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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office
0 April I, 2003 March 17,2003 (Noon.) ~ June 3, 2003 May 19,2003 (Noon)
0 April 15, 2003 March 31, 2003 (Noon) 0 June 17,2003 June 2, 2003 (Noon)
0 May 6, 2003 April 14, 2003 (Noon) 0 July 1,2003 June 16,2003 (Noon)
0 May 20, 2003 May 5, 2003 (Noon) 0 July 15,2003 June 30, 2003 (Noon)
0 Administrative 0 Legal
NATURE OF 0 Announcement 0 New Business
AGENDA ITEM 0 City Manager's Report 0 Presentation
~ Consent Agenda 0 Public Hearing
0 Code Compliance/Legal Settlements 0 UnfInished Business
RECOMMENDATION: Please place this request on the June 3, 2003 City Commission Agenda under
Consent Agenda. The Planning and Development Board with a 6 to 0 vote (one member recuse himself), recommended that
the subject request be approved, subject to staff comments, less comments #24 and #25 which have been satisfIed. For
further details pertaining to the request, see attached Department of Development Memorandum No. PZ 03-115.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Largo Pointe (NWSP 03-005)
James R. Williams
Phegley Corporation
2400 SW 19th Avenue
Request for site plan approval for 20 fee-simple townhouse units and related site
improvements on a 1.97-acre parcel in the R-3 zoning district.
PROGRAM IMP ACT:
FISCAL IMPACT:
ALTERNATIVES:
N/A
N/A
N/A
Develo
City Manager's Signature
'~/L..-(J ~
Planning and Zon' trector City Attorney / Finance / Human Resources
S:\Planning\SHARED\WP\PROJECTS\Largo Pointe\Agenda Item Request Largo Pointe NWSP 03-005 6-3-03.dot
S:\BULLET1N\FORMS\AGENDA ITEM REQUEST FORM.DOC
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 03-115
STAFF REPORT
TO:
Chairman and Members
Planning and Development Board and City Commission
THRU:
FROM:
Michael Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP C&
Planner
May 13, 2003
DATE:
PROJECT NAME/NO:
Largo Pointe / NWSP 03-005
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner:
Phegley Corporation
Applicant:
Phegley Corporation
Agent:
James R. Williams - Quincy Johnson Associates
Architects, Inc.
Location:
North side of Southwest 19th Avenue, east of Congress
Avenue (see Exhibit "A" - Location Map)
Existing Land Use/Zoning:
High Density Residential (HDR) / Multi-family Residential
(R-3)
Proposed Land Use/Zoning:
No change proposed
Proposed Use:
Request site plan approval for 20 fee-Simple townhouse
units
Acreage:
1.97 acres (85,747 square feet)
Adjacent Uses:
North:
Developed commercial property, zoned Community Commercial (C-3);
South:
Developed residential property, zoned Single-family Residential (R-1AA);
East:
Developed residential property, zoned Single-family Residential (R-1AA); and
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 2
West: Developed residential property, zoned Multi-family Residential (R-3).
Project size:
Dwelling Units:
20 Three-bedroom townhouse units
Site Characteristic: According to the survey, the subject site is currently vacant and contains two (2)
Ficus trees, a lift station, a 25-foot wide Road & Utility Easement, two (2) 3D-foot
wide Road & Utility Easements, a sanitary manhole cover, catch basin, and a fire
hydrant.
BACKGROUND
Proposal:
James R. Williams, agent for Phegley Corporation has assembled the remaining
adjacent undeveloped lots in this location in order to construct 20 fee-simple
townhouse units. The project would consist of three (3) separate buildings, all two
(2) stories in height. Two (2) of the buildings would contain six (6) units and the
largest would contain eight (8) units (see Exhibit "B" - Site Plan). As previously
mentioned, the property is zoned Multi-family Residential (R-3) with an underlying
Land Use of High Density Residential (HDR). Townhomes are permitted uses
within the R-3 zoning district. The High Density Residential Land Use allows a
residential density of up to 10.8 dwelling units per acre. This project proposes a
residential density of 10.15 dwelling units per acre, which complies with the
limitations of the Land Use category. The project would be built in one (1) phase.
