CITY OF WEST PALM BEACH PLANNING BOARD Meeting Date: September 24, 2012 Planning Board Case No. 1248Q Morse Life Major Planned Development Amendment Location Aerial I. REQUEST Morse Campus outlined in white. A request by Brian Cheguis of Cotleur & Hearing, Inc., on behalf of MorseLife - Marilyn & Stanley M. Katz Seniors Campus, for the approval of a Major Amendment to the MorseLife Community Service Planned Development (CSPD) to add adult daycare as a permitted use, including the addition of approximately 7,500 square feet to the Resnick Building for a PACE Center, and to update the MorseLife Master Plan accordingly. The approximately 36.12 acre MorseLife CSPD is located at 4847 Fred Gladstone Drive, within Commission District No. 4 Commissioner Keith James. PB 1248Q - 1
II. RECOMMENDATION APPROVAL WITH CONDITION Based on the finding that the petition meets all eight (8) Amendment Standards found in Section 94-32 of the Zoning and Land Development Regulations. This recommendation is made with the following condition: 1. Prior to the construction of Tradition Phase II, the van parking shall be relocated to where it is screened from view of the neighboring residential properties and Haverhill Road, after approval of a Formal Site Plan or a Minor Planned Development Amendment. III. BACKGROUND AND ANALYSIS The Morse Geriatric Center, consisting of a 280 bed geriatric care facility with support and ancillary uses, was originally approved by Palm Beach County. In 1996, the adjacent property to the north, within the boundary of West Palm Beach, was rezoned to Community Service (CS) to allow for the expansion and integration of the existing Morse Geriatric Center. In 1999, the parcel within the City limits was rezoned to Community Service Planned Development (CSPD) district, to allow the construction of a 454 dwelling unit senior citizen housing development. On July 9, 2001, the Morse Geriatric campus was annexed into the City of West Palm Beach and incorporated into the existing Community Service Planned Development (CSPD) to create an overall 36 acre Planned Development. The new master plan integrated the previously approved 454 dwelling unit complex and the existing licensed and operating 280-bed geriatric care facility with support and ancillary uses. The 454 dwelling unit complex is called The Tradition of the Palm Beaches. The Tradition is to be developed in phases, with Phase I, consisting of a 144 independent and assisted living units and accessory support uses such as dining and recreational uses, currently in operation. Phase II was approved by Ordinance No. 4110-08 and subsequently amended by Ordinance No. 4173-08 and consists of 182 independent living units and two guest suites. On November 22, 2010, the City issued a Formal Site Plan approval for the 120 bed Skilled Nurses building. The applicant wishes to expand the services offered at the MorseLife Campus to include adult daycare, specifically a PACE (Program of All-inclusive Care for the Elderly) Center. Since adult daycare is not currently a permitted use within the MorseLife CSPD, the applicant requires an amendment to the planned development to include the use. Participants in PACE are picked up from their homes in specially outfitted vans and driven to the Morse Geriatric Center. The applicant s justification letter (ATTACHMENT I) provides an in depth description of PACE. As part of the request, the applicant is requesting a modification to the MorseLife Master Plan (ATTACHMENT II) to add approximately 7,500 square feet to the existing Resnick Building, an outdoor activity area adjacent to the building (ATTACHMENT III) and on-site parking for the vans which transport the PACE participants (ATTACHMENT IV). The detailed drawings of the PACE Center expansion, to include the site and landscape plans and elevations, will be approved administratively through the Formal Site Plan process as outlined in Ordinance No. 3471-01. The Master Plan includes the location of the temporary van parking in the area where the yet unbuilt Tradition Phase II parking will be located. This recommendation PB 1248Q - 2
includes a condition that prior to the construction of the Tradition Phase II building, the van parking shall be relocated to where it is screened from view of the neighboring residential properties and Haverhill Road. The Master Plan reflects the Minor Planned Development Amendments that have been approved by staff since the approval of Ordinance No. 4173-08. The amendment related to the redistribution of the unit mix within the buildings (all remaining below the vested traffic approvals) and minor site layout changes. The Planning Division has determined that the request complies with all eight (8) of the required Amendment Standards. A detailed analysis of compliance with these standards is attached hereto as ATTACHMENT IV. IV. PROJECT DETAILS A. Land Use and Zoning The subject property currently has a Community Service (CS) land use designation and a Community Service Planned Development (CSPD) zoning designation. The adjacent land use designations are: North: Community Service (CS) South: Palm Beach County (PBC) Multifamily du/ac (MR-5) East: PBC Multifamily du/ac (MR-5) & Multifamily (MF) West: Special Impact Zone/Multifamily (SIZ/MF) The adjacent zoning designations are: North: Community Service Planned Development (CSPD) - Children s Place South: PBC Special Exception Planned Unit Development (SE/PUD) -Condominiums East: PBC Residential Single Family (RS) & Residential Planned Development (RPD) - Residential West: Multifamily Low Density (MF14) - Condominiums B. Interdepartmental Review The request was presented before the Plans and Plats Review Committee (PPRC) on June 13, 2012, and the applicant has addressed all comments. C. Inter-jurisdictional Review Traffic Concurrency: The Palm Beach County Engineering Department issued a Traffic Concurrency approval Letter on July 23, 2012. Prepared and Respectfully Submitted by: Eric Schneider, AICP Principal Planner PB 1248Q - 3
