AGENDA DOCUMENTS
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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
MeetineDates in to Citv Clerk's Office Meeting Dates in to City Clerk's Office
0 August 6, 2002 July 17, 2002 (5:00 p.m.) 0 October 1,2002 September 16, 2002 (Noon)
0 August 20, 2002 August 5, 2002 (Noon) [g] October 15, 2002 September 30, 2002 (Noon)
0 September 3, 2002 August 19,2002 (Noon) 0 November 6, 2002 October 14, Z002 (Noon)
0 September 17,2002 September 3, 2002 (8:00 a.ffi.) 0 November 19, 2002 November 5, 2002 (Noon)
0 Administrative 0 Development Plans
NATURE OF [g] Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing 0 Legal
0 Bids 0 UnfInished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please maintain this request on October 15, 2002 City Commission Agenda under
Consent Agenda. The Community Redevelopment Agency Board with a unanimous vote, recommended that the subject
request be approved, subject to staff comments, the elimination of one staff condition requiring contribution to area bus
shelter facilities, and additional conditions regarding wall type (C.B.S. only), increasing the central green area around the
pool, garage openings, and fa,ade enhancements (ends and rear facades). For further details pertaining to this request see
attached Department of Development Memorandum
No. PZ 02-209.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRlPTION:
Merano Bay (NWSP 02-014)
Carlos Ballbe, Woodside Land Development Corp.
AutoZone, Inc.
Southeast comer of Shore Drive and North Federal Highway
Request to construct 20 fee-simple townhome units on a 1.75-acre parcel.
PROGRAM IMPACT:
N/A
FISCAL IMPACT:
N/A
Dev
ector
City Manager's Signature
~o.~
Planning and Zoning Director
City Attorney / Finance / Human Resources
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DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 02-209
SITE PLAN REVIEW STAFF REPORT
COMMUNITY REDEVELOPMENT AGENCY AND CITY COMMISSION
October 3, 2002
DESCRIPTION OF PROJECT
Project Name/No.:
Merano Bay I NWSP 02- 014
Property Owner:
AutoZone, Inc.
Agent:
Carlos Ballbe, Woodside Land Development Corp.
Location:
Southeast corner of North Federal Highway and Shore Drive
Current Land Use/
Zoning:
Local Retail Commercial (LRC)/ Community Commercial (C-3)
Proposed Land Usel
Zoning:
Unchanged (see analysis)/Infill Planned Unit Development (IPUD)
Type of Use:
Fee-simple Townhouses
Project size:
Site Area:
Number of units:
Lot Coverage Area:
Gross Density:
1.75 acres (76,025 square feet)
20 dwelling units
0.52 acres (29.5%)
11.46 dwelling units per acre
Adjacent Uses:
(see Exhibit "A" - Location Map)
North: Right-of-way for Shore Drive, farther north developed commercial (Yachtsman's Plaza)
classified Local Retail Commercial (LRC) and <l:med C-3 Community Commercial;
South: Right-of-way for Boynton (C-16) Canal, farther south developed single-family residential
(Harbor Estates) classified Mixed Use (MX) and zoned R-1-AA Single Family Residential;
East: Right-of-way for Shore Drive, farther east developed single-family residential (Coquina Cove)
classified Low Density Residential (LDR) and zoned R-1-AA Single Family Residential;
West: Rights-of-way for Federal Highway and the Florida East Coast (FEC) Railroad, farther west
undeveloped property classified Local Retail Commercial (LRC) and zoned C-3 Community
Commercial.
Proposal:
Carlos Ballbe, agent for Woodside Land Development Corporation, proposes to construct
20 fee-simple townhouse units in four (4) separate buildings on a 1.75-acre parcel (see
Exhibit "B" - Proposed Site Plan). The plan also includes a recreation area with a pool. Each
of the proposed buildings is composed of five units. The buildings are proposed to be
located around a circular driveway. The first two (2) buildings (Building 1 and 2) will be
iocated along the south property line. Building 3 will be located along the northeastern
portion of the site while the last building (Building 4) will be located at the north property line
of the project abutting Shore Drive. Each building would be two (2) stories high and include
three (3) to four (4)-bedrooms, and three (3) bathroom units. In addition, a land-use
Page 2
Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
amendment / rezoning application (LUAR 02-006) is being processed concurrently with this
site plan. It should be noted that in 1998 a request for site plan approval was submitted to
construct a 7,234 sq. ft. retail commercial building for auto parts sales. The applicant
withdrew the application prior to re,,;ew by the City Commission.