Previous site plan approvals were granted for the subject property, all for Adult
Congregate Living Facilities type of projects. Although numerous time extensions
were granted for two separate applicants, the most recent approval (Palm Walk
A.C.L.F.) expired in October of 2000. Well before these approvals, the property
was platted and intended to be developed as a subsequent phase of Christian
Villas.
ANALYSIS
Concurrency:
Traffic: A traffic statement was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. The Traffic
Division reviewed the project proposal and commented that, "although the project
generates less than 200 daily trips, it's impact on the first directly accessed links,
which are part of the County Major Thoroughfare Network, must be evaluated.
The build-out date must be provided". The applicant's traffic engineer is in the
process of working toward achieving a study that would be acceptable to the
Traffic Division. Therefore, no building permits can be issued until the Palm Beach
Country Traffic Division approves the project for traffic concurrency (see Exhibit "C"
- Conditions of Approval).
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of speCific drainage solutions be deferred until time
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 3
of permit review. All South Florida Water Management District permits and other
drainage related permits must be submitted at time of building permit (see Exhibit
"C" - Conditions of Approval).
School: The project has not yet met the school concurrency requirements of Palm Beach
County. A Concurrency Determination will be required from the School District of
Palm Beach County prior to the issuance of a building permit (see Exhibit "C" -
Conditions of Approval). Staff understands that the applicant has approached the
District and is waiting for the Determination (government delay).
Driveways: The plans show that two (2) points of ingress / egress are proposed along
Southwest 19th Avenue. Both of these entrances / exits would be 24 feet in width
and allow for right-left turn egress onto Southwest 19th Avenue. The width of the
proposed driveway internal to the development would range from 24 feet to 30 feet
and this driveway would serve as the "back up" area from each unit's driveway /
garage.
Parking Facility: Two and three bedroom apartment units require two (2) parking spaces each. The
project proposes 20 residential units (three bedrooms) and therefore, would require
40 parking spaces. Each townhouse unit would have a one (i)-car garage.
According to the floor plan (sheet A-2.0), the garage would be dimensioned 10 feet
in width by 20 feet in depth, large enough to accommodate a large size vehicle.
The driveways in front of each unit would also accommodate one (1) parked car.
These provisions equal the required parking. The site plan (sheet A-1.0) shows the
driveways would be 10 feet in width by 18 feet in depth. In addition, the plan
would provide four (4) parallel guest parking spaces. One (1) of the four spaces
would be for handicap use. This space is proposed as close to the pool/recreation
area as possible.
Landscaping: The proposed pervious area would total 1.03 acres or 52% of the site. The
landscape plan tabular data (sheet L-2) indicates that 76 new trees will be
installed. These trees, of which most are native, will consist of the following
species: Alexander palm, Areca palm, Satin Leaf, Anderson Crepe Hibiscus, Live
Oak, Mahogany, Gold Trumpet, and booted Sabal palm trees. The shrub / hedge
material will consist of Silver Buttonwood, Redtip Cocoplum, Wax Jasmine, Indian
Hawthorne, and Awabuki. Half of all plant material is required to be native species,
therefore, the quantities of the plants may be modified to achieve the 50% native
requirement (see Exhibit"C" - Conditions of Approval). The landscape plan (sheet
L-1) shows that Live Oak trees are proposed at the rear of the buildings along the
perimeter of the property. The front landscape buffer (along Southwest 19th
Avenue) would have Live Oak trees, Viburnum shrubs, and Indian Hawthorne.
Signature trees are required at the project entrances (see Exhibit "C" - Conditions
of Approval). Redtip Cocoplum hedges would screen all the air conditioner units
(proposed at the rear of each unit). Landscaping proposed in front of each unit
would consist of a cluster of Alexander palms, Liriope, and Dwarf Crown of Thorns.
This landscaped island would effectively break up the building expanse.
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 4
Building and Site: Building and site design as proposed would generally meet code requirements
when staff comments are incorporated into the permit drawings. The buildings
have been designed as two (2)-story structures. The maximum height allowed in
the R-3 zoning district is 45 feet. These buildings would comply with the district
maximum because building height is measured at the mean height of the hipped
roof, not the peak of the roof. No dimensions for the mean height were shown on
the elevations. However, the peak of the hipped roof is proposed at 28 feet - eight
(8) inches, well below the district maximum. The proposed buildings would comply
with the building setbacks required by the R-3 zoning district. The site plan shows
that each fee-simple lot would have a provision for a back porch, back yard,
fencing, and a screened-roof enclosure. Future owners would have the option of
erecting a six (6) foot high white aluminum fence in between and around their rear
yard. Hold-harmless agreements would be required and incorporated into the
Homeowner Association documents (see Exhibit "C" - Conditions of Approval). To
maintain consistency, all homeowners that elect to have screen-roof enclosures
would be required to use the same type of framing material (white aluminum
metal). Unlike screen enclosures, solid-roof enclosures would have to meet the
district's building setback requirements. Therefore, no solid-roofed enclosures are
proposed because they would encroach into the required building setbacks.
