Loading...
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 ,"-' Location Map EXHIBIT "A" Quantum Park & Village South Master Site Plan - =t=' "'"?- ~~t" =l'" -I:: 3J MA~FAIfl.I.:. , ~~~.~.r' ~i. -~:- -~ R1 j ~~~--.. ,., ,::~~,_,,,,:i' ;>~~~~; - 3 c~.;: "'i ~ g-Y~:~ ~ o::;a ~ q,~ " -'5 E:l \~~ ~"?- ~,." --' ~cl ~ .J -- , -:-j =:l c-;:J =:--r ct -y---.- _..'"""- --",,- _:.- -- -,- -;;-- "_.- -~::s ====--,,::;: ~ ___~,L-. -~~ -,,- -~",- ...,.:=-..- -c: ~ -- -'-'.- -,- -~::: ------.---- - .---- NIC C'i :I: ~-M~= m_- ::c ~,~ -------- NE 2J:TH'C~ ~~~=- " .;.......,-.;-- - ~ 1 ~ - -- -- --------- - - ~ PIO ./'- /",' -- /! ~ ~~~;, J /~~y .........::.=-:-;;:/ -- -------- ------. ........ ,-/ ~ ~ ~ 1000 N .~, o 2000 3000 Feet 1000 ~ ::! o ~ ~ ~ /~ I \.., j"e 1"[ j're ~lf'1i W fW !!~ll l!h HIli :tIUI UII fl:HI '6 1~li II' I.l~' f' ~. - I _ -I I II. Iliff/'lt i n ~ih~ l~ '~~l .,t ill" ~!t jl~:?1}:1 ':II " ,"f I, ,"rl tr~ IUI l' 1 'I - 1 · l'j1 'r I 1 f~H '~~ I.! '~~ ~ Ii! J.F1 IHr i[l IJ~~ Hil.J hlli1f n .~I I. l.t,:, '. ,~ U" !H n '!.j: i!. ~I~ if! "if' fj> ir'j l i I f. . f 'o......./\-.-J l]]D "B" -C) ,0 ;~ ~nl , !:l j ~ ~ it: r :..: ~ c., " '-l i ~ 2 c., . ..... ~ ~ ;: e ~ :>.. ~ i~ I ~ ~~. sr i i ~' , I' , I ~-J.f It ~.-.j! fJJI1('JL -..,' 'Ci-- '- o-.,f/' ',,- "" v ~ i ' '1-f: ( 'I~ ~ I~ ., I~ !l !/I .. ~~ il ~~l> :' ~~iil I ":l~ I ~ f: , ~ .: pi ~i . /; ~~ I; !11~~;I: I i . , I I I I I I I I I; -=-=.::":~"'::'=:...~----==:==~-~-- 1 I / 0- .'. .r;.", ,{ ..... f"''', ~IG"" ~tDG.:E piflOAD ./ -'-....-- ,( -- ;1\ ~Ul. ....-t.o &"1'l,j;;\'~' 6. 6. 6. 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 F'I-+. (So61) 368 1198 J:AX (~61) 36& .". GATEWAY eoulEvA~ BOYNTON eEACl-l, F_CNOi!:IOA ~l\~ c:.ro~....._~ PrOject name File number Rfi 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