Site Characteristics: The subject property is one (1) irregularly-shaped parcel totaling 1.75 acres located at the
southeast corner of North Federal Highway (U.S. Highway No.1) and Shore Drive. The
vacant lot is undeveloped, relatively flat, and vegetated with a variety of field grasses. The
site contains a tropical almond tree, a Banyan tree, Phoenix Reclinata and several Ficus
trees and Cabbage palms.
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. The Palm Beach County Traffic
Division has determined that the project meets the Traffic Performance Standards of
Palm Beach County.
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: The entrance would be comprised of a 12-foot wide ingress driveway and a 12-foot wide
egress driveway at North Federal Highway. This point of ingress / egress will have a median
in the center of the opening to direct vehicular traffic in and out of the subject property. This
entrance will have brick pavers to provide a more desirable appearance. The applicant is
proposing one interior driveway measuring 20 feet in width providing circulation around the
recreation area and ,.,;thin the project.
Parking Facility: A total of 40 parking spaces are required for the proposed residential use based on the ratio
of two (2) spaces per dwelling unit. The applicant is providing 43 spaces. Each townhouse
unit will contain a one (1 )-car garage with a one (1 )-car driveway space with addition
driveway width capable of accommodating a third vehicle. The garages are dimensioned a
minimum 10 feet in width by 19 feet in length. The actual garage opening will be 8 feet in
width, which appears narrow, but there is no applicable code regulation. A total of three (3)
additional parking spaces including one (1) handicapped space are proposed at the
swimming pool area, which is a requirement of the American with Disabilities Act. However,
the plan contains no other provision for overflow or guest parking. All additional parking
spaces excluding the handicap space will be dimensioned at least nine (9) feet by eighteen
feet (9' x 18'). The backup distance for these parking spaces will be 24 feet with exception
to units 1 and 20 where the vehicular backup area will be respectively 18 feet and 19 feet.
As proposed, vehicles backing out of these garages, will make a "3-point maneuver within
this 18 or 19-foot area and then exit the site via the 20-foot wide main circular access
driveway. Therefore, staff is recommending that the applicant request a waiver for the
backup requirement for units 1 and 20 (see Exhibit "C"- Conditions of Approval). The plan
does not provide for any on street parking because the interior roadways function as drive
aisles and will be only 20 feet in width to meet the Fire Sa~ty Code.
Landscaping: The proposed pervious area of the parcel equals 0.74 acres or 42.47% of the total site. The
overall landscape plan shows at least 54 trees, most of which will be native. In fact, the
majority of all landscape material will be native. Along the north and west property line, a
Page 3
.Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
six-foot high concrete wall setback three (3) feet from the property line is proposed. This
wall will end near Building 3 (northeastern portion of the property) where extensive trees are
located, and screens the subject propertyfrom Shore Drive.
The north (adjacent to Shore Drive) and west (along N. Federal Highway) buffers will be at
least five (5) feet in width. The landscape plan (Sheet "L2") proposes fifteen (15) Green
Buttonwood trees, twenty-three (23) Foxtail Palm trees, six (6) Hibicus, Redtip Cocoplum
hedges, Evergreen Giant Liriope, Aztec Grass, Dwarf Mexican Bluebell and assorted
annuals. At the northwest corner of the site, the plan proposes a cluster of four (4) Foxtail
Palm Trees and a Silver Bismarck Palm tree supplemented with some colorful annuals. The
southern buffer will include ten (10) Green Buttonwood trees spaced at a minimum of 30
feet apart with two (2) Yellow Trumpet trees.
According to Sheet "L2", the entrance to the site 'AOuld have a Purple Glory tree (Tibouchina
Granulosa) and a row of Redtip Cocoplum on each side and assorted annuals. Both sides
would have Royal Palm trees. The landscaped median at the entrance between the entry
and the exit lane would also be lined with Royal Palm trees, Hibiscus, Wax Jasmine, Dwarf
Mexican Bluebell, Purple Queen, lxora, Variegated Liriope, and assorted annuals.
The landscape material proposed in the front of each building will consist of a cluster of
three (3) Montgomery Palm trees, Wax Jasmine, Variegated Schefflera, Evergreen Giant
Lirope, and Red Pentas while at the end of the buildings, a row of Redtip Cocoplum is
proposed. Additional tall grass (i.e. Royal Palms) should be added to the side of unit #10 to
soften the fa<;:ade exposed to the adjacent homes.
The proposed recreation area (cabana and pool), centrally located on the property, would
include, six (6) Royal Palm trees, six (6) Green Malayan Coconut Palm trees. The
landscape plans also propose Glossy Privet, Ixora, Aztec Grass, Hibiscus, Variegated
Schefflera, Dwarf Mexican Bluebell, Purple Queen, and some annuals.