Concrete patios are proposed at the rear of each unit. On the site plan, a dashed
line, which extends beyond the limits of the current concrete patios, represents the
anticipated total build-out of each patio should the homeowner elect to erect a
screen-roof enclosure. In fact, a portion of the site's total impervious area of 48%
was calculated to account for the eventual expansion of individual patios to the
maximum limits of the development plan. Any future increase to the buildable area
or change in the type of material used for the enclosure beyond what is proposed
now would constitute a major site plan modification, subject to Planning &
Development Board and City Commission approval. The common areas will include
most of the buffer areas and the recreation area.
Design: Recently, the City has reviewed and approved many different townhouse and
apartment projects over the past two years (i.e. The Harbors, Villas at Quantum
Lakes, Arbolata, Jefferson at Boynton Beach, Kensington Place). Associated with
this type of residential development are a wide variety of pOSSible building designs
(i.e. contemporary, traditional, Spanish-Mediterranean, etc.). This project would
be considered as more of a "traditional" architectural style, similar to the Arbolata
and Kensington Place projects that were recently approved by the City Commission.
The proposed roofing material for this project would be made of concrete split
shake tiles with a weathered ash finish made by "Monier". The building colors
would be a variation of yellows (see Exhibit "B" - Elevations). Front porches would
be incorporated into the design of the interior units of each building. All units
would have black decorative shutters and black wall mounted lighting fixtures. All
outdoor freestanding lighting fixtures would be seven (7) feet - eight (8) inches tall
and painted black as well. All windows shown on each elevation would be
accented with smooth cementitious finish, outlined by score lines painted "acadia
white". All garage doors would be "acadia white" as well.
Staff Report - Largo Pointe (NWSP 03-005)
Memorandum No PZ 03-115
Page 5
Signage:
The project proposes two (2) project development signs (see Exhibit "B" - Site
Plan". The detail of the project sign indicates that the sign dimensions will meet
the maximum sign area allowed by the Sign Code - Chapter 21 of the Land
Development Regulations. These development signs are proposed on the walls
located at the easternmost entrance. Decorative foam trim work would frame each
"Largo Pointe" sign. The letter colors were not indicated on the detail.
RECOMMENDATION:
The Technical Review Committee (TRC) has reviewed this request for new site plan approval. Staff
recommends approval, contingent upon all comments indicated in Exhibit "C" - Conditions of Approval.
Any additional conditions recommended by the Board or City Commission shall be documented accordingly
in the Conditions of Approval.
S:\Planning\Shared\Wp\Projects\Largo POinte\Staff Report.rtf
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EXHBIT "C"
New Site Plan
Project name: Largo Pointe
File number: NWSP 03-005
Reference: I slreview plans identified as a New Site Plan with a May 6.2003 Planning and Zoning Department
date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
l. Prior to permit application contact the Public Works Department (561-742- X
6200) regarding the storage and handling of refuse.
PUBLIC WORKS - Traffic
Comments:
2. Prior to the issuance of a building permit, provide a notice of concurrency X
(Traffic Performance Standards Review) from Palm Beach County Traffic
Engineering.
UTILITIES
Comments:
3. All utility easements shall be shown on the site plan and landscape plans (as X
well as the Water and Sewer Plans) 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. The LDR, Chapter 7.5,
Article I, Section 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.
4. Fire flow calculations will be required demonstrating the City Code X
requirement of 1,500 g.p.m. as stated in the LDR, Chapter 6, Article IV,
Section 16, or the requirement imposed by insurance underwriters, whichever
is greater (CODE, Section 26-16(b)).
ENGINEERING DIVISION
Comments:
5. The Landscape plan scale shall match that of the Site plan, which is 1 "=20' X
COA
OS/20/03
2
DEPARTMENTS INCLUDE REJECT
(Chapter 4, Section 7.C.l).
