zoned R-3 on the west and C-4 on the east. Abutting the subject parcel to the north is a small single-family home zoned R-3. Abutting the subject parcel to the northeast is a duplex dwelling zoned R-3. Abutting the subject parcel to the east in the the R-3 zoning district is a vacant single-family lot and a single-family home which front on a private road easement. Abutting the subject parcel to the southeast is a single-family home zoned R-3. Abutting the subject parcel to the south is a vacant lot zoned R-3. Proposed Use: The existing ACLF has a licensed capacity of twenty (20) beds. The applicant is proposing to incorporate the two single-family residences on the east side to increase the licensed capacity by ten (10) beds for a total of thirty (30) beds. This would be the maximum expansion allowable under the existing "High Density Residential" land use according to Section 3.1.4.12 of the Comprehensive Plan Evaluation and Appraisal Report entitled "Group Housing." According to this section, densities for group homes should correspond to the average number of persons per household for the City as a whole, which would be equivalent to 2.3 beds times the number of dwellings allowed under the Future Land Use Plan. Standards for Evaluating Conditional Uses: Section 11.2.D. of .the Zoning Regulations contains the following standards to which conditional uses are required to conform. Following each of these standards is the Planning Department's evaluation of the application as to whether it would comply with the particular standard: The Planning and Zoning Board and City Commission shall consider only such conditional uses as are authorized under the terms of these zoning regulations, and, in connection therewith, may grant conditional uses absolutely or conditioned upon the faithful adherence to and fulfillment of such restrictions and conditions including, but not limited to, the dedication of property for streets, alleys, and recreation space, and sidewalks, as shall be necessary for, the protection of the surrounding area and the citizens general 27 -2- ~c:f() welfare, or deny conditional uses when not in harmony with the intent and purpose of this section. In evaluating an application for conditional use, the Board and Commission shall consider the effect of the proposed use on the general health, safety, and welfare of the community, and make written findings certifying that satisfactory provision has been made concerning the following standards, where applicable: 1. Ingress and egress to the subject property and proposed structures thereon, with particular reference to automobile and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. Access to the existing retirement home parking lot is from North Federal Highway. With the expansion to the existing facility of the single-family homes, Manor Drive, a private road easement with a western terminus of an approximate 65 foot diameter cul-de-sac, provides a second means of access. A new 20 foot driveway is proposed to provide a connection between the existing parking lot and the cul-de-sac. The fence which currently exists in this area will be removed and relocated within the road easement. Because the property is entirely enclosed with fencing for security reasons, fire access has been improved with the proposed installation of two (2) rolling gates (one within the existing parking lot and one within the road easement) and the new driveway connection previously discussed. r - <: ,.... Although Manor Drive is a private right-of-way through a residential neighborhood, Park Shores subdivision, the proposed expansion will not generate any additional traffic onto Manor Drive, in fact it may be slightly reduced. The Manor Drive access to the expansion will be primarily for service vehicles. Currently, Manor Drive and the private road easement are used not only for service vehicles, but access to the two (2) existing single-family homes (650 and 651 Manor Drive) which will be converted with the requested expansion. Parking for the eight (8) bed expansion is accommodated within the existing parking facility near North Federal Highway. .... .. .. 2. Off-street parking and loading areas where required, with particular attention to the items in subsection D.1. above, and the economic, glare, noise, and odor effects the conditional use would have on adjacent and nearby properties, and the City as a whole. The site plan submitted including the existing facility, a legal nonconforming use and structure, shows eleven (11) parking spaces. The code requirement for nursing homes is one (1) parking space for every three (3) beds. The existing facility is licensed for twenty (20) beds. The new expansion is limited to ten (10) beds, for a total of thirty (30) beds requiring ten (10) parking spaces. The existing parking lot does not conform to the existing parking lot regulations and is required to be brought up to code. The applicant is proposing to restripe to clearly delineate the eleven (11) parking spaces provided, and install a new planting island, parking lot lighting, curbing/wheel stops and additional landscaping within the existing parking lot. Meals for the residents are prepared in the existing facility, which would produce some odors; however, it is not anticipated that the proposed use would create a nuisance for the other residences in the vicinity, or that property values would be affected. 