Building I Site:
The IPUD zoning district allows buildings to reach a maximum height of 45 feet, however, a
lesser height could be imposed if compatibility with adjacent properties becomes an issue.
The proposed two (2)-story fee-simple townhouses will be 25.5 feet at the bond beam of the
roof. According to site plan (sheet SP 1) a C.B.S. wall, six (6) feet in height would be placed
along most of the west property line and the entire north property line. The new wall would
be setback at least four (4) feet from the north and west property line (facing U.S. 1 and
Shore Drive).
The 20 dwelling units are proposed to be contained within 4 separate buildings on the 1.75-
acre site. The proposed density is 11,46 dwelling units per acre. Each of the 4 buildings
will contain one (1) of two (2) types of units. The model styles range from three (3) to four
(4) bedrooms with three (3) bathrooms but vary slightly in terms of their overall area. The
models are as follows: three (3) bedroom/3 bath units (1,944 square feet), and four (4)
bedroom/3 bath units (2,234 square feet) which are located at the end of each proposed
building.
The IPUD zoning district has no actual building setback requirements, however, the
buildings are arranged in such a way that they will exceed the basic development standards.
All of the five (5)-unit buildings are proposed to be setback between 7.5 feet to 16 feet from
any property lines. The building separation is proposed at a minimum of20 feet.
Page 4
Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
Community Design: The proposed buildings and clubhouse resemble a Neo-Mediterranean design. The majority
of exterior walls of the buildings will have a stucco finish with two (2) options of color, but
one (1) option per building. The color options are proposed as follows: Benjamin Moore
#2153-40 Cork and Benjamin Moore Chester Town Buff #HC9. However, at the level of the
second story the wall will be accentuated with a pattern of diagonal stucco score lines on
the front and sides of the buildings while the remainder of the walls at the end of the
buildings will show a series of vertical and horizontal score lines. All accent features such as
entry doors, pre-cast concrete balustrades and caps, pre-cast columns, and all architectural
enhancements such as raised trim and smooth stucco banding will be painted Lancaster
White or Navajo White. The overhangs will be painted Benjamin Moore Rich Clay Brown
#2164-30. The roof is proposed to be constructed of Spanish roof tiles, terra-cotta in color.
The proposed development would have a buffer wall six (6) feet in height mainly along the
west and north property lines. The color of the wall is unknown. However, staff is
recommending that the wall be painted to match the color of the buildings.
The plans propose one (1) type of freestanding outdoor lighting fixture, namely, the Type "A"
light post. The light post will be 18 feet tall. The material will be a round concrete pole, white
in color.
Signage:
No project signs are proposed at this time. Any future signage will require separate review
and approval by the CRA Board (see Exhibit "C"- Conditions of Approval).
DESIGN ANALYSIS & CRITIQUE:
A master plan is required for all requests to rezone to Planned Unit Development (PUD) or Infill Planned Unit
Development (IPUD). For this project, the site plan also functions as the master plan. Generally, staff is in favor of
converting the existing vacant commercial property to a residential use and to increase the overall allowable
density to 11,46 dwelling units per acre. However, this exceeds the maximum density of the High Density Land
Use Classification.
Under its present land use and zoning the property could be developed for the range of commercial uses
permitted within the C-3 Community Commercial zoning district and existing Local Retail Commercial designation,
which includes residential multi-family use at a density of 10.8 dwelling units per acre for a total of 18.9 units. This
land use designation also allows rezoning to the IPUD zoning district at a density of 10.8 dwelling units per acre for
a total of 18.9 units. The developer requested a change of land use to High Density Residential, which also has a
maximum density of 10.8 dwelling units per acre, while a change to Special High Density Residential land use
would allow the necessary 20 dwelling units per acre. The High Density Residential (HDR) land use designation
allows for the following zoning districts: Multi-Family Residential (R-3), PUD, and the IPUD. The R-3 zoning district
contains restrictions on minimum lot size (4,000 square feet) and building setbacks. The setbacks for the R-3
zoning districts are as follows: Front - 40 feet, Side - 20 feet, and Rear - 40 feet. The lot size and building
setback requirements of the R-3 zoning district are much more stringent than the self-imposed restrictions of the
IPUD zoning district. As previously stated, the HDR land use designation also allows for the PUD zoning district.
The intent of the PUD is to promote and encourage development in tracts that are suitable in size, location and in
character for the intended uses and structures proposed within them. The development shall be planned and
developed as unified and coordinated units. However, the minimum recommended land area necessary for the
PUD designation is five (5) acres. The subject property is less than five (5) acres and therefore is not ideally
suitable for to the PUD zoning district.
