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REVIEW COMMENTS 7.F.l PLYONINTERSTATEPLAZA (SPTE 05-002) SITE PLAN TIME EXTENSION DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-058 TO: Chair and Members Planning & Development Board and City Commission THRU: Michael Rumpf Director of Planning and Zoning FROM: Eric Lee Johnson, AICP Planner DATE: May 6, 2005 PROJECT: Pylon Interstate Plaza / SPTE 05-002 REQUEST: Site Plan Time Extension PROJECT DESCRIPTION Property Owner: Chambers Properties, LLC Applicant/Agent: Steven L. Cohen, President / Steven L. Cohen and Associates Location: 1501 Corporate Drive (see Exhibit "Aft - Location Map) Existing Land Use / Zoning: Office Commercial (OC) / Office Professional (C-1) Proposed Land Use/Zoning: No change proposed Proposed Use: Offices Acreage: 124,581 square feet (2.86 acres) Adjacent Uses: North: Right-of-way for Woolbright Road, then farther north is developed commercial property (Racetrac gas station), zoned Community Commercial (C-3); South: Vacant industrial (retention pond for Boynton Commerce Center) property zoned Planned Industrial Development (PID); East: Two (2) story office building in Phase One, then father east is right-of-way for Southwest ih Court, still farther east is developed commercial (Lowe's Home Improvement Center), zoned Community Commercial (C-3); and West: Right-of-way for Lake Worth Drainage District (LWDD) E-4 Canal, then farther west is developed commercial (First Southern Bank). A 60+/- foot portion of the subject property abuts developed residential property (Leisureville), zoned Single-family residential (R-1AA). Page 2 Memorandum No. PZ 05-058 BACKGROUND The subject property is located at the southwest corner of Woolbright Road and Southwest 7th Court. According to pubic records, Chambers Properties, LLC has owned the property since September of 2003. On February 3, 2004, the conditional use / site plan (COUS 03-009) was approved for the construction of a 29,419 square foot, two (2) story office building. Offices are permitted uses in the C-1 zoning district. The maximum building height in the C-1 zoning district is 30 feet and the building cannot exceed two (2) stories. However, according to Chapter 2, Section 6.A.3., two (2) floors over under-story parking is allowed up to a maximum of 35 feet in height, but only via conditional use approval. Therefore, the ground "floor" would primarily consist of the parking lot under the building, storage area, and elevator shaft. The traditional office space would only occur on the second and third stories. It must be noted that the project was approved for a height exception (HTEX 03-009) of 18 feet - seven (7) inches. The parapet wall (which would screen the mechanical rooftop equipment) is proposed at 40 feet in height. The peak of the pitched standing seam metal roof (proposed above the elevator shaft) would be 53 feet - seven (7) inches in height and was the subject of the approved height exception. This is the second phase of a two (2) phase project. The first phase was approved in 1984. That site plan showed two (2) buildings for a total of 58,000 square feet of gross floor area. A site plan is valid for only one (1) year after a development order has been issued. The developer is required to secure a building permit within that year. Mr. Steven Cohen, agent for the applicant, is now requesting a nine (9)-month time extension, for the site plan (COUS 03-009), which was approved on February 3, 2004. If this time extension request is approved, the expiration date of the site plan, including concurrency certification, would be extended to November 3, 2005. The site plan would still be subject to the original 28 conditions of approval. ANALYSIS According to Chapter 4, Section 5 of the Land Development Regulations, "the applicant shall have one (1) year to secure a building permit from the Development Department". Examples of building permits include but are not limited to the following: Plumbing, electrical, mechanical, foundation, and structural. The Regulations authorize the City Commission to approve one (1) year time extensions, provided that the applicant files the request prior to the expiration date of the development order. In this case, the applicant