AGENDA DOCUMENTS
DEVELOPMENT SERVICES DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. 97-416
TO: Chairman and Members
Planning and Development Board
THROUGH: Tambri J. Heyden, AICP
Planning and Zoning Director
FROM: Jerzy Lewicki
Acting Senior Planner
DATE: August 8, 1997
SUBJECT: Melear PUD - MPMD 97-003
Master Plan Modification (buffer reduction, access onto Congress, redistribution
of unit types)
NATURE OF REQUEST
The Melear PUD, a partially built-out, residential development with an undetermined
neighborhood commercial use, is comprised of 154.6 acres, zoned Planned Unit
Development (PUD). It is located at the southwest corner of Miner Road and Congress
Avenue (see attached location map - Exhibit "A"). Donaldson Hearing of Cotleur Hearing
Inc., agent for James Bisesi and Gene Glick, property owners of the Melear PUD, has
requested an amendment to the approved PUD master plan. The proposed changes are as
follows:
1) reduction of the landscape buffer width along Congress Avenue from 50 feet to
40 feet;
2) addition of a new tMJo-way access driveway onto Congress Avenue;
3) an ingress/egress driveway onto Sandalwood Drive; and
4) redistribution of unit types and numbers within Phase 2 and Phase 3 of 492
multi-family units and 181 single-family units to 364 multi-family units and 309
single-family units.
BACKGROUND
The master plan for the Melear PUD was originally approved by the City Commission in 1983
and was subsequently modified in 1988 for a total of 1005 residential units. To date, only
Phase 1, containing 332 townhouse units (known as Chalet IV/Sandalwood) has been
Page 2
Memorandum No. 97-416
Melear PUD - MPMD 97-003
constructed. The subject modification was submitted in connection with an intent to construct
Phase 2 of the development, located immediately south of Phase 1 (see Exhibit "8" -
proposed modification) to contain 364 multifamily dwelling units (apartments).
ANALYSIS
The following is a discussion of the above-described changes to the approved Melear PUD
master plan:
a. Reduced width of the landscape buffer
During the original master plan review it was determined that, due to the high volume of
traffic on Congress Avenue, all phases of the development abutting this major thoroughfare
needed separation via a 50 foot wide landscape buffer. This design principle was
consistently implemented during construction of Phase I of the development. Staff believes,
that this consistency should be maintained throughout the entire development to preserve
the spacious "green" corridor that has been created along the north end of Congress Avenue
from south of Miner Road to Hypoluxo Road, However, an appropriate combination of
berming and landscaping, beyond the basic code requirement, may justify the reduction in
width of the landscape buffer to 40 feet.
The plan proposes the following landscape buffer elements along Congress Avenue to justify
a reduced buffer width.
. 3 foot high berm
. clusters of palms
. accent trees planted on the top of the berm
. row of shade/canopy trees
. continuous hedge planted on the top of the berm
. accent hedge between the berm and Congress Avenue
. 3 foot to 4 foot high aluminum picket fence or wall along Congress Avenue
. ground cover between the wall and Congress Avenue.
The sketch of the proposed landscape buffer is shown within Exhibit "C", Staff believes that
the quality and quantity of landscape material proposed within the buffer is sufficient to justify
the reduction of the buffer from the required 50 feet to the proposed 40 feet.
b, Two-way access driveway onto Congress Avenue from Phase 2
Page 3
Memorandum No. 97-416
Melear PUD - MPMD 97-003
The original design concept designated Sandalwood Drive as a neighborhood collector street
providing direct access from Congress Avenue to all phases within the PUD. This concept is
consistent with "good planning practices" and street hierarchy systems that require access to
residential developments to be provided from the streets of the lowest possible classifications
(carrying the lowest volume of traffic). This enables traffic backlogs to occur on smaller
streets within the project where speeds are less, rather than on a major thoroughfare such as
Congress Avenue.
The vehicular system proposed with the current master plan modification introduces a main
phase 2 access point directly onto Congress Avenue. However, the turning movements will
be limited as follows:
. Right in from Congress Avenue (southbound)
. Right out onto Congress Avenue (southbound)
. Left in from Congress Avenue (northbound)
. Left out onto Congress Avenue (northbound).
On July 1, 1997, the Technical Review Committee (TRC) met to discuss the proposed
master plan modification. The consensus was reached that the project entrance/exit onto
Congress Avenue from phase 2 of the development may create a potential traffic hazard in
the vicinity of this ingress/egress point and is contradicting "good planning practice"
principles. Subsequently, the applicant hired another traffic consultant, amended his plans
and eliminated the left out onto Congress Avenue (northbound) by reconfiguring the median
cut.
