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Agenda 02-28-23 CITY OF BOYNTON BEACH PLANNING AND DEVELOPMENT BOARD MEETING AGENDA DATE: Tuesday, February 28, 2023 TIME: 6:30 PM PLACE: City Hall Commission Chambers 1. Pledge of Allegiance 2. Roll Call 3. Agenda Approval 4. Approval of Minutes 4.A. Board minutes from the 02/06/2023 Planning & Development Board meeting are not yet available. Approval of these minutes will be during a future meeting. 5. Communications and Announcements: Report from Staff 6. Old Business 7. New Business 7.A. Approve New Site Plan and New Master Plan for Miraflor Apartments to allow for the construction of a multifamily residential development consisting of 58 rental apartments within five (5), two/three- story structures with associated residential improvements on 3.87 acres, located on the west side of North Seacrest Blvd. across from Mentone Rd. in the IPUD zoning district. Applicant: Javier Cappelleti, Miraflor Palm Beach, LLC. 8. Other 9. Comments by members 10. Adjournment The Board may only conduct public business after a quorum has been established. If no quorum is established within fifteen minutes of the noticed start time of the meeting, the City Clerk or her designee will so note the failure to establish a quorum and the meeting shall be concluded. Board members may not participate further even when purportedly acting in an informal capacity. Decorum Any person who disrupts the meeting while addressing the Advisory Board may be ordered by the presiding officer to cease further comment and/or to step down from the podium. Failure to discontinue comments or step down when so ordered shall be treated as a continuing disruption of the public meeting. An order by the presiding officer issued to control the decorum of the meeting is binding, unless over-ruled by the majority vote of the Advisory Board members present. Page 1 of 78 Notice Any person who decides to appeal any decision of the planning and development board with respect to any matter considered at this meeting will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceeding is made, which record includes the testimony, and evidence upon which the appeal is to be based. (f. S. 286.0105) The city shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or activity conducted by the city. Please contact the City Clerk's office, (561) 742-6060, at least forty-eight (48) hours prior to the program or activity in order for the city to reasonably accommodate your request. Page 2 of 78 4.4.A. Approval of Minutes 2/28/2023 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 2/28/2023 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Board minutes from the 02/06/2023 Planning & Development Board meeting are not yet available. Approval of these minutes will be during a future meeting. EXPLANATION OF REQUEST: HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? FISCAL IMPACT: ALTERNATIVES: STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: CLIMATE ACTION APPLICATION: Is this a grant? Grant Amount: Page 3of78 7.7.A. New Business 2/28/2023 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 2/28/2023 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve New Site Plan and New Master Plan for Miraflor Apartments to allow for the construction of a multifamily residential development consisting of 58 rental apartments within five (5), two/three-story structures with associated residential improvements on 3.87 acres, located on the west side of North Seacrest Blvd. across from Mentone Rd. in the IPUD zoning district. Applicant: Javier Cappelleti, Miraflor Palm Beach, LLC. EXPLANATION OF REQUEST: A New Site Plan and New Master Plan approval for the proposed Miraflor Apartments project is requested by the applicant. As indicated on the Master/Site plan submitted (see Exhibit"B" —Plans), the project consists of a total of 58 dwelling units within five (5) apartment buildings, with each building containing 10 to 13 apartment units ranging from 1,000 square feet in size for each two-bedroom apartment, and 1,100 square feet for each three-bedroom apartment. Each dwelling unit will have two bathrooms. The project plans include construction in one (1) phase. It is noted that the proposed plans are largely identical to the plans approved in 2020 under MSPM 19-008 with minimal changes incorporated to address conditions of approval placed on the previous approval. Since changes to the land use and zoning of a property do not expire, the HDR and I PUD designations established in 2020 continue to be in effect. Therefore, no changes to future land use and zoning are needed as part of this application. Multi-family residential (apartments) is a permitted use in the proposed I PUD zoning district. The maximum density allowed by the proposed High Density Residential (HDR) land use classification is 15 dwelling units per acre, which would allow the developer a maximum of 58 units based on a 3.87-acre site. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? N/A FISCAL IMPACT: N/A ALTERNATIVES: N/A STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: N/A CLIMATE ACTION APPLICATION: N/A Is this a grant? Page 4 of 78 Grant Amount: ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map Exhibit A® Location Map D Drawings Exhibit B ® Master/Site Plan D Drawings Exhibit B ®Architectural Plans D Drawings Exhibit B ® Color Elevations (Bldgs 1-3) D Drawings Exhibit B ® Color Elevations (Bldgs 4 & 5) D Drawings Exhibit B ® Landscape & Irrigation Plans D Drawings Exhibit B ® Civil Plans D Drawings Exhibit B ® Photometric Plan D Drawings Exhibit B ® Survey D Conditions of Approval Exhibit C ® Conditions of Approval Page 5 of 78 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 23-013 STAFF REPORT TO: Chair and Members Planning and Development Board THRU: Admanda Radigan Director, Planning & Zoning FROM: Andrew Meyer, Senior Planner DATE: February 15, 2023 PROJECT: Miraflor Apartments (NWSP 22-003, MPMD 23-005) REQUEST: Approve New Site Plan and New Master Plan for Miraflor Apartments to allow for the construction of a multifamily residential development consisting of 58 rental apartments within five (5), two/three-story structures with associated residential improvements on 3.87 acres, located on the west side of North Seacrest Blvd. across from Mentone Rd. in the IPUD zoning district. Applicant: Javier Cappelleti, Miraflor Palm Beach, LLC. PROJECT DESCRIPTION Property Owner: Javier Cappelleti, Miraflor Plam Beach, LLC Agent: Lauren Burnley / Bradley Miller AICP, Miller Land Planning, Inc. Location: West side of North Seacrest Blvd. across from Mentone Road (see Location Map - Exhibit "A") Existing Land Use: HDR High Density Residential (15 du/ac) Existing Zoning: IPUD Infill Planned Unit Development Proposed Land Use: HDR High Density Residential (15 du/ac) (no changes in land use) Proposed Zoning: IPUD Infill Planned Unit Development (no changes in zoning) Proposed Use: 58 Rental Apartments Page 6 of 78 Page 2 Miraflor Apartments NWSP 22-003, MPMD 23-005 Acreage: 3.87 acres (168,650 square feet) Adjacent Uses: North: Cemetery (Palm Beach Memorial Park) in unincorporated Palm Beach County classified Institutional (INST) and zoned Residential, Multi-family (RM); South: Townhomes (Pine Pointe Villas Condo) classified Medium Density Residential (MDR) and zoned Multi-family Residential (R-3); East: Right-of-way for North Seacrest Blvd, and farther to the east / southeast, single-family residential homes (Rolling Green Ridge subdivision) classified Low Density Residential (LDR 7.5 du/ac) and zoned Single-Family Residential (R-1), and farther to the east /northeast, single-family residential homes (San Castle subdivision) in unincorporated Palm Beach County classified Medium Density Residential (MR-5) and zoned Residential, Multi- family (RM); West: Right-of-way of Interstate 95, and farther west, single-family residential homes in unincorporated Palm Beach County classified Low Residential (LR-2) and zoned Residential, Single- Family (RS). PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject request were mailed a notice of this request and its respective hearing dates. The applicant certifies that they posted signage and mailed notices in accordance with Ordinance No. 04-007 and Ordinance No. 05-004. BACKGROUND Site: As shown on the survey submitted, the subject property is a 3.87-acre irregularly-shaped parcel located on the west side of North Seacrest Boulevard, approximately one-half mile south of Hypoluxo Road, with 161 feet of lot frontage on North Seacrest Boulevard, and 857 feet of lot depth. Located between Pine Point Villas (in the City) and Palm Beach Memorial Park Cemetery (in the unincorporated County), the subject parcel was originally part of the Palm