AGENDA DOCUMENTS
7.B.3
NEW SITE PLAN
MELEARPUD PHASE 3B
DEvELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 99-136
SITE PLAN REVIEW
STAFF REPORT
FOR
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
May 25, 1999
DESCRIPTION OF PROJECT
Project Name: Melear PUD
Property Owner: Continental Homes, Inc.
Applicant/Agent: Julian Bryan, Julian Bryan & Associates
Location:
Southwest corner of Minor Road and Sandalwood Drive intersection
File No,:
NWSP 99-004
Land Use Plan
Designation:
Moderate Density (maximum 7.26 units/acre)
Zoning
Designation:
Planned Unit Development, PUD (LUI:4)
Type of Use:
Residential - townhouse units
Square
Footage:
Building Area:
533,000 square feet ( 12.23 acres) - based on
application information
204,800 square feet (residential)
625 square feet (recreational)
Site Area:
Surrounding land
uses and Zoning
District: (see Exhibit "A" - location map)
North -
Melear PUD Phase 1, 4-plexes, zoned PUD (LUI:4)
South -
L.W.D.D Canal L-21 and farther south, Sand and Sea
Mobil Home Park zoned RS in Palm Beach County, and
Boynton Landings Apartments zoned PUD
East
Via Lugano Apartments (Melear PUD Phase 2,
Multifamily), zoned PUD (LUI:4)
Page 2
Site Plan Review Staff Report
Memorandum #99-136
Melear PUD
Existing Site
Characteristics:
Proposed
Development:
Concurrency:
a. Traffic-
West
Melear PUD Phase 3C (proposed Zero Lot Line homes),
zoned PUD (LUI:4)
The entire Melear PUD is a partially built-out, 130+ acre site. The
current application was submitted for the review and approval of
phase 3B, a 12.23-acre pod located east of the previously master
planned phase 3 and west of Via Lugano project which is nearly
completed. Phase 3B is the third of five pods to be submitted for site
plan approval. The site was cleared during recent clearing and
grubbing activity.
The developer is proposing construction of 204,800 square feet of
townhouse units (128 dwelling units) and 625 square feet of
recreational buildings within the established, and partially developed
Melear PUD. (see Exhibit "B" - proposed site plan).
A traffic statement was prepared by Schnars Engineering
Corporation, regarding the number of trips generated by Phase
3B. Preliminary analysis indicated that this project would
comply with the county's traffic performance standards. Final
verification of the Palm Beach County Traffic Division must be
received prior to approval and has been placed as a condition
of approval.
Conceptual drainage information was provided for the city's
review. The city's concurrency ordinance requires drainage
certification at time of site plan approval. The Engineering
Division is recommending that the review of specific drainage
solutions be deferred to time of permit review, when more
complete engineering documents are required.
Driveways: Proposed on-site traffic circulation consists of one 40-foot wide right-
of-way loop road with one gated-entry from Sandalwood Drive. The
current City of Boynton Beach Land Development Regulations do not
permit a 40 foot right-of-way cross-section for local streets. The City
Commission previously approved a master plan modification including
the 40 foot wide rights-of-way in Phases 3A and 38.
b, Drainage-
Parking Facility: A minimum of 2 parking spaces will be provided per home which is
Page 3
Site Plan Review Staff Report
Memorandum #99-136
Melear PUD
consists of one garage space and one driveway space. There are no
spaces provided for guests, nor for the recreation areas. As the
project is not relatively large, maximum walking distances to the
common recreation areas are minimal. However, pursuant to the
recreation parking requirements of Chapter 2. Zoning, one space shall
be provided for every four units located between 500 feet and 800
from the recreation amenity. ( See Exhibit "Cn). There are a total of
256 spaces provided in Phase 3B. This meets the city's Land
Development Regulations, Chapter 2 - Zoning and ADA requirements
for this Townhouse use.
Landscaping:
The landscaping of the site will fully meet the code requirements when
staff comments are incorporated. The development will be provided
with the required amount of perimeter landscaping, with special
attention given to all landscape related conditions of approval.
Perimeter requirements of the PUD are met, and the perimeter
landscaping proposed along Sandalwood Drive will continue
consistently through the remaining phases.
Building and Site
Regulations:
Building and site regulations will be fully meet code when staff
comments are incorporated into the permit drawings.
Community Design
Plan: The proposed building facades, as viewed from the interior loop road
of Phase 3B, are typical of current town home projects in the area.
