AGENDA DOCUMENTS
7.B.1
ALTMAN (AKA) BAY VISTA
NEW SITE PLAN
DEVELO' r ORDER OF THE CITY COMM 'N OF THE
, t"Y OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Altman Bay Vista (NWSP)
APPLICANT'S AGENT: Chris Kerr, Kilday and Associates, Inc.
APPLICANT'S ADDRESS: 2201 Corporate Blvd. NW#200, Boca Raton, Florida 33421
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: June 20,2000
TYPE OF RELIEF SOUGHT: Request for new site plan approval to construct a 286-unit multi-
Family development on 14.33 acres.
LOCATION OF PROPERTY: South Federal Highway northeast of the intersection with SE 23"' Ave.
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:ISHRDATAIPlanningISHAREDlWPIPROJECTSlAltman BAY VISTA NWSPIBay Vista Develop.Order letter. doc
DEVELOPMENT DEPARTMEN.
MEMORANDUM NO. PZ 00-159
SITE PLAN REVIEW STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
June 5, 2000
DESCRIPTION OF PROJECT
Project Name/No.: Altman/ Bay Vista/NWSP 00-005
Property Owner: Jean L Merkel and Martha Banting
Diamond Beach Development Joint Venture
David E. Blankenheim, Trustee
Rebecca P. MerkelTrusUJudith Anne Merkel Howard, Trustee
Taiwan On, Inc.
Applicant/Agent: Altman Development Corporation (Contract Purchaser)/Chris Kerr, Kilday & Associates,
Inc.
Location: Eastern terminus of SE 23"' Avenue on the east side of Federal Highway (US-1)
Land Use/Zoning: Existing:
11.89 acres @ Special High Density Residential/R-3
2.44 acres @ Local Retail Commercial/ C-3
Proposed:
14.33 acres @ Special High Density ResidentiallR-3
Type of Use:
Multifamily Residential
Project size:
Site Area:
No. of Units:
Floor Area:
Density:
14.33 acres (624,215 square feet)
286
323,560 square feet
19.96 du.lac.
Adjacent Uses:
(see Exhibit "A" - Location Map)
North - Seagate of Gulfstream Condominiums zoned R-3;
South -
Hampshire Gardens Co-Op zoned R-3;
East
Intracoastal Waterway (ICWW); and
West -
Right-of-way for Federal Highway.
Site Characteristics: The subject 14.33 acre parcel is a compilation of several parcels which are currently under
separate ownership. Existing development on site includes two (2) vacant restaurant
buildings (Gentleman Jim's and Strebbs) on the southwestern portion of the site and the
Alberts & Merkel Bros. Nursery on the northwestern portion of the site. The balance of the
property consists of a vacant lot and a mangrove preserve area. The applicant submitted
an Environmental Assessment prepared by Environmental Services, Inc. for the site. Most
of the vegetation found in the urban land area consists of exotic or nuisance species. The
mangrove swamp contains predominantly Black Mangrove with Red and White Mangrove
occurring in the canopy. Exotic and nuisance species are found on the perimeters of the
mangrove swamp and the northwestern corner, where there is disturbance from the
commercial nursery. Wildlife observed in the mangrove swamp area include: fiddler crabs,
Page 2
Altman! Bay Vista)- Site Plan Review Staff Report
Memorandum No. PZ 00-159
raccoon, little blue heron, yellow-crowned white heron, white ibis, prairie warbler and
yellow-rumped warbler. No nesting activity was observed on site.
An "Existing Tree Documentation Report" was submitted by Michael T. Schale, the
landscape architect for the project. The total number of trees on-site is 178 of which 96 will
remain or be relocated on site and 82 existing trees will be replaced.
Proposal:
The developer proposes to construct 286 luxury rental apartments in four (4) buildings on
14.33 acres. Each building will be four (4) stories high and contain a mix of one, two and
three-bedroom units. Parking will be provided using surface lots and two (2) parking garage
structures. In addition, 18 units will have private garages. A 10,560 square foot, two-story
clubhouse building, a swimming pool and one (1) tennis court are the recreational
amenities provided (see Exhibit "B" - Proposed Site Plan).