has met that requirement. The Planning & Zoning Division received both the application and the payment for site plan time extension on February 1, 2005. They were received prior to the expiration date of the site plan. According to the time extension application, Mr. Cohen states "the reason for the extension is that the financing of the project is just being finalized. Due to this time constraint, I am requesting a nine (9) month time extension". One informal criterion that staff methodically utilizes in the evaluation of a request for time extensions is the applicants' demonstration or willingness to complete the project in "good faith". The applicant can submit detailed plans to the Building Division in anticipation of eventually securing a building permit. Submitting building permit plans demonstrates "good faith" to the City that the developer is attempting to complete the project. As of today, the applicant has not submitted any plans for any type of building permit. A more formal criterion for evaluating requests for time extensions is a project's compliance with (traffic) concurrency requirements. On January 23, 2004, the Palm Beach County Traffic Division approved the traffic generation statement for 29,419 square foot of office build-out year of 2006. As of this date, the project currently has traffic concurrency which would expire after the anticipated build-out date. Lastly, staff considers if any applicable amendments to the Land Development Regulations have occurred, which Page 3 Memorandum No. PZ 05-058 should now apply to the subject project. No such amendments have been processed since the subject site plan was approved. RECOMMENDATION Staff recommends approval of this request for a nine (9) month site plan time extension and its accompanying request for height exception (HTEX 03-009). No new conditions of approval are recommended by staff with this request. The project would be subject to the same 28 conditions of approval from the conditional use / new site plan (COUS 03-009) request. However, any additional conditions of approval recommended by the Board or City Commission with reference to this request for site plan time extension would be placed accordingly in Exhibit "c" - Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\SPTE 05-002\Staff Report.doc ... 1 In. = 300.0 feet J ' ,r r '-....-.~>/, I ,.. ,....,"" \. .: '<.. ~'/" EXHIBIT "A" .." (" p,co PC:D .: :f1o:meBep': C3 LOCATION MAP PYLON INTERSTATE PlAZA Phase II LOCATION MAP - I -I II 1,1 =1 - I . I - I l . - I I I - I - ~ ~ E . ~ oq- .. I I . - - I - - I - ... ~ . - -. --" ,. $' I' · ~. t~ ~ . z ~ -=:=. ('n't{. 'II ... ... .... IWIIlO -- ...~ lid" ~~ 'I ~ r'l m Ie 18 1'1 Ijl '11I11/llllllllU 1111111' I I p II n .1 .! I I III P. .....,. II =I q PYLON IN1BISTATE PLAZA PHASE II "_r:.. . STEVEN L. 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";'1" . ~' EXHIBIT "e" Conditions of Approval Project name: Pylon Interstate Plaza File number: SPTE 05-002 Reference: I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS- General Comments: None PUBLIC WORKS- Traffic Comments: None UTILITIES Comments: None FIRE Comments: None POLICE Comments: None ENGINEERING DIVISION Comments: None BUILDING DIVISION Comments: None PARKS AND RECREATION Comments: None FORESTER/ENVIRONMENTALIST Comments: None PLANNING AND ZONING Comments: None ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS Conditions of Approval 2 I DEPARTMENTS I INCLUDE I REJECT I Comments: 1. To be determined. ADDITIONAL CITY COMMISSION CONDITIONS Comments: 2. To be determined. S:\Planning\SHARED\WP\PROJECTS\Pylon Interstate Plaza\SPTE 05-002\COA.doc Johnson, Eric From: Sent: To: Subject: Main, Karen Tuesday, April 19, 20053:14 PM Johnson, Eric RE: 1501 Corporate Drive nada From: Sent: To: Subject: Johnson, Eric Tuesday, April 19, 2005 2:56 PM Main, Karen 1501 Corporate Drive Karen Has anyone applied for or successfully pulled a permit for the above referenced property? The project, known as Pylon Interstate Plaza, is currently under review for a site plan time extension. The project was approved for a 29,419 square feet office building at 08-43-45-32-14-002-000. If so, what dates? I need to include any information that I can in my staff report. Thanks, Eric 1