The applicant's traffic consultant contends that an access point onto Congress is more
efficient because more access points allow turn movements to be distributed or spread out,
creating less delays. He also states that it is, therefore safer because the volume at each
access point is reduced. Palm Beach County's comments regarding these conclusions are
included in Exhibit D - August 5, 1997 letter from Dan Weisberg. In summary, the county
indicates that it is unknown at this time whether the traffic signal at Miner Road and Congress
Avenue will ever become fully operational or whether traffic volumes on Miner Road will
warrant it, unlike what was originally expected. This then may allow a signal at Sandalwood
Drive and Congress. A signal at Sandalwood and Congress would be the most efficient and
safest solution to access phase 2 from Congress. See conditions of approval for signal
recommendations.
c. Ingress/egress driveway onto Sandalwood Priveway
Page 4
Memorandum No. 97-416
Melear PUD - MPMD 97-003
Staff has no concerns regarding this ingress/egress driveway as it is consistent with the
original (1983) traffic study submitted with the rezoning to PUD. The TRC recommends that
this access point be reclassified as the main access point to the development.
d, Redistribution of unit types and numbers within Phase 2 and Phase 3
The proposed redistribution of units does not affect the total number of 1005 units approved
with the original master plan. The internal redistribution of residential units within changed
boundaries of development phases is seen by staff as a market adjustment measure.
Furthermore, it is consistent with the May 1996 Vision 20/20 recommendations that the city
encourage more up-scale, single-family homes and discourage apartments from being built.
For this reason, the consultant hired to prepare the Vision 20/20 Planning Study is charged
with recommending a city-wide housing strategy. The 1996 recommendation could be taken
further to encourage development of Phase 2 of this PUD as single-family, rather than multi-
family, given the limited land available in the city to construct new single-family homes.
RECOMMENDATION
The Planning and Zoning Division recommends approval of this master plan modification
request, subject to the comments included in Exhibit "E" - Conditions of Approval. The
Technical Review Committee recommends that the deficiencies identified in this exhibit be
corrected on the set of plans submitted as a rectified master plan, prior to site plan or plat
approval.
xc: Central File
IICHIMAINISHRDA T AIPLANNINGISHAREDlWPIPROJECTSIMELEARIMPMDlST AFFREPORT MELEARPUDMPMD.DOC
EXHIBIT "e"
Phase II Typical
Landscape Buffers
Scale 1-=10'
12',14' oA Canopy Shade Tr..
.. Tr..al 100 LF, Avg.
8'-10' oA Accent Tr..
3 Tr..al 100 LF, Avg.
18"-48' oJ.. Shruba
80 Shrubsl 100 LF. Avg.
14'-20' oA Palma
Planted In Cluatera 01 3 To 7
8 Palma/l00 LF. Avg.
24'-48" oA Accant
Shruba 10 Stvuba/l00 LF. Avg.
(Plant In Cluatera)
3'-4' Aunirun PIckel
Fence Or Wall
(Seperale SecUona)
(Not Contlnuoa)
Sod
20' UtlRly Eaaamant --f
40' Land.cape Buller
8'-24' OA Ground Covera
70 Planta/lOO LF. Avg.
3' Berm WI 4~
Max. Slope
EXHIBIT "0"
Department of Engineering
and Public Works
Po. Box 21229
West Palm Beach. FL 33416-1229
(561) 684-4000
http://www.copa1m-beach.f1.us
.
Palm Beach County
Board of County
Commissioners
Burt Aaronson. Chairman
Maude Ford Lee. Vice Chair
Karen T Marcus
Carol A. Roberts
Warren H. Newell
Mary McCarty
Ken L Foster
County Administrator
Robert WeIsman. P E
-An Equal Opportumry
Affirmative ActIOn Employer"
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August 5, 1997
Ms. Tambri Heyden, Director
Boynton Beach Planning and Zoning Department
100 E. Boynton Beach Boulevard
P.O, Box 310
Boynton Beach, FL 33425-0310
RE: MELEAR PUD
Dear Ms. Heyden:
I have reviewed the traffic information provided for the Melear PUD. Per
your request, I am providing the following comments regarding the
traffic safety, efficiency, and signal considerations for the two access
scenarios.
The report provides a conflict analysis of the two access scenarios.
Providing a northbound left turn into the apartments will reduce the
northbound left turn volumes at Sandlewood Drive. This will make the
intersection of Sandlewood Drive and' Congress Avenue operate
somewhat more efficiently and there may be associated improved
safety. There are no other identifiable efficiency or safety differences
between the two access scenarios.
The report states that the intersection of Sandlewood Drive and
Congress Avenue is 1200 feet from the intersection of Miner Road and
Congress Avenue. This is less than the one-half mile spacing between
signals called for in the County's Access Management Standards.