Beach Memorial Park Cemetery, and slated as a future expansion area of the cemetery. In 2007, the subject parcel was subdivided from the cemetery and annexed into the City, along with approvals for a 40-unit townhome development 2 Page 7 of 78 Page 3 Miraflor Apartments NWSP 22-003, MPMD 23-005 (ANEX 06-009, LUAR 06-022, NWSP 06-027). The applicant at that time submitted a notarized Affidavit which stated that the subject property "has never been used for burial sites, had never contracted to sell plots for burial, nor used for crematory purposes". Even though approved on January 16, 2007, the previous Miraflor project was not constructed and the site plan approval expired. In June of 2020, the subject parcel received approval for a multi-family project containing 58 dwelling units within five (5) apartment buildings (LUAR 19-005, MSPM 19-008). On December 2, 2021, the approval expired per code, as no permit had been secured within 18 months of approval and no time extensions were sought by the applicant. Proposal: A New Site Plan and New Master Plan approval for the proposed Miraflor Apartments project is requested by the applicant. As indicated on the Master/Site plan submitted (see Exhibit "B" — Plans), the project consists of a total of 58 dwelling units within five (5) apartment buildings, with each building containing 10 to 13 apartment units ranging from 1,000 square feet in size for each two-bedroom apartment, and 1,100 square feet for each three-bedroom apartment. Each dwelling unit will have two bathrooms. The project plans include construction in one (1) phase. It is noted that the proposed plans are largely identical to the plans approved in 2020 under MSPM 19-008 with minimal changes incorporated to address conditions of approval placed on the previous approval. Since changes to the land use and zoning of a property do not expire, the HDR and IPUD designations established in 2020 continue to be in effect. Therefore, no changes to future land use and zoning are needed as part of this application. Multi-family residential (apartments) is a permitted use in the proposed IPUD zoning district. The maximum density allowed by the proposed High Density Residential (HDR) land use classification is 15 dwelling units per acre, which would allow the developer a maximum of 58 units based on a 3.87-acre site. ANALYSIS Concurrency: Traffic: The provision of an updated TPS letter from the Palm Beach County Traffic Division has been placed as a condition of approval (Exhibit C) for the project. In 2020, the Palm Beach County Traffic Division responded that the project does not have significant peak hour traffic impact on the roadway network and therefore meets the Traffic 3 Page 8of78 Page 4 Miraflor Apartments NWSP 22-003, MPMD 23-005 Performance Standards of Palm Beach County, however such approval expired 1 year after issuance. Since this project proposes the same density as the prior project, it is anticipated that this project will have a similar outcome. Should a different determination be provided by Palm Beach County Traffic Division require the project to be redesigned, the project shall go through the Site Plan Modification process to incorporate these changes. School: The School District of Palm Beach County review of the School Capacity Availability Determination letter submitted by the applicant concluded that the proposed development will not have a significant impact on school capacity. Utilities: The City's water capacity would meet the projected potable water for this project. Sufficient sanitary sewer and wastewater treatment capacity is also currently available to serve the project. Police/Fire: The Police Department has reviewed the site plan and all review comments have been acknowledged by the applicant and will be addressed at the time of permitting. The Fire Department notes that they will be able to provide an adequate level of service for this project with current or expected infrastructure and/or staffing levels. Further plan review by Police and Fire will occur during the building permit process. Drainage: Conceptual drainage information was provided for the City's review. The Engineering Division has found the conceptual information to be adequate and is recommending that the review of specific drainage solutions be deferred until time of permit review. Access: One (1) point of ingress/egress is proposed