6. Show and label all existing utilities and easements on the Landscape plans X
(Chapter 4, Section 7.A.3.) Show all existing and proposed easements,
including the lift station, on the plat.
7. Indicate, by note on the landscape plan, that within the sight triangles there X
shall be an unobstructed cross-visibility at a level between 2.5 feet and 6 feet
above the pavement (Chapter 7.5, Article II, Section 5.H.)
8. Proposed landscaping in the southeast comer of the development conflicts X
with access to the existing lift station. Place a 12 foot wide drive from SW
19th Ave. to the southeast side of the lift station. This will require relocation
of the proposed Live Oak. The driveway shall be six (6) inches thick
concrete, on an eight (8) inch thick limerock or shellrock base and a 12 inch
thick stabilized sub grade (see Utilities Engineering Design Handbook,
Typical Lift Station Site Plan Drawing S-20 and S-2l) and shall include a
turn-around/street termination complying (City Standard Drawing B-98003.)
9. Indicate by note the o\'mership of the off-site drainage system and provide X
approval to tie into said system.
10. The minimum pipe size is 15 inches in diameter (Chapter 6, Article IV, X
Section 5.A.2.a.). At the time of permitting, revise the storm sewer pipe size
(listed as 12 inches west side of site) to 15 inches in diameter.
11. Full drainage plans in accordance with the Chapter 6, Article IV, Section 5 X
will be required at the time of permitting.
12. Prior to the issuance of a building permit, provide a hold-harmless agreement X
for the six (6)-foot privacy fences that are proposed at the rear of each
townhouse unit. Provide a copy of the hold-harmless agreement to the
Engineering Division and to the Planning & Zoning Division.
13. Paving, drainage and site details as shown on Sheet C-2 will be reviewed for X
constructability at the time of construction permit application. All
engineering construction details shall be in accordance with the Land
Development Regulations and applicable City of Boynton Beach Standard
Drawings and will be reviewed for constructability at the time of construction
permit application.
14. Prior to the issuance of a building permit, revise driveway to lift station to an X
"L" shape to allow full access to lift station. Remove / relocate Live Oak and
pull back hedge.
FIRE
Comments: None X
COA
OS/20/03
3
DEPARTMENTS INCLUDE REJECT
POLICE
Comments: None X
BUILDING DIVISION
Comments:
15. Indicate within the site data the occupancy type of the/each building as X
defined in Chapter 3 of the 2001 Florida Building Code.
16. Buildings, structures and parts thereof shall be designed to withstand the X
minimum wind loads of 140 mph. Wind forces on every building or structure
shall be determined by the provisions of Chapter 6 of ASCE 7, and the
provisions of Section 1606 (Wind Loads) of the 2001 edition of the Florida
Building Code. Calculations that are signed and sealed by a design
professional registered in the state of Florida shall be submitted for review at
the time of permit application.
i
17. From the FIRM map, identify in the site data the title of the flood zone that X
the building is located within. Where applicable, specify the base flood
elevation. If there is no base flood elevation, indicate that on the plans.
18. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
PARKS AND RECREATION
Comments:
19. The Park and Recreation Facilities Impact fee is due at the tirne of the first X
applicable building permit. Based on 20 single -family attached units, the
Park and Recreation Facilities Impact Fee is calculated as follows:
20 single-family attached units X $771 ea. = $15,420.
FORESTER/ENVIRONMENT ALIST
Comments:
20. On the landscape plan (sheet L-1 and sheet L-2), the applicant should indicate X
the two (2) existing Ficus trees that will be preserved, relocated or removed /
replaced on the site. This should be tabulated and included on the landscape
sheets L-l & L-2. An additional symbol (s) should be used on the landscape
sheets to delineate these trees (Chapter. 7.5, Article II Sec. 7.C.).
COA
OS/28/03
4
DEP ARTMENTS INCLUDE REJECT
2l. All trees noted on the Plant List must be a minimum of 12 feet in height, 3 X
inches DBH, Florida #1 quality (Chapter. 7.5, Article II Sec. 5.C.2.).
22. The landscape design does not include the City signature trees at the project X
ingress/egress locations (Chapter. 7.5, Article II Sec. 5.C.3, N.). Revise the
plan to add trees as required.