Views from outside the PUD will be minimal due to the proposed
landscape buffering. The Townhouses will receive surface treatments
and colors of light tan and white stucco walls accented with Terra-
cotta tile roofs and white fascia, moldings and white window trim. The
proposed materials and colors of the subject project would be
compatible with the building colors and roof tile color on the adjacent
Via Lugano Apartments. Furthermore, the proposed project would
serve as a necessary transition from the relatively dense apartment
project to the east, with large buildings approximately 40 high, to the
single family homes planned to the west.
Signage:
A sign plan has been submitted and meets the requirements of the
City of Boynton Beach Land Development Requirements Chapter 21,
Article IV, Section 1, Paragraph D. This paragraph states that 6-foot
high, one-sided, 32 square foot wall signs are allowed on each side of
all approved entry drives.
,-
Page 4
Site Plan Review Staff Report
Memorandum #99-136
Melear PUD
The proposed masonry wall is 6 feet high, contains decorative
pilasters with formed smooth stucco finish, and terra cotta bowl
planter features. Sign lettering is to be 12 inches to 14 inches high of
black aluminum, mounted against 1-foot square tile. Although,
greater consistency is desirable, the Via Lugano entry sign was the
subject of a variance enabling it to be over 2 feet higher than allowed
by code. At minimum, staff recommends that the lettering font on the
subject sign also be Palatino to match the neighboring sign.
RECOMMENDATION:
The Planning and Zoning Division recommends approval of this site plan request, subject
to the comments included in Exhibit "c" - Conditions of Approval. The Technical Review
Committee (TRC) recommends that the deficiencies identified in this exhibit be corrected
on the set of plans submitted for building permit.
xc: Central File
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EXHIBIT "C"
CONDITIONS OF APPROVAL
Project name: Melear PUD PHASE 3B
File number: NWSP 99-004
Reference' 3rd Review. New Site Plan File # NWSP 99-004
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments:
I. Compactors not shown; assume curbside garbage pickup.
2. Waste removal in connection with construction process must be serviced
by the City of Boynton Beach including city roll-off container. Place
note on dumpster detail to indicate same.
UTILITIES
Comments:
3. All utilities easements shall be shown on the rectified landscaping
drawings so that we may determine which trees may interfere with
utilities. In general, palm trees will be the only tree species allowed
within utility easements. Canopy trees may be planted outside of the
easement so that roots and branches will not impact those utilities within
the easement in the foreseeable future. LDR Sec. 7.5-18.1 gives public
utilities the authority to remove any trees that interfere with utility
services, either in utility easements or public rights-of-way. Several
direct conflicts between utilities and canopy trees are apparent, and must
be correct.
4. Dept. of HRS permits will be required for the water and sewer systems
serving this project. (Sec. 26-12).
5. Sec. 26-34(E) of the City Code requires that a capacity reservation fee
be paid for this project either upon my request for signature on the
Health Dept. application forms or within 30 days of site plan approval,
whichever occurs first. Assuming one meter per dwelling unit, the fee
will be $17,740.80.
6. Water and sewer lines to be owned and operated by the City shall be
included within utilities easements. Please show all proposed
easements on the engineering drawings, using a minimum width of 12
feet. The easements shall be dedicated via separate instrument to the
Citv as stated in Sec. 26-33(a) of the Code.
7. A building permit for this project shall not be issued until this office
has approved the plans for the water and/or sewer improvements
reauired to serve the oroiect. (Sec. 26-15)
Page 2
Melear PUD
File No.: NWSP 99-004
DEPARTMENTS INCLUDE REJECT
FIRE
Comments:
6. Fire flow test is required (contact City fire personnel to initiate).
7. Show compliance with minimum turning radius requirement of 45 feet.
8. Dimension properly to verify that no structure exceeds maximum
distance to hydrant.
9. Security gate operation must meet the approval of the Fire Marshal,
BBCC 9-15. Card key operators are not acceptable as a stand alone
system.
10. Wood frame construction will require fire sprinklers and the location of
Fire Department connections must be shown, BBCC 9-6 and LDR 6-16.
POLICE
Comments:
II. Plans must show traffic control devices or signage at all intersections.
ENGINEERING DIVISION
Comments:
12. The plans submitted indicate a 40 foot wide right-of-way for the
proposed roadways which does not comply with the City's Land
Development Regulations. The minimum right-of-way width allowed by
the City's Land Development Regulations is 50 feet, revise the plans,
obtain relief, or amend the text accordingly.