Concurrency:
a. Traffic-
A traffic statement for this project was submitted and sent to the Palm Beach
County Traffic Division for their review and approval. Prior to final approval, staff
must receive confirmation from Palm Beach County's Traffic Division regarding
standards compliance.
b. Drainage-
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 until time of permit review, when more complete engineering
documents are required.
Driveways:
There is one (1) main entrance proposed for the development located at the southwestern
portion of the site on Federal Highway (US-1). This entranceway lines up with a signalized
median opening on Federal Highway (US-1) allowing both right and left turns from the site.
The driveway has a 24 foot entrance and a 30 foot exit separated by a 12 foot median.
Entrance to the development will be restricted by an unmanned, electronically operated,
security gate. The gate is proposed to be located approximately 100 feet from the right-of-
way for Federal Highway (US-1), thereby providing safe stacking space for approximately
five (5) cars.
Also proposed is a 12 foot driveway providing an exit onto Federal Highway (US-1) from
the parking garage. This will be restricted to exits only by use of an electronic gate. An
emergency access is provided at the northwestern most portion of the site. This 20 foot
driveway will be equipped with an electronic emergency access system and will remain
closed to the public.
Parking Facility:
The parking spaces required for the residential portion of the project, 548 spaces, have
been tabulated based on the applicable per bedroom ratio required by the land
development regulations. The project proposes to include a total of 556 spaces, including
11 handicap accessible spaces. All spaces, except handicap spaces, will be dimensioned
nine feet by sixteen feet (9' x 16') with a two (2) foot overhang using wheelstops.
The 556 parking spaces will be distributed as follows: 204 surface spaces, 334 structure
parking spaces and 18 private garage spaces. Two parking structures will be provided on
site. The main, two-level structure will be located in the western portion of the site along
Page 3
Altman! Bay Vista)- Site Plan Review Staff Report
Memorandum No. PZ 00-159
Landscaping:
Federal Highway (US-1). The second two-level parking garage is located in the north
central portion of the site adjacent to Building Type III.
The project does not provide the required amount of parking for the recreational amenities.
A total of nine (9) spaces are allocated for the recreation area including the clubhouse, pool
and tennis court. A code variance is required pursuant to Chapter 2, H. e. (1), (4) and (12)
to allow a reduction is parking required for the recreational amenities. The applicant has
filed an application for this variance. Approval of the variance is required as a condition of
site plan approval. (see Exhibit "C")
The landscaping of the site will fully meet code requirements when staff comments are
incorporated. Special attention was given to protecting or relocating 96 trees on site. A
total of 82 trees will be removed and replaced with new plant material incorporated into the
landscaping for the site. Side yard and front yard landscape buffers are provided as
required by code. Extensive landscaping is proposed for the entrance area and will include
a variety of palms, shade trees, shade pavilions, decorative fountains and project signage.
A tiered landscaping pattern is provided in the front buffer along Federal Highway (US-1) to
effectively screen the two-level parking garage. A total of 785 trees and 11,013 shrubs will
be provided for the site. This is well over the 371 trees and 3,575 shrubs required by code.
The landscape plan incorporates the preservation of the entire 3.5 acre mangrove wetland
area. The area is located in the eastern central portion of the site along the Intracoastal
Waterway. The South Florida Water Management District (SFWMD) and the U.S. Army
Corps of Engineers (CE) have verified the delineated wetland line as described in the
Environmental Assessment and shown on the site plan and landscape plan. Development
permits are required from both agencies.
Building and Site: Building and site regulations will be fully met when staff comments are incorporated into the
permit drawings.
Community Design: The area surrounding the proposed development does not have any particular common
architectural character. The existing condominium buildings to the north and south have a
dated design using predominately white concrete block and roof tiles with minimal color
accents. The proposed development has selected a pale yellow predominant color with
pastel accent color tones in gold, peach and ivory. The roof is constructed of terracotta
cement tile and the building fac;;ade finish is stucco. Complimented by lavish landscaping
and an elaborate entrance feature, the design conveys a "luxury" ambiance. The proposed
design is preferable for this redevelopment area of the city.
Comprehensive
Plan Issues:
A discussion of a portion of the subject site is contained in Section VIII. Land use Problems
and Opportunities of the Comprehensive Plan. It is the vacant parcel identified as 1.n.,
which contains the mangrove swamp preserve area. The site is in the Conservation
Overlay category on the Future Land use Map. As stated above, the applicant proposes to
preserve the mangrove swamp according to the jurisdictional limits as defined by the
consultant. Further, the Comprehensive Plan Coastal Management Element Table 24. Site
Specific Future Land Use and Design Considerations, proposes building setback
recommendations regarding the development of this site.