PLANNING AND ZONING
Comments:
23. A re-plat will be required, subject to review and approval of the Engineering X
Division of Public Works. Abandonment and rededication of any easements
can occur during the platting process. This will be required prior to the
issuance of a land development permit.
24. Prior to the issuance of a building permit, obtain an affirmative Concurrency X
Determination from the School District of Palm Beach County.
25. A traffic study was sent to the Palm Beach County Traffic Division for their X
review and approval (for concurrency requirements). The Traffic Division
reports the following:
"Although the project generates less than 200 daily trips, it's impact on the
first directly accessed links, which are part of the County Major Thoroughfare
Network, must be evaluated. The build-out date must be provided".
Prior to the issuance of a building permit, the Palm Beach County Traffic
Division must approve the traffic study.
26. Place a note on the site plan (sheet A-l.O) indicating that the screen enclosure X
frames will be of white aluminum material.
27. Place a note on the site plan (sheet A-l.O) that the Entrance Wall color(s) will X
match the proposed building color(s).
28. Provide a copy of the hold-harmless agreement for the fences to be placed in X
the rear yard within the Utility Easernent.
29. Each project development sign can be no more than 32 square feet in area or X
six (6) feet in height (Chapter 21, Article IV, Section l.E.).
30. Ensure that all the proposed plant quantities correspond between what IS X
shown on sheet L-l and the plant list on sheet L-2.
31. A signature tree (such as a Yellow Elder, Tibouchina Granulosa, or X
Bouganvillea is required at both sides of each project entrance/exit. The
COA
OS/28/03
5
DEPARTMENTS INCLUDE REJECT
signature trees must have six (6) feet of clear trunk if placed within the safe-
sight triangle (Chapter 7.5, Article 2, Section 5.N.). Alternative plant material
may be substituted if the above referenced plant material is not available or
undesired. Any substitution of plant material (for the signature tree
requirement) will be subject to the City Landscaper/Environmentalist review
and approval.
32. Fifty percent (50%) of all site landscape materials rnust be native species X
(Chapter 7.5, Article II, Section 5.P). On the landscape plan plant list (sheet
LP-l), indicate by asterisk, the native species to ensure that at least 50% of
landscape material is native. Separate and indicate the proposed plant
material into the following categories: Shade Trees, Palm Trees, Shrubs /
Hedges, and Groundcover. Please tabulate the amount of native material in
each plant category.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS:
Comments:
33. Comments #24 and #25 have been satisfied. X
ADDITIONAL CITY COMMISSION CONDITIONS:
Comments:
34. To be determined.
MWRJelj
S:\Plan ning\Shared\ Wp\Projects\Largo Pointe\COA.doc
CITY OF BOYNTON BEACH
AGENDA ITEM COVER SHEET AND CHECKLIST
This completed cover sheet must accompany all agenda item requests. Please place check marks
in the boxes as indicated. Initiating department must prepare Agenda Item Request Form. Submit
original agenda request (with back up) and one CODY of aaenda reauest (with back UD) to the
City Clerk's office. Items must be submitted by the deadlines indicated below. Incomplete or
late items will be returned to originating department.
Requested City
Commission Meeting
Dates
DA ril 1, 2003
DA rillS, 2003
DMa 6, 2003
DMa 20 2003
~June 3, 2003
DJune 17, 2003
DJul 1, 2003
DJul 15, 2003
Deadline for Submittal to City P & D/CRA Requests Deadline
Clerk's Office
Departments are responsible for securing the following
si natures on attached A end a Re uest Form:
De artment Head D
Wilfred Hawkins for de artments under Administrative Services D
Finance De artment for items that involve ex enditure of funds D
All back u material is attached ~
All exhibits are attached & marked e. " Exhibit "A' ~
--\,\0"2-
Department Head's initials:
Largo Pointe (NWSP 03-005)
Please do not write in the shaded area below.
Legal Department signature D
City Manager's signature
D
ITEM RETURNED FOR THE FOLLOWING REASON(S):
Signature(s) missing D
Incomplete submittal 0
Missed deadline 0
Other 0
Reason:
Person contacted to pick up rejected request
by
bg - 7/19/02
S:\Planning\Planning Templates\Agenda Item Cover CHECKLIST Apr 1-July 15, 2003.doc
on
(Date)