3. Refuse and service areas, with particular reference to the items in subsection D.1. and D.2. above. 9 -3- ~cPb A new dumpster is proposed in front (south side) of 650 Manor Drive, conveniently located outside the perimeter fence. A "T" turn-around exists for adequate backup for sanitation vehicles. The single-family home and the required six (6) foot high CBS wall on three (3) sides will screen the dumpster as much as possible from the surrounding residences. 4. Utilities, with reference to locations, availability, and compatibility. The Utilities Director has indicated that the existing water and sewer service to the single-family homes is adequate, but the location of the meters needs to be identified on the site plan (see Utilities Department memo). The utilities Department also expressed some concern regarding access to an existing sanitary manhole in front of the single-family homes, as it is located behind a proposed gate. 5. Screening, buffering, and landscaping, with reference to type, dimension, and character. .,.. ..... .. . New landscaping is proposed along the perimeter of the existing facility, including four (4) new trees along North Federal Highway. It is recommended that additional landscaping be planted within the existing parking lot planters and around the fronts and sides of the single- family homes (see Planning Department memo). This additional landscaping is recommended for aesthetic reasons not for screening since the fences, hedges and buildings screen the parking and service areas. The layout of the existing parking lot and the road easement which have been in place for many years, create an undesirable condition of virtually no usable open area for active or passive activities and limited green area. The units within the existing facility face out onto a shadeless parking lot, with the exception of a few landscape strips around the perimeter and an existing planter sparsely planted. The single-family homes.face the cul-de-sac with little existing landscaping. For these reasons the recommendation for additional landscaping is made. I' !'"- 6. Signs, and proposed exterior lighting, with reference to glare, traffic safety, and economic effect, and compatibility and harmony with adjacent and nearby properties. The site plan shows new lights to be installed within the existing parking lot. The light source, not indicated, will need to be specified on the lighting plan. It is recommended that the floodlights shown be eliminated to avoid glare onto North Federal Highway and the surrounding neighborhood. The site plan is not proposing any new signs, so it is assumed that no new signs will be installed. Any existing signs that are nonconforming shall be made conforming within three (3) years of the adoption of the new sign ordinance (July 5, 1988). 7. Required setbacks and other open spaces. The single-family home at 650 Manor Drive is a nonconforming structure with respect to the rear setback; and lot size. The required unity of title will eliminate the substandard condition of this lot. 8. General compatibility with adjacent properties, and other properties in the zoning district. The proposed use is a low-intensity residential use, and would be preferable to most other types of multiple-family uses in this location. The exterior of the single-family /0 -4- ~Fb homes will remain unchanged and is compatible with the existing facility. In order to ensure that the building continues to be used as an ACLF, it is recommended that approval of the conditional use stipulate that the use of the building be limited to an A.C.L.F. as defined in Sec. 400.402, Florida Statutes. 9. Height of buildings and structures, with reference to compatibility and harmony with adjacent and nearby properties, and the city as a whole. The existing single-family homes are one-story as is the exisiting facility. This is compatible with the surrounding neighborhood. 10. Economic effects on adjacent properties and the City as a whole. It is not anticipated that the proposed use would adversely affect property values in the surrounding neighborhood. Comprehensive Plan policies: The following Comprehensive Plan Policies are relevant to this application: 1. "Provide an adequate range of housing choices." (page 6) r 1...... 2. "Provide a suitable living environment in all neighborhoods." (page 6) ~ ,.. 3. "Eliminate existing and potential land use conflicts." (page 7) t: With respect to policy 1 above, the Planning Department's Comprehensive Planning division recently prepared an analysis of the need for group homes. It was determined that there is a deficit of 241 A.C.L.F. beds for the current Boynton Beach population. There is a special unmet need for A.C.L.F. beds in the 3-49 bed range, which are small facilities and are typically more affordable for lower income elderly persons demanding this type of care. The expansion to Rustic Retreat Retirement Home, a total of thirty (30) beds, would help to meet this demand in Boynton Beach. Conclusions/Recommendations: The proposed use and development of the property would be compatible with the surrounding neighborhood and would be consistent with Comprehensive Plan Policies. Therefore, the Planning Department recommends that this conditional use application be approved, subject to the recommendations made in this memorandum and the attached comments from the Utilities Director, Building Department and Planning Department. CSA:ro ~~'~4~ CARMEN S. ANNUNZIATO //