ATTACHMENT I Applicant s Justification Statement MorseLife PACE Program Major PD Amendment MorseLife (the Applicant ) is requesting a major Planned Development Amendment for the addition of an Adult Day Care program that will operate weekdays within the MorseLife Campus. The facility is currently licensed to operate a small 30 participant program. This program shall be expanded upon and shall include the following minor modifications: +/- 7,000 s.f. expansion to the existing Resnick Building; addition of a covered patio; and, expansion to an existing porte cochere. The facility shall be licensed for up to 300 PACE participants which it will gradually fill over the course of coming years. Introduction of this program will also create up to 60 new jobs at the facility. Potential participants must be eligible for long term (skilled nursing) care; therefore they shall all be transported to and from the facility by way of van service provided by MorseLife. The subject property possesses a Future Land Use designation of Community Service (CS) and a corresponding Community Services Planned Development (CSPD) zoning district designation. The Morselife campus has been in operation as a senior care living campus for several years and this petition represents the formal introduction of a complimentary accessory use that will not only serve residents of the center but the surrounding senior community. Introduction: Morselife is seeking a major PD Amendment for the purpose of introducing a PACE Center (Program of All-inclusive Care for the Elderly) at the MorseLife campus. This service is an adult day care use that will be integrated into MorseLife Campus with only minor modifications to an existing building and covered canopy area. The program has been approved at MorseLife by the Florida State Legislature for 150 PACE participants and will have the ability to expand to a total of 300 participants in 2013. Please refer to the MorseLife letter dated April 16, 2012 attached herein as prepared by Mr. Alan Sadowsky, Ph.D., Sr. Vice President, Home and Community Based Services for MorseLife: Master Plan Updates: The Master Plan for the MorseLife Campus shall be updated to include the Adult Day Care Use participants as an additional accessory use. The Site Data has been updated to reflect the newly recognized accessory use. As PACE participants must be eligible for long term (skilled nursing) care, transportation to and from the facility and the PACE program will be conducted by way of van service (participants will not drive themselves). It is anticipated that between 12-15 vans will be utilized to transport participants. The MorseLife campus has sufficient parking to accommodate both the van service parking as well as the new employees that will be generated as a result of integrating this accessory use on the campus. Ultimately up to 60 new employees will be added as a result of the PACE program. The Master Plan has been updated to reflect the parking requirements for vans and new employees. Up to +/-7,000 square feet of expansion to the Resnick Building shall occur to accommodate the ultimate participant number expected to attend the program. A minor reconfiguration of the existing porte cochere and pick-up/drop-off area will also be identified on the Master Plan to efficiently manage van and regular traffic to and from the building and ensure sufficient PB 1248Q - 4
protection is provided to the elderly during inclement weather conditions. Further, an additional covered trellis area at the rear of the building will be added for daytime outdoor activities. Parking Analysis: The Applicant has a requirement to provide parking for the 12-15 vans that will service this new accessory use as well as the +/-60 new employees that will work on-site. It is anticipated that the available parking that exists on the overall campus today will readily accommodate the parking needs for this daytime use. The Master Plan shall be updated to identify the location of parking that will service this use. The overall campus shall be served with up to 716 parking spaces conveniently located in close proximity to each existing and future buildings. Landscaping Design: The Applicant intends on preserving and/or relocating all native trees affected by the building or site development. The landscape theme shall remain consistent with the previous approvals and thematic design of the remainder of the campus. Specialty landscape areas as they are formalized through the design process shall be submitted for review and approval in and around the new building and canopy additions. PB 1248Q - 5
ATTACHMENT I (cont.) Applicant s Justification Statement PB 1248Q - 6
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ATTACHMENT II Master Plan PB 1248Q - 8
ATTACHMENT III PACE Addition PB 1248Q - 9
ATTACHMENT IV PACE Transport Van Example PB 1248Q - 10
ATTACHMENT V Section 94-32 Amendment Standards In reviewing a proposed amendment, Section 94-32 of the City s Zoning and Land Development Regulations requires that the Planning Board consider all of the following: 1. Whether the proposed amendment is consistent with all elements of the City of West Beach Comprehensive Plan. The amendment to the MorseLife Community Service Planned Development (CSPD) to add adult daycare as a permitted use and modify the master plan accordingly is consistent with all elements of the Comprehensive Plan. 2. Whether there exist changed conditions that require an amendment. The MorseLife CSPD does not currently include adult daycare as a permitted use. The applicant wishes to expand the services offered on the campus to include the adult daycare in order to further the MorseLife mission to provide care for the elderly. The additional use requires the amendment to the development order. 3. Whether the proposed amendment is in conformance with all applicable portions of the City Development Code. The Major Amendment to the MorseLife CSPD complies with the City Development Code. 4. Whether and the extent to which the proposed amendment is inconsistent with existing and proposed land use. The existing CSPD is consistent with the surrounding land uses. The addition of adult daycare to the CSPD, which already includes independent and dependent elderly care, is not inconsistent with the surrounding residential and community serving land uses. The proposed vans will be buffered from view of the residential properties. PB 1248Q - 11
5. Whether and the extent to which the proposed amendment would exceed the capacity of public facilities, including but not limited to transportation, sewerage, water supply, parks, fire, police, drainage, schools, and emergency medical facilities. The proposed use will not exceed the capacity of public facilities. The Morse Geriatric Center CSPD is currently operating and the addition of an adult daycare use will not cause a negative impact. 6. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. The additional 7,500 square feet will be constructed in an area that is currently developed with hardscape and minimal lawn area; therefore, there will be no adverse impact on the natural environment. Any existing trees will be relocated on-site. 7. Whether and to the extent to which the proposed amendment would adversely affect property values in the area. The addition of adult daycare to the CSPD, which already includes independent and dependent elderly care, will not adversely affect property values in the area. 8. Whether and 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. The addition of adult daycare to the CSPD, which already includes independent and dependent elderly care, will not have a negative impact on future development in the area. PB 1248Q - 12