The City Commission adopted the Federal Highway Corridor Redevelopment Plan on May 15, 2001 to allow for a
variety of housing styles at intensities that will assist in supporting the downtown redevelopment. It also served as
a catalyst to encourage redevelopment and infill development of the eastern portion of the City along Federal
Page 5
. Merano Bay Site Plan Review Staff Report
Memorandum No. PZ 02-209
Highway and to promote the overall general economic expansion of the City. Implementation of the Plan included
an amendment to the Land Development Regulations to create the IPUD zoning district This new zoning district
allows for a greater variety of housing types in order to redevelop infill parcels, specifically along the Federal
Highway corridor. This new zoning district allows for greater flexibility in terms of lot size and setback restrictions.
As promulgated in the Comprehensive Plan, all development proposed within the IPUD should exceed the basic
development standards of the conventional residential zoning districts. This characteristic should be evident in
terms of a project's site design and site amenities. This project represents one of the first requests for the IPUD
zoning district designation. Staff recognizes this circumstance and expects the best possible development, in
particular, that this project will set the standard for future IPUD developments. Staff determined that the layout of
the buildings, the allocation of back-up space, and the distance between each building are in the optimal
configuration and therefore, exceed the basic development standards.
In conclusion, the proposed site plan does not meet the intent of the Comprehensive Plan regarding the High
Density Residential land use designation and the IPUD zoning district due to it exceeding the maximum density by
two (2) units. As previously stated, the subject property would be eligible for 10.8 units / acre or 18.9 total units if
converted to a residential use under the existing commercial zoning or reclassified to the High Density Residential
land use classification. The plan proposes 20 total units or two (2) additional units over the current maximum
allowable number of units. Therefore, the project must be reduced by two (2) units or the land use reclassified to
Special High Density Residential Density classification.
RECOMMENDATION:
Staff recommends that this site plan request be approved contingent upon the approval of the concurrent
land/use rezoning requests and all other 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 "e"
Conditions of Approval
Project name: Merano Bay
File number: NWSP 02-014
d
Reference: 2" Review olans with a Planning & Zoning date stamo marking of Seotember 24, 2002.
I DEPARTMENTS I INCLUDE ! REJECT I
PUBLIC WORKS- General
Comments: None X
PUBLIC WORKS- Traffic
Comments:
1. Minimum backup distance for 900 parking is 24 feet. Revise roadway width X
accordingly.
2. Reference FDOT Standard Index 546 for the sight triangles along all collector X
and arterial roadways. A 10 feet x 10 feet sight triangle is inadequate for
Federal Highway. It is also necessary to check sight distances at the
intersection of Shore Drive and Federal Highway to ensure there is no conflict
with sight distances and the new orivacy wall on the north orooerty line
UTILITIES
rnmmpn'<'
3. 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 (see CODE, Section 26-16(b)). In addition, the LOR, Chapter 6,
Article IV, Section 16 requires that all points on each building be within 200
feet of an existing or proposed fire hydrant. Please demonstrate that the plan
meets this condition, by showing all hydrants. both existing and/or proposed.
4. A "Hold-Harmless" agreement with the Utilities Department, for maintenance X
and repairs, will be required where paverblock is placed within the utility
easements.
FIRE
Comments: None X
POLICE
Comments: None X
ENGINEERING DIVISION
Conditions of Approval
1
-
DEPARTMENTS INCLUDE REJECT
Comments:
5. All work done within the Federal Highway right-of-way shall require FDOT X
approval and permitting.
6. Sheet SP-I of I refers to the relocation of several signs and power poles along X
Federal Highway. Indicate where the signs will be relocated to and who will
perform the work. All work done within the Federal Highway right-of-way
will require FDOT approval and permitting.
7. Indicate to what standard the project is to be constructed; if the FOOT X
Standard Specifications for Road & Bridge Construction and Standard Index
are to be used - the 2000 Specifications are recommended since they contain
both English and Metric units.
8. Provide written and graphic scales on all sheets. X
9. Sections A-A, B-B, and C-C are indicated on Sheet D I of I but no typical X
sections were found in the plan set.
10. Provide a detail for the paverbIock driveways. X
BUILDING DIVISION
Comments:
II. Sheet A-I - Pool House Front Elevation - shows a water feature and floor X
plan shows a drinking fountain. Clarify. Drinking Fountain shall comply with
200 I Florida Building Code, Section 11-4. L3 (lO)(A).
PARKS AND RECREATION
Comments:
12. The Park and Recreation Facilities Impact Fee requirement for Single Family X
Attached Homes is based on $771 per unit. Since there are 20 single family
attached homes shown on the plan, the fee is computed to be $15,420 ($ 771
x 20 units). Fee is due at the time of the first applicable building permit.