for the project along North Seacrest Boulevard. This two-way driveway serves as the only point of access to the proposed apartment buildings. An emergency access point is proposed on the site plan near the westernmost parking lot and is subject to consent by the adjacent property owner to the north. Sidewalks are provided from North Seacrest Boulevard throughout the proposed development at a minimum of five (5)feet in width. The sidewalks provide required pedestrian connectivity from parking lots to front doors or stairwells and to residential amenity areas. Parking: Off-street parking for the IPUD zoning district requires two (2) parking spaces for each two (2) or three (3) bedroom apartment. The project proposes 25 two-bedroom units and 33 three-bedroom units, which would require a total of 116 parking spaces. Additionally, the code 4 Page 9of78 Page 5 Miraflor Apartments NWSP 22-003, MPMD 23-005 requires the provision of guest parking at a rate of 0.15 spaces per unit, which adds nine (9) parking spaces for a total minimum of 125 required parking spaces. The site plan proposes 142 parking spaces, including five (5) handicap spaces and eight (8) electric vehicle charging stations, with an excess of 17 parking spaces over the minimum requirement. Building Height: In the IPUD zoning district the maximum building height allowed is 45 feet. To be more compatible with the one-story adjacent development to the south (Pine Pointe Villas), each proposed three- story apartment building has end units of two-stories in height. All proposed buildings comply with the IPUD height requirements of the Land Development Regulations, with the mean roof height of the three (3)-story portion being at 35 feet (10 feet less than the maximum of 45 feet allowed), and the mean roof height of the two (2)-story end units being approximately 25 feet. Setbacks: Flexible setbacks are allowed in the IPUD zoning district however they are required to mirror adjacent development (which is 25 feet). Proposed building setbacks have been increased along the south property line adjacent to Pine Pointe Villas, ranging from 53 feet to 65 feet, more than double the setback of adjacent development. Amenities: Usable open space of 200 square feet per unit is required to be provided in the IPUD zoning district, and the site plan exceeds this requirement by 720 square feet. The site plan proposes two (2) usable open space areas for residents and their guests. These amenity areas include recreational open green areas, playground, benches, trash cans, BBQ grills, and a pavilion for a community meeting area. In other areas on site there are also four (4) covered bike racks, a mail kiosk, and additional benches proposed. An easement for a possible future Palm Tran bus stop is also proposed adjacent to the North Seacrest Boulevard right-of-way. Design: The proposed buildings have a Key West design featuring smooth and lapped stucco walls with a pastel color palette. Horizontal and vertical articulation is maximized by varying roof lines and building off-sets. Impact windows and doors are proposed, and decorative features include aluminum awnings and balcony railings. Sustainable elements are proposed throughout the development including paving and roofing materials with a preferred solar reflective index; light building colors to reflect heat and reduce cooling costs; awnings to minimize glare; energy efficient lighting and air conditioning; and electric car charging stations. 5 Page 10 of 78 Page 6 Miraflor Apartments NWSP 22-003, MPMD 23-005 Landscaping: A variety of plant species is proposed including trees, palm trees, accent and shrubs, and groundcover plants. All plant materials to be used in the landscape design are required to be Florida friendly, number one grade and must be identified as having "low" or "medium" watering needs in the South Florida Water Management's "Waterwise" publication. The proposed tree species would include the following: Red Maple, Gumbo Limbo, Orange Geiger, East Palatka Holly, Southern Magnolia, Southern Live Oak, Bald Cypress, and Florida Royal Palms. A total of 78 buffer trees are required, and 146 buffer trees are provided. Each proposed apartment building has foundation landscaping consisting of trees and shrubs surrounding each side. Parking areas also include landscape islands, and tree shaded areas are proposed in the usable open space