REVIEW COMMENTS
8.C.l
QUANTUM PARK & VILLAGE
SOUTH (SPWV 03-001)
(aka Quantum Lake Villas Phase III)
SITE PLAN WAIVER
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO PZ 03-121
TO
Chairman and Members
Planning & Development Board
DATE
Michael Rumpf
Director of Planning and Zoning
Eric Lee Johnson, AICP cz;.y
Planner G
May 20, 2003
THRU
FROM
PROJECT
Villas at Quantum Lakes Phase III / SPWV 03-001
REQUEST
Technical Site Plan Waiver
PROJECT DESCRIPTION
Property Owner' Quantum Lakes Villas II, Corporation
Applicant! Agent: Mark Hansen - Olen Construction
Location A portion of Quantum Park Lot 62 and all of Lots 66, 67-A, 67-B, and 67-C
(see Exhibit "A" - Location Map)
Existing Land Use / Zoning Industrial with the Quantum Master Plan designation of Mixed-Use (MU) /
Planned Industrial Development (PlO)
Proposed Land Use/Zoning No change proposed
Proposed Use 234 Mulit-family Apartments
Acreage 11 9 acres
Adjacent Uses
North
Undeveloped Quantum Park Lots 63, 64, 65-A, 65-B, earmarked for
commercial development known as Quantum Park & Village South,
designated with a Mixed-Use (MU) land use option, zoned PIO, then farther
north is the right-of-way for Gateway Boulevard,
South
Developed Quantum Park Lots 101 & 62 known as Villas at Quanum Lakes
with a Mixed-Use (MU) land use option, zoned PIO, the Sand Pine Preserve,
and Quantum Park Lots 68-A & 68-B with an Office / Industrial eOI) land use
option, zoned PlO,
East:
Right-of-way for High Ridge Road and farther east is vacant Quantum Park
Lots 81 & 82 with an Office / Industrial / Commercial land use option, zoned
PlO, and
West:
A portion of Quantum Park Lot 62 and all of Quantum Park Lot 101,
Page 2
Memorandum No PZ 03-121
earmarked for commercial development known as Quantum Park & Village
South with a Mixed-Use (MU) land use option, zoned PlO, then farther west
is the right-of-way for Gateway Boulevard
BACKGROUND
In February 2000, the Quantum Park DRI Master Plan Development Order #10 changed the land use
option of Quantum Park Lots 59 through 67-C to allow for "Mixed-Use" developments, The Mixed-Use
(MU) land use option allows office, commercial, and residential uses, The City Commission approved the
site plan (NWSP 00-016) known as Quantum Park Grotto Bay at Bermuda Place on December 19, 2000
This site plan would become the first phase of a three (3)-phase apartment complex. This first phase of
the complex was approved with a parking waiver, identical to the one that is currently being sought now
The justifications for the waiver were as follows
"This application is requesting parking calculations based upon 1 75 parking space per unit with five
percent (5%) additional spaces (24 spaces total) for guest / miscellaneous parking The parking
requirement for the lease office is included in the additional 5%. One accessible parking space is
required, and provided, for the lease office. The number of parking spaces in garages, parking
areas, and on the street is noted in the site data on the site plan"
"Our parking ratio request of 1 75 spaces per unit is based upon Olen Development's extensive
experience in developing, marketing, and managing projects similar to Grotto Bay through South
Florida Based upon this experience, they are confident that this ratio is adequate to service this
project. In addition, spaces based on a ratio of five percent (5%) of the residential spaces have
been provided for the guests and miscellaneous uses"
Staff recommended approval of that waiver The Planning & Development Board and City Commission
concurred and granted the waiver The site plan included 18 two (2)-story buildings containing 271 rental
apartment units, a clubhouse, and an office area (leasing center)
On November 6, 2001, the City Commission adopted Ordinance 01-054 approving Amendment #12 of the
Quantum Park DRI Master Plan Development Order Amendment #12 changed the Master Plan to
eliminate a portion of Quantum Lakes Drive, thereby creating new Quantum Park Lots 100 and 101 Both
lots would have a (MU) land use option On February 5, 2002, the City Commission approved a Major Site
Plan Modification (MSPM 02-002) known as the Villas of Quantum Lakes. This major site plan modification
included the abandonment of Water Management Tract "P" and Tract "Q" of Quantum Park. This new area
(2,91 acres) coupled with Grotto Bay's area (15 16 acres) totaled 18 07 acres, It also added 42 more
apartment units for a total of 314 apartment units, This major site plan modification (MSPM 02-002) would
become the second phase of the three (3)-phase apartment project,
On September 3, 2002, the City Commission approved a Subdivision Master Plan (SBMP 02-001) for
Quantum Park Lots 62 through 67-C (excluding a portion of 65B) and Lot 100 The Subdivision Master
Plan, known as Quantum Park & Village South included 132,032 square feet of commercial area and 234
apartment units, The subdivision master plan was approved for other various waiver requests, An
unrelated parking waiver was approved for the commercial portion of the site but not for the residential
portion As allowed by the Land Development Regulations, technical site plans do not have to be re-
reviewed by the City Commission as long that they do not substantially deviate from its parent subdivision
master plan Technical site plans are reviewed by the Technical Review Committee (TRC) only to ensure
compliance with all applicable codes and regulations. This subdivision master plan and its subordinate
technical site plan would become the third phase of the three (3)-phase apartment project, On November
Page 3
Memorandum No PZ 03-121
12, 2002, the applicant (Quantum Lakes Villas II, Corporation) submitted a technical site plan application
(NWSP 02-022) for 234 apartment units. A project condition of approval required the applicant to submit a
