CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: August 20, 2013 Planning Board Case No. 1564C

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1 CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: August 20, 2013 Planning Board Case No. 1564C Rezoning from Community Service (CS) to Community Service Planned Development (CSPD) Hanley Center 5200 East Avenue Location Aerial City of West Palm Beach Limits Subject Property I. REQUEST Site is outlined in yellow. A request by Douglas Murray of Land Design South of Florida, Inc., on behalf of Hanley Center, Inc., for a Rezoning from Community Service (CS) to a Community Service Planned Development (CSPD) in order to make modifications to the existing Hanley Center Facility. The approximately 10.6 acre property is located at 5200 East Avenue, within Commission District No. 1 Commissioner Sylvia Moffett. PB1564C - 1

2 II. RECOMMENDATION APPROVAL - Based on the finding that the petition meets all eight (8) Rezoning Standards found in Section of the Zoning and Land Development Regulations (ZLDR). The recommendation is made with the following conditions: 1. The uses shall be limited to: a. Type V Group Home, specifically a detoxification and rehabilitation facility and/or uses permitted by right in the Community Service (CS) Zoning District. 2. Prior to the submittal of a building permit for the 16,988 square foot Wellness Building and amenities, the applicant shall address all outstanding Plans & Plat Review Committee (PPRC) comments. 3. Any development of Phase II of the Hanley Center CSPD shall require the approval of a Level 1 Site Plan from the Planning and Zoning Division. 4. Prior to the issuance of the first building permit, the Owner/Applicant shall prepare a construction site security and management plan for approval by the City of West Palm Beach Police Department Crime Prevention Through Environmental Design (CPTED) official and submit an approved copy to the Planning and Zoning Division for the file. 5. No building permit for new development within the Hanley Center CSPD will be issued after the build-out date of December 31, 2015, unless the Palm Beach County Traffic Division issues an amended Traffic Concurrency letter with a new build-out date. In the event that the Palm Beach County Traffic Division issues a revised Traffic Concurrency Letter, then the build-out date in this condition shall be amended through the Minor Amendment process. III. BACKGROUND AND ANALYSIS The subject property is approximately 10.6 acres and is located north of 45 th Street on the east side of East Avenue directly west of St. Mary s Medical Center. The site currently has 10 existing buildings totaling 55,565 square feet with 82 beds. The zoning of the property is Community Service (CS) and a Class B Special Use Permit was originally obtained in 1985 for the site. The Class B Special Use Permit was amended in 1989 and again in 1996 to add a phase three (3) to the project. The land use for the property is Community Service (CS). The site has expanded over the years with construction of new buildings and additions. The primary function of the site is a detoxification and rehabilitation facility. The applicant, Hanley Center, Inc., is now proposing to modify the master plan for the site to allow for phased expansion (ATTACHMENT II). Phase I includes a 16,988 square foot Wellness Building, 3,450 square foot pool, and corresponding parking, landscaping, and stormwater retention on the eastern portion of the site. Phase II includes construction of a 6,800 square foot meditation chapel/auditorium and new additions on 6 existing buildings totaling 26,000 square feet. In order PB1564C - 2

3 to facilitate the expansion and modification of the master site plan, the Hanley Center has submitted an application to rezone the property from Community Service (CS) to Community Service Planned Development (CSPD). The existing Community Service (CS) Future Land Use designation is still compatible with the proposed CSPD zoning designation and no FLU amendment is required. There are no proposed changes to the use on the property as a Type V Group Home, only expansion of the facility and its amenities. The proposed zoning is compatible with the surrounding zoning districts. The Planning and Zoning Department has found that the request complies with the required Rezoning Standards found in Section of the Zoning and Land Development Regulations (ATTACHMENT IV). IV. PROJECT DETAILS A. Land Use and Zoning The subject property currently has a Community Service (CS) Future Land Use designation and a Community Service (CS) Zoning designation. The adjacent Future Land Use designations are: North: Community Service (CS) South: Community Service (CS) East: Community Service (CS) West: Community Service (CS) The adjacent zoning designations and uses are: North: Community Service (CS) Hospice of Palm Beach County South: Community Service Planned Development (CSPD) Jerome Golden Ctr. for Behavioral Health East: Community Service Planned Development (CSPD) - St. Mary s Medical Center West: Town of Mangonia Park Auto repair, warehousing, and single family home B. Interdepartmental Review The Plans and Plats Review Committee (PPRC) reviewed the application at its May 8, 2013, meeting. The applicant has sufficiently addressed all comments to proceed to Planning Board. All comments will be addressed prior to submittal of a building permit. C. Inter-jurisdictional Review Traffic Concurrency: The Palm Beach County Engineering Department issued a Traffic Concurrency approval Letter on June 3, 2013 (ATTACHMENT IV). School Concurrency: Not required. PB1564C - 3