areas that include a playground and BBQ area. A total of five percent (5%) of shrubs and groundcover are required to be butterfly attracting. Proposed butterfly garden plants include Butterfly Bush, Butterfly Milkweed, Native Porter, Dwarf Evergreen Day Lily, and Lavender Pentas and range from 5.8% of shrubs and 6.8% of groundcover plants proposed. Lighting: The design, style, and illumination level is compatible with the building design (height) and considers safety, function, and aesthetic value. Photometric plans include 16 aluminum light poles with a maximum height of 18 feet. There are no spot readings in excess of the maximum of 5.9, with an average reading of 0.02 at the property lines. As required, the on-site illumination would be directed down and not "spill over" onto adjacent properties and rights-of-way. Signage: A site sign is proposed along North Seacrest Boulevard, setback a minimum of ten feet from the property line. Signage design has not been finalized at this time. The design will need to be submitted for staff review and approval prior to requesting any sign permits for the site (see Exhibit "C" — Conditions of Approval). Sustainability: Planned Unit residential development with more than 50 units must achieve a minimum of 25 sustainabilty points. The development proposes to satisfy this requirement by providing the following: SUSTAINABLE DEVELOPMENT STANDARDS POINTS Energy Paving material with Solar Reflective Index (SRI) of 29 4 All air conditioners are Energy Star qualified, minimum 2 6 Page 11 of 78 Page 7 Miraflor Apartments NWSP 22-003, MPMD 23-005 SEER 16 Roofing material that has a SRI > 75 for low sloped roofs for a minimum of 75% of the roof surface 2 White or cool light colors for the body of buildings to reflect rather than absorb heat and reduce cooling costs 2 Shade structures such as awnings, screens, louvers over windows/doors to minimize glare, solar heat gain 6 Energy efficient lighting such as LED for building interiors for 100% of proposed lighting 1 Transportation A total of 6 electric car charging stations (4 more than the minimum required number) (8provided) 4 Tree Canopy Provide canopy trees in an amount that exceeds the minimum number of required trees by 25% 5 Total Points 26 Based on the elements above, the criteria for sustainable development will be exceeded for the proposed development. Public Art: The project is subject to the Art in Public Places requirement, and the applicant has been in discussions with the Public Arts Administrator regarding the art and its placement. The proposed location and description of the art will be reviewed by the Public Arts Commission. RECOMMENDATION Staff has reviewed this request for a new site plan and new master plan and recommends APPROVAL, subject to approval of the accompanying applications and satisfying all comments indicated in Exhibit "C" — Conditions of Approval. Any additional conditions recommended by the Board or required by the City Commission shall be documented accordingly in the Conditions of Approval. \\Fps\main\SHRDATA\Planning\SHARED\WP\PROJECTS\Miraflor\NWSP 22-003\Staff Report\NWSP 22-003 Staff Report.docx 7 Page 12 of 78 Exhibit A LOCATION MAP I t��!! - d . t Palmi Beach Memorial Park '4 _ ��'� � �� �- 11� SIrTE ' tri �Mentone,-Rd N �r «( s t � z :s { H, r t' d � 3 c o. ayv�ew Ave I WORK IN ( S �t Legend 911111111 City Boundary 0 45 90 180 270 t ILI l=j pea9 u0luA0910 Alp Ofz z oz" =vim _ ave" wa a CC� Q s}uaua}aedy aolleaiW - - as J m _ anmw gym _= ���_y3 5�°am aae3 mm3 a�ma o m a a o W w - - 1 HO - - - -- 3� w omaalsaa�ras 3� x o m m� oar o m� w" y ¢ - M z = aw eM a a�z� a, LL o = Y �NJIS 4 ¢ z e i m �z �\ I 3 - h s _8 v keo x � E 961 o o / �� Imo/ gamamda a � �naE: am e„ o - BES m o z ww Iy e S ¢LL LL e 6 8 � o. 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'o 0 > o �6o E =o o o o -o o>> o o o o' o ------ o > o o= o= o�o' o' o 'o u, o o E 'o '> 'o o' o' o- o o o'o=o o < u o 'o o 'o 'o 'o 'o 'o 'o 'o o' R 'o lo < o o o- K:O A o MEN CD I'MIN, RM ME ME IN n �j =o T— + + u CD CD =o ------- < lo u uI= o o > o o o N� Fq RE F'l < C:j— 0 o� 21w=w-S@ Et�l < X Old Tih 1 got A 1 R is 1 so 1 to NAII ,I jF ............... lit I 1 1 AS t N N N N N town ATIAIA poll Wys's Momi a m m m 'Romp two ITT _7 777"', p Pop 17 �i.......... lit H H H - H,,H IM NP lit 1 1- p in ana a a ax;A A 1 2 2 No TA'N E E 5 E 9 9 S 9 E 04 1 2 6 12 Rm lims LM EXHIBIT "C" CONDITIONS OF APPROVAL Project Name: Miraflor Apartments File number: NWSP 22-003, MPMD 23-005 Reference: 4 1h review plans identified as a Mamor Site Plan Modification with a February 9, 2023 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT ENGINEERING Comments: 1. An approved addressing plan is required prior to Site Plan Approval. No permits shall be issued for construction of this project until the applicant submits the required addressing plan and it is approved by the City's addressing committee. 