BUILDING DIVISION
Comments:
13. A rectified master plan for this project is not on file to verify that the
proposed building and site regulations are accurate. Provide a copy of the
rectified master plan. It is possible that additional comments may be
generated following the submittal of a rectified master plan.
14. On sheets IS of 29, 21 of 29 and 27 of 29, indicate and identify the total
floor area that is air-conditioned
Page 3
Melear PUD
File No.: NWSP 99-004
DEPARTMENTS INCLUDE REJECT
15. Omit from sheet L-2 and L-3 all landscape material that are located
outside the boundary of Phase 3B.
16. The building permit plans for each townhouse building shall include
landscape plans that depict the landscaping material that will be placed on
the lots that are associated with the building. An irrigation permit will
also be required.
17. Show on sheets L-2 and L-3 a symbol that represents the perimeter
boundary of the common areas. Also, label the areas as common ground
18. A separate landscape permit shall be required for the landscaping that is
proposed for the common areas, buffer tracts and recreation parcels. An
irrigation permit will also be required.
19. To verify that the proposed entry wall signs do not encroach into an
easement, add to sheet L-4 the location, type and size of easements that
are located along the north boundary of both recreation areas.
20. Add the South Florida Water Management District permit number to the
site grading notes found on the drawing titled Preliminary Engineering
Plan Town-home Site. Also, specify the minimum finish floor elevation
and minimum crown of the road that is stated on the permit. Where
applicable, adjust the drawings.
21. Amend the building and site regulations that are identified on the drawing
titled Final Site Plan, Phase 3B to match the building and site regulations
shown on the proposed, rectified master plan.
PARKS AND RECREATION
Comments: None
FORESTERlENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
22. On the architectural elevations plan provide the overall height dimension
to the roof peak, and building materials and colors in tabular form.
Chapter 4 Section 7 Paragraph D.1.
Page 4
Melear PUD
File No.: NWSP 99-004
DEPARTMENTS INCLUDE REJECT
23. Provide all lighting and fire hydrant locations on the site plan and
landscape plans.
24. Provide notation on the site plan of how refuse will be collected.
25. In addition to the current landscape plans, provide an overall landscape
sheet produced at the same scale as the site plan. ChA Sec.7 Par.C.I
26. Provide necessary documents to show unified control which meet the
criteria stated within Ch.2.5 Sec.6 of the City of Boynton Beach Land
Development Regulations.
27. Submit for review a copy of the HOA documents. Also, since the one-half
recreation credit requires the consolidation of the subject area with the
recreation area of future phases, HOA documents shall ensure the
accessibility of the two recreation areas of all three phases by residents.
28. Prior to site plan approval confirmation of compliance with traffic
performance standards shall be received from the Palm Beach County
Traffic Division.
29. A bond shall be posted for all common area landscaping, including that on
recreation areas, due for phase 3B. The bond shall be posted prior to
issuance of first building permit.
30. Provide parking for recreation amenities given the number of units located
greater than 500 feet from the subject amenity. Provide at a minimum, I
space per 4 units located between 500 and 800 feet from the recreation
area.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD COMMENTS
30. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS
31. To be determined.
J:\SHRDAT AIPLANNING\SHARED\WPIPROJECTS\MELEAR PUD\NWSP\3RD COMMENTS PHASE 3 99-004-NWSP .DOC
DEVELOPMP- ORDER OF THE CITY COMMISS~~ OF THE
CII r OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Melear PUD Phase 3B
APPLICANT'S AGENT: Julian Bryan, Julian Bryan & Associates
APPLICANT'S ADDRESS: 8000 Governors Square Blvd. Miami Lakes, FL
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
June 1,1999
TYPE OF RELIEF SOUGHT: New Site Plan
LOCATION OF PROPERTY: Southwest Corner Miner Rd. & Sandalwood Dr.
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Planning and Development Board, which Board found as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
2. The Applicant
HAS
HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or
suggested by the public and supported by substantial competent evidence are as set
forth on Exhibit "C" with notation "Included".
4. The Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7. Other
DATED:
City Clerk
J:\SHROATA\Planning\SHARED\IJ\IP\PROJECTS\Hamptons al Boynton Beach\NWSP\DEVELOPMENT ORDER - NWSP.doc