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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" @ printed on recycled paper I~rn~~~ If' iJL ---, ;,17 ~ I'n" - I~ .' ~ i ljil:; " :iJ; l.~_,.,.: 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 11~ ~ @rna w ~ : In: , I'd In" . ; UI ! I) ~: . ~ ""'!> 1_; ,..... '--. 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