2. Final drainage plans and calculations in accordance with the 2010 LDR, Chapter 4, Article VIII, Section 3.G. will be required at the time of permitting. Should final plans and calculations require site or building changes, the site shall obtain a Site Plan Modification. 3. Obtain an engineering waiver for parking stall dimensions and driveway width, or obtain a Site Plan Modification to provide standard driveway width (25') in accordance with latest City detail K-1 and standard parking stall dimensions (9.5' x 16.5' w/ 2' overhang) in accordance with latest City detail K-3. UTILITIES Comments: None, all previous comments addressed at DART Meeting. FIRE Comments: None, all previous comments addressed at DART Meeting. POLICE Comments: None, all previous comments addressed at DART Meeting. BUILDING DIVISION Comments: None, all previous comments addressed at DART Meeting. Comments: PLANNING AND ZONING Page 76 of 78 Miraflor Apartments (NWSP 22-003, MPMID 23-005) Conditions of Approval Page 2 of 3 DEPARTMENTS INCLUDE REJECT 4. It is the applicant's responsibility to ensure that the application requests are publicly advertised in accordance with Ordinance 04- 007 and Ordinance 05-004, and an affidavit with attachments (ownership list, radius map, and copy of mailing labels) is required to be provided to the City Clerk and Planning & Zoning one (1) week prior to the first public hearing. 5. If any conditions require the site to be redesigned, the owner and/or designee shall enter into a Site Plan Modification to make the needed changes. 6. At time of permitting, provide an updated TPS approval letter from Palm Beach County Traffic Engineering. 7. At time of permitting, submit a plan which delineates the limits of the cemetery graves (including any unmarked graves) and provide a signed and sealed statement from the project engineer that the proposed development including the required infrastructure improvements will not impact the existing graves, including measures to be taken to protect them from impacts of construction. 8. The subject site is located along a Palm Tran bus route and a proposed bus stop is labeled on the site plan along Seacrest Boulevard within the Palm Tran easement. Staff recommends installing an upgraded bus shelter. Coordinate the design with Palm Tran. At time of permitting provide an elevation and detail of the proposed upgraded bus shelter on the plans. 9. At time of permitting, revise plans to include a detail of the proposed private lift station with an opaque enclosure at the entrance to the apartment development. Include colors and materials of enclosure and include an opaque fencing and gate to screen. 10. At time of permitting, revise plans to include details of all proposed signage on site (monument sign and unit signs), including dimensions, square footage, font, colors, and materials. The monument sign structure must be located at least 10 feet from property lines and shall not be internally illuminated. 11. At time of permitting revise plans to include fence and gate details that comply with the requirements of Ch. 4, Art. I 11. Sec. 1 O.A. of the LDR. 12. At time of permitting, revise photometrics plans to clearly Indicate light fixtures will provide lighting in the warm white range of 2000 to 3000k. Page 77 of 78 Miraflor Apartments (NWSP 22-003, IVIPIVID 23-005) Conditions of Approval Page 3 of 3 DEPARTMENTS INCLUDE REJECT 13. At time of permitting revise photometrics plans to provide wall mounted lighting at building and apartment entries, including details of lighting fixtures and revised spot readings. 14. At time of permitting, revise the field headers on the landscape plan with the current field name. 11 \\Fps\m a i n\S H RDATA\Pl a nni ng\S HARE D\WP\PROJ ECTSW i raflo r\NWS P 22-003\Staff Report\Ex C Conditions of Approval-Miraflor- NWSP 22-003.docx Page 78 of 78