There is a traffic signal at the intersection of Miner Road and Congress
Avenue for the City's fire station. It operates when activated by the fire
station. It was envisioned that this traffic signal would be fully
operational when warranted.
It is possible that if traffic signal warrants are met at the intersection of
Sandlewood Drive and Congress Avenue and are not met at the
intersection of Miner Road and Congress Avenue, then a traffic signal
could be installed at the intersection of Sandlewood Drive and Congress
Avenue.
August 5, 1997
Ms. Tambri Heyden
MELEAR PUD
Page 2
Determining if a traffic signal is warranted at either location would be
based on actual traffic counts.
If you need any additional information, call me at 684-4030.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
J)~ 'J4--~
Dan Weisberg, P.E.
Senior Registered Civil Engineer
cc. AI Newbold, Acting Director
Boynton Beach Development Department
Rebecca Mulcahy, P.E.
Traffic Signal Section
File: Municipalities - TPS - Traffic Study Review
g:\user\dweisber\wp50\tps\boyn77b - TAZ 426
EXHIBIT "e"
Phase II Typical
Landscape Buffers
Scale 18=10'
12'-14' oj. Canopy Shade Tr..
.& Tr..a/loo LF. Avo.
B' -10' OJ. Accent Tr..
3 Tre../ 100 LF, Avo.
18'-48" 0A. Shruba
eo Shruba/ 100 LF, Avo.
14'-20' OJ. Palma
Planted In Cluatera ot 3 To 7
8 Palma/loo LF. Avo.
24....8" OA Aceent
Shrubs 10 Shruba/1OO LF. Avo.
(Plantln Cluatera'
3'.... Akmfrun Picket
Fence Or Wall
(Separate S..,II011a'
INot Cont\rAloa'
Sod
20' UtilIty Eaaement --f.
40' Landacape Buller
0'-24" OA QrClJlld Covera
70 P1anta/1OO LF. Avo.
3' Berm W/ 4~
Max. Slope
EXHIBIT "0"
Department of Engineering
and Public Works
PO. Box 21229
West Palm Beach. FL 33416-1229
(56}) 684-4000
hnp:/fwwwco. palm-beach.fl.us
.
Palm Beach County
Board of County
Commissioners
Burt \aronson. Chairman
M.aude Ford Lee. Vice Chair
Karen T \larcus
Carol A. Roberts
\\arren H. :'Jewell
:Ylary McC.lny
Ken L Foster
County Administrator
Robert WeIsman. PE
--tn Equal Opporrumcy
Affirmam'e Aenon Employer-
@ printed on recycled paper
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August 5, 1997
Ms, Tambri Heyden, Director
Boynton Beach Planning and Zoning Department
100 E. Boynton Beach Boulevard
P.O. Box 310
Boynton Beach, FL 33425-0310
RE: MELEAR PUD
Dear Ms, Heyden:
I have reviewed the traffic information provided for the Melear PUD. Per
your request, I am providing the following comments regarding the
traffic safety, efficiency, and signal considerations for the two access
scenarios,
The report provides a conflict analysis of the two access scenarios.
Providing a northbound left turn into the apartments will reduce the
northbound left turn volumes at Sandlewood Drive, This will make the
intersection of Sandlewood Drive and. Congress Avenue operate
somewhat more efficiently and there may be associated improved
safety. There are no other identifiable efficiency or safety differences
between the two access scenarios.
The report states that the intersection of Sandlewood Drive and
Congress Avenue is 1200 feet from the intersection of Miner Road and
Congress Avenue. This is less than the one-half mile spacing between
signals called for in the County's Access Management Standards.
There is a traffic signal at the intersection of Miner Road and Congress
Avenue for the City's fire station. It operates when activated by the fire
station. It was envisioned that this traffic signal would be fully
operational when warranted.
It is possible that if traffic signal warrants are met at the intersection of
Sandlewood Drive and Congress Avenue and are not met at the
intersection of Miner Road and Congress Avenue, then a traffic signal
could be installed at the intersection of Sandlewood Drive and Congress
Avenue.
AugustS, 1997
Ms. Tambri Heyden
MELEAR PUD
Page 2
Determining if a traffic signal is warranted at either location would be
based on actual traffic counts.
If you need any additional information, call me at 684-4030.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
>>~ ~~
Dan Weisberg, P.E.
Senior Registered Civil Engineer
cc. AI Newbold, Acting Director
Boynton Beach Development Department
Rebecca Mulcahy, P.E.
Traffic Signal Section
File: Municipalities - TPS - Traffic Study Review
g:\user\dweisber\wpSO\tps\boyn77b - TAZ 426