A variable setback, based on building height, is recommended for the southern portion of
the site adjacent to the two-story Hampshire Gardens Co-Op. The building height for the
Page 4
Altman! Bay Vista)- Site Plan Review Staff Report
Memorandum No. PZ 00-159
Bay Vista project is four stories. The "Design Considerations" therefore call for a setback of
100 feet. The applicant has responded to this consideration by using a building design that
staggers the setback along this side from 30 feet to 62 feet. The clubhouse has a setback
of 30 feet in this area with a large open space between the clubhouse and the Type I
apartment building to the west. The required five (5) foot landscape buffer is provided along
the southern perimeter of the project site. In addition the applicant has met with the
Hampshire Gardens Association and conveyed to staff that they received a favorable
response to their proposal. (This project support has not been confirmed through direct
contact with City staff.)
Also included as a "Design Consideration" is a shoreline buffer zone along the Intracoastal
waterway (ICWW) of 150 feet intended to protect the mangrove swamp area. The applicant
has responded to this consideration by providing a study which confirms the actual
boundaries of the mangrove swamp area and intends to preserve same as permitted by
the Army Corps of Engineers and the South Florida Water Management District. The
configuration of the 3.5 acre mangrove swamp area does not neatly follow the ICWW
shoreline. It begins approximately 180 feet north of the property line and ends
approximately 160 feet before the south property line. The mangrove swamp area extends
west, approximately 350 feet into the site. In the areas of the project proposed to be
developed, a minimum setback of 40 feet is provided along the ICWW shoreline. The
setbacks as proposed meet the intent of the "Design Considerations" discussed in the
Comprehensive Plan. It should also be noted that these shoreline setbacks are comparable
to the existing setbacks of the Hampshire Gardens Co-Op.
Signage:
The project is proposing to have two (2) signs, one on each side of the entrance wall
feature for the main entrance. These signs meet the City's sign requirements per Chapter
21, Article IV, Sec. 1. D. No freestanding sign is proposed for this site. (see Exhibit "C"
Conditions of Approval)
RECOMMENDATION:
Staff recommends that this site plan request be approved, 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"
New Site Plan
Project name: Altman Bay Vista
File number: NWSP 00-005
Reference: 3rd Review. New Site Plan, File # NWSP 00-005 with a Mav 30. 2000 Planning and Zoning
Deoartment date stamo marking
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: NONE
UTILITIES
Comments: NONE
FIRE
Comments: NONE
POLICE
Comments: NONE
ENGINEERING DIVISION
Comments:
1. Provide several cross sections along the north boundary line depicting the
finished grades between the proposed development and twenty-five (25) feet
into the abutting properties,
2. At time of permit review, provide a satisfactory abandonment of those
easements shown on the boundary survey necessary to construct the
proposed improvements,
3, If the handicapped accessible path is lower than the abutting sidewalk, show
the sidewalk at the same grade with a ramp up on both sides.
BUILDING DIVISION
Comments:
4, Identify the floor elevation that the design professional has established for
the building within the footprint of the clubhouse and guardhouse,
5. At time of permit review, provide a copy of the recorded City of Boynton
Beach easement release form that would authorize the guardhouse, pool
Project name: Altman Bay Vista (NWSP)
File number: NWSP 00-005
Page 2
DEPARTMENTS INCLUDE REJECT
pavilion, pergola, pool fence, retaining wall, Boardwalk and ramp to be
constructed within the easement OR remove all structures from the drainage
easement.
6. At time of permit review, submit a copy ofthe recorded resolution that
verifies the abandonment of the 20 feet wide ingress & egress easement, 40
feet and 10 feet wide drainage easements, 10 feet wide road reservation and
10 feet wide water, gas and electric easement that are shown on the plan to
be abandoned,
7, At time of permit review, provide a completed and executed City unity of
title form, The form shall describe all lots, parcels or tracts combined as one
lot. A copy of the deed with legal descriptions of each property that is being
unified shall be submitted when processing the form, The property owner
that is identified on each deed shall match the property owner that is
identified on the form.
g, At time of permit review, show on the site plan the actual distance that each
building/structure is set back from the adjacent property lines, Please note
that overhangs, covered walkways, canopies, awning or other appurtenances
that are attached to the building shall be considered when identifying
building setbacks, Therefore, identify the width of the proposed overhangs,
covered walkways, canopies, awnings, and/or other roofed areas that extend
out beyond the main walls of the building, The building setbacks shall
comply with setback regulations specified in the Zoning Code,
9. At time of permit review, submit for review an addressing plan for the
project.