request for the parking waiver in order to conform to the same standards used on the first two phases,
Waiver requests must be legally advertised with respect to posting legal notice in the paper for a Planning
& Development Board meeting and then they are placed on the City Commission's Consent Agenda
ANALYSIS
The first and second phases of the Villas at Quantum Lakes were already approved for similar parking
relief The Technical Site Plan (NWSP 02-022) for Phase Three was reviewed by the TRC on January 7,
2003 Since, the technical site plan was consistent with the approved Subdivision Master Plan (SBMP 02-
001), its Development Order was subsequently issued on March 17, 2003 However, Condition of
Approval #21 of the Technical Site Plan (NWSP 02-022) stated the following
"Submit a waiver request to allow 1 75 parking spaces per unit for two and three bedroom
apartments, Waiver request must be approved prior to the issuance of a building permit"
In accordance with Chapter 2, Section 7 P.3, mixed-use pods within a PlO may include waivers from the
standard development regulations to allow greater flexibility Waivers may be applicable to the following
Building setbacks, Drive aisle widths and parking dimensions, perimeter buffer widths, type and size of
dwelling units, parking space requirements, internal landscape requirements, and others which would
require an enabling ordinance All waivers are subject to Planning & Development Board and City
Commission review and approval The above referenced condition (Condition of Approval #21) requires
granting of the waiver by the Planning & Development Board and City Commission before any building
permit can be issued for Phase Three,
Current regulations require that one-bedroom apartment units are supplied with one and one-half (1112)
parking spaces, Two and three bedroom apartment units require two (2) parking spaces each The
recreation / leasing office would require five (5) parking spaces, This Technical Site Plan (NWSP 02-022)
proposed 130 one (I)-bedroom apartment units and 104 two (2)-bedroom apartment units, The
requested waiver only pertains to the two (2)-bedroom units, Therefore, the 234 units, in conjunction
with the recreation / leasing office would require a total of 408 parking spaces, In summary, the
technical site plan would provide 377 parking spaces for the apartment units and an additional 19 spaces,
which is five percent (5%), for guest and recreation / leasing office spaces, Therefore, the plan would
provide for a total of 396 parking spaces or 12 spaces below the normal development standard
Given this minimal reduction and experience of the applicant with similar residential projects, the general
justification provided by the applicant and stated above in the "Background" portion of this staff report is
accepted by staff Also, it must be noted that this waiver request is not utilized for an isolated, unrelated
project intending to circumvent parking requirements normally applied to all other residential projects,
Conversely, approval of the requested waiver, which would allow a reduction in the total number of
required parking spaces, would ensure consistency between this phase (Phase Three) and the apartment
complex's subsequent phases with regards to development standards that were previously applied (see
Exhibit "B") Furthermore, the requested waiver is consistent with the Chapter 2, Section 7 P 3 Staff's
only criticism is that this waiver request should have been processed simultaneously with the Subdivision
Master Plan eSBMP 02-001) for Quantum Park & Village South and / or the Technical Site Plan (NWSP 02-
022) for Villas at Quantum Lakes Phase III and not after the fact,
Page 4
Memorandum No PZ 03-121
RECOMMENDATION
Staff recommends approval of this waiver request to allow 1 75 parking spaces per unit for two and three
bedroom apartments contingent upon the comment indicated in Exhibit "C" - Conditions of Approval
This recommendation is based in part, on the analysis contained herein and in order to maintain
consistency with the granting of the same waiver for the Phase One and Phase Two portion of the
project. Any additional conditions of approval recommended by the Board or required by the City
Commission will be placed in Exhibit "C"
S:IPlanninglSharedlWplPrOjectslVillas at Quantum Lakes aka Grotto BaylNWSP 02-022 Phase III {aka QP @ Village South Resid)ISPWV 03-001 Phase III Parking WaiverlStaff Report.doc
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Location Map
EXHIBIT "A"
Quantum Park & Village South Master Site Plan
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KENNETH R. CARJ.SON - Al/t:HITEC1' p.,,-
MASTER SITE PLAN QUANTUM PAlIK AND VILLACE
C4CICEI T~
ONE a.E&T CAl1'",O ~A.., $.JITE 2121
BOCA RATc:N, FLO~IDA AA COll!'>I81S
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PrOject name
File number
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EXHIBIT "C"
CondItIons of Approval
Villas at Quantum Lakes Phase III (a.k.a. Quantum Park & Village South) PID Waiver
SPWV 03-001
AId M h 18 2003
e erence' \.ppncatlOn receIve arc
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments. None
UTILITIES
Comments None
FIRE
Comments. None
I Comments. None POLICE I I I
ENGINEERING DIVISION
Comments. None
BUILDING DIVISION
Comments. None
PARKS AND RECREATION
Comments None
FORESTER/ENVIRONMENT ALIST
Comments. None
PLANNING AND ZONING
Comments.
1 If approved, the permit plans should reflect the Inclusion of thIS requested
waiver wIthIn the waIver lIst In the tabular data (Chapter 2, Section 7.P 1 b).
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments.
2. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments.
3 To be determined.
S.\Planning\Shared\Wp\ProjectsWillas at Quantum Lakes aka Grotto Bay\l'o"WSP 02-022 Phase III (aka QP @Village South Resid)\SPWV 03-001 Phase III Parking Waiver\COA.doc