FORESTERlENVIRONMENT ALlST
Comments:
13. The applicant should provide a tabular summary on sheet L-l showing that X
the site contains a minimum of 50% native species. All trees must be
minimum of 12 feet in height. Revise plans.
DEPARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments:
14. Approval of this site plan is contingent upon the approval of rezoning to Infill X
Planned Unit Development (IPUD) and the removal of two (2) units or a
subsequent reclassification to the Special High Density land use classification
which allows the proposed density.
15. The site plan tabular data indicates that the total pervious area is 0.74 acres or X
42.7% of the total site. Likewise. the tabular data indicates the setbacks for
concrete patios for each townhouse, which can be built out in the future. In
the tabular data, provide the pervious area if all townhouses built concrete
patios pursuant to the PUD's self-imposed restrictions. In addition, on the
site plan, outline the area (in a soft dashed line) of the patio area if developed
according to the maximum allowable restrictions.
16. If a fence is required around the pool! clubhouse area. provide a detail of the X
fence including the dimensions, material, and color (Chapter 4, Section 7.0.).
17. Fifty percent (50%) of site landscape materials must be native species. X
Indicate the percentage amount of native material in the plant list of the
landscape plan (Chapter 7.5, Article II, Section 5.P).
18. Coordinate with the City Forester! Environmentalist regarding the installation X
of brick pavers and palm trees within the U.S. 1 right-of-way.
19. Staff recommends placing a Palm Tran bus shelter along Federal Highway. X
The shelter dimensions are typically six (6) feet in width by nine (9) feet in
length. If a bus shelter is located nearby, staff would also recommend
collaborating with Palm Tran and the affected property owner (FDOT) in
order to upgrade the facility.
20. No signage was submitted with these plans. Any proposed sign will require X
separate review and approval by the CRA Board.
21. Provide a note on the plan stating that the proposed buffer wall will be X
painted to match the color of the buildings.
22. On the elevation sheet label all major exterior finishes to include the X
manufacturer's name and color code.
23. A 24-foot backup is required for units 1 and 20. A waiver is required. X
24. Staff recommends additional landscaping consistent with the overall X
landscape plan at the end of the buildings to enhance the buildings fa,ade as
seen from adjacent residential properties to the east.
25. To fully maximize the two (2) spaces provided in front of the buildings, staff X
recommends adjusting the landscape material to allow a two (2) foot
overhan~.
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DEPARTMENTS INCLUDE REJECT
ADDITIONAL COMMUNITY REDEVELOPMENT BOARD AGENCY
CONDITIONS
Comments:
26. Any proposed wall within the development shall be C.B.S. only. X
27. Increase the proposed garage openings to nine (9) feet in width. X
28. Increase the central green area around the pool to accommodate more X
landscaping while maintaining minimum turning radius.
29. Enhance the side elevations of units #1 and #20 adjacent to North Federal X
Highway with the same architectural elements found on front facades
30. Enhance the rear elevations of buildings #I, #2 and #4 with similar features X
(i.e., balconnettes, balustrades, mouldings, etc.) found on front facades.
31. Extend the base score line around the end facades of the purposed buildings. X
32. Staff to coordinate with the applicant the details of the waiver for the X
driveway dimension on units #1 and #20.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. Omit #26 and #27. n..-. () X
U\
S :IPlanningISHAREDIW PIPROJ ECTSIMERANO SA YlNW SPICOA.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 Deadline for Submittal to City P & D/CRA Requests Deadline
Commission Meeting Clerk's Office
Dates
Au ust 20, 2002
Se tember 3, 2002
Se tember 17, 2002
DOctober 1 2002
October 15, 2002
DNovember 6 2002 October 14, 2002
*Due to holiday on September 2nd
Departments are responsible for securing the following
si natures on attached A enda Re uest Form:
De artment Head
Wilfred Hawkins for de artments under Administrative Services
Finance De artment for items that involve ex enditure of funds
All back u material is attached
All exhibits are attached & marked e. . Exhibit "A'
c,Jc.e-
Department Head's initials: f'"
Merano Bay (NWSP 02-014)
Please do not write in the shaded area below.
Legal Department signature 0
City Manager's signature
o
ITEM RETURNED FOR THE FOLLOWING REASON(S):
Signature(s) mi5sing 0
Incomplete submittal 0
Mis5ed deadline 0
Other 0
Reason:
Person contacted to pick up rejected request
by
on
(Date)
bg - 7/19/02
S:\Planning\Planning Templates\AGENDA ITEM COVER SHEET CHECKLIST.doc