10. At time of permit review, provide detailed drawings and documentation on
the plans that will verify that the accessible routes that are shown on the site
plan are consistent with the regulations of the Fair Housing Act as set forth
in 760,23 (10) of the Florida Statutes, The documentation shall include, but
not limited to, identifying the type of material proposed for the route, type of
surface finish, width, cross slope slope and length of the entire accessible
route including, where applicable, landings, ramps and handrails.
II. Clarify the square foot floor area of each type of unit, The floor areas that
are identified on the chart found on the site plan do not match the floor areas
that are identified on the floor plan drawings,
12. At time of permit review, submit an application for demolishing the existing
structures,
13. Compliance with the building codes will be evaluated at time of permit
review. The permit fee, water ad sewer facility fees, Fire and Life Safety
fees, County fees and State fees will be determined at the timed of permit
Project name: Altman Bay Vista (NWSP)
File number: NWSP 00-005
Page 3
DEPARTMENTS INCLUDE REJECT
review,
14, Permits are required to construct the improvements that are shown on the
approved site plan/conditional use documents. Permit application forms are
available in the Building Division of the Development Department. A
permit submittal checklist is available in the Building Division. The list
identifies the basic documents that the Plans Analyst checks for when an
applicant submits for permit review.
PARKS AND RECREATION
Comments:
IS, In order to receive the Natural Resource Credit as detailed in Chapter I,
Article V, Section 3, A. 2, (1), the following factors need to be addressed in
mangrove/wetland area:
a. public access
b, management and maintenance plan
c, proposed restoration methods
d, the proportionate size of the habitat to the entire development
e, the existence of protected species within the habitat
16, List on the site plan the site elements for which recreation credit will be
provided,
17, Since the property is not required to be platted, the recreation dedication fee
will be due prior to the building permit being issued,
FORESTERlENVIRONMENT ALIST
Comments:
18. The applicant must obtain permits from the Department of Environmental
Protection (DEP) in reference to the existing mangrove trees on the
individual land parcels combined into the one site plan. The set back
requirements for the mangroves may be a greater distance for the City of
Boynton Beach Comprehensive Plan, than the DEP setback requirements.
PLANNING AND ZONING
Comments:
19, The environmental assessment which was submitted should also include a
detailed preservation plan for the mangrove area,
Project name: Altman Bay Vista (NWSP)
File number: NWSP 00-005
Page 4
DEPARTMENTS INCLUDE REJECT
20. Delineate the Comprehensive Plan "conservation overlay" boundary on the
site plan and landscape plan,
21. A code variance is required pursuant to Ch, 2, H, e (1), (4) and (12) to allow
a reduction in parking required for the recreational amenities,
22, A code variance is required pursuant to Ch. 2, Sec, 5, G. 2. a, to allow a
reduction in the required front yard setback for the shade pavilions.
23. A code variance is required pursuant to Ch, 2, Sec, 4, 1. I., to allow an eight
foot maximum height for the proposed entrance wall feature,
24, Specity colors for the banding details shown on the elevation drawings for
the parking garage fronting Federal Highway,
25, Permits from Army Corp. of Engineers (CE) and SFWMD will be required
and Mangroves shall be preserved to the maximum extent possible,
26. Proposed entrance signs are shown on the site plan, Provide a sign typical
detail which dimensions height and area and indicates proposed colors and
materials,
28, Approval from Palm Beach County Traffic Division is required prior to
Planning and Zoning sign-off on the rectified plans,
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
29. To be determined,
ADDITIONAL CITY COMMISSION CONDITIONS
30. To be determined.
MWRlblw
J:\SHRDATA\PLANNING\SHARED\WP\PROJECTS\AL TMAN BAY VISTA NW$PIAL TMAN BAY VISTA 3RD REVIEW COMMENTS.DOC