4 Prepared and Respectfully Submitted by: Danielle J. Kittredge, AICP Senior Planner PB1564C - 4

5 ATTACHMENT I Applicant s Justification Statement PB1564C - 5

6 ATTACHMENT I (Continued) Applicant s Justification Statement PB1564C - 6

7 ATTACHMENT I (Continued) Applicant s Justification Statement PB1564C - 7

8 ATTACHMENT II Site Plan PB1564C - 8

9 ATTACHMENT II (Continued) Landscape Plan PB1564C - 9

10 ATTACHMENT II (Continued) Landscape Details PB1564C - 10

11 ATTACHMENT II (Continued) Landscape Specifications PB1564C - 11

12 ATTACHMENT II (Continued) Engineering Plan PB1564C - 12

13 ATTACHMENT II (Continued) Survey PB1564C - 13

14 ATTACHMENT II (Continued) Survey PB1564C - 14

15 ATTACHMENT II (Continued) Architectural Plans PB1564C - 15

16 ATTACHMENT II (Continued) Architectural Plans PB1564C - 16

17 ATTACHMENT II (Continued) Elevations PB1564C - 17

18 ATTACHMENT III REZONING STANDARDS In reviewing a proposed rezoning, Section of the City s Zoning and Land Development Regulations requires that the Planning Board shall consider all of the following: 1. Whether the proposed amendment is consistent with all elements of the City of West Beach Comprehensive Plan. Findings COMPLIES The rezoning of the property to Community Service Planned Development (CSPD) is consistent with all elements of the Comprehensive Plan and is compatible with the CS Future Land Use (FLU) designation. 2. Whether there exist changed conditions that require an amendment. Findings COMPLIES The applicant is proposing expansion of the existing Hanley Center facility on the subject property. This site modification triggers the ZLDR threshold for a Development of Significant Impact (DSI) review since the total development is over 50,000 square feet, as well as an amendment to the Class B Special Use Permit obtained September In lieu of the applicant having to go through two separate processes that would require the review by different boards, as well as the City Commission, the applicant is opting to rezone the property to a Community Service Planned Development (CSPD). The existing Community Service Future Land Use (CS) designation is still compatible with the proposed CSPD zoning designation and no FLU amendment is required. 3. Whether the proposed amendment is in conformance with all applicable portions of the City Development Code. Findings COMPLIES The rezoning is consistent with the City Development Code. 4. Whether the extent to which the proposed amendment is inconsistent with existing and proposed land uses. Findings COMPLIES Rezoning the site to CSPD is consistent with the surrounding land uses. There is the community service CARP facility to the north, St. Mary s Medical Center CSPD to the east, and Jerome Golden Center for Behavioral Health to the south. PB1564C - 18

19 5. Whether and the extent to which the proposed amendment would exceed the capacity of public facilities, including but not limited to transport, sewerage water supply, parks, fire, police, drainage, schools, and emergency medical facilities. Findings COMPLIES The rezoning will not exceed the capacity of public facilities for water, sewer, drainage, fire flow, solid waste and schools. 6. Whether and the extent to which, the proposed amendment would result in significant adverse impacts on the natural environment. Findings COMPLIES The rezoning will not result in a significant adverse impact on the natural environment. The site is significantly developed on its western side and the eastern side is vacant cleared land with some perimeter landscaping. The site is surrounded by development on all sides. The development allowed under the existing zoning is similar to that which would be allowed under the proposed zoning. 7. Whether and to the extent to which the proposed amendment would adversely affect property values in the area. Findings COMPLIES The rezoning will not have a negative impact upon the property values in the area. The proposed zoning designation will allow uses which are consistent with those found in the vicinity of the subject property. 8. Whether and to the extent to which the proposed amendment would result in an orderly and logical development pattern, and the specific identification of any negative effects on such pattern. Findings COMPLIES The proposed CSPD zoning designation will not have a negative effect on the development pattern of the surrounding area, since the rezoning is compatible with its surrounding zoning designations and uses. Additionally, a connection between the subject property and St. Mary s Medical Center will be maintained and future connection to the north has been proposed to increase connectivity among neighboring parcels. Any development that could occur under the proposed zoning designation would be consistent with the existing and potential uses in the area. PB1564C - 19

20 ATTACHMENT IV Traffic Performance Standards of Palm Beach County PB1564C - 20