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AGENDA DOCUMENTS 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 August 2, 200S July 18, 200S (Noon.} 0 October S, 200S September 19, 200S (Noon) 0 August 16, 200S August I, 200S (Noon) 0 October 18, 200S October 3, 200S (Noon) ~ September 6, 200S August IS, 200S (Noon) 0 November I, 200S October 17, 200S (Noon) 0 September 20, 200S September 6, 200S (Noon) 0 November IS, 200S October 31, 200S (Noon) 0 Administrative 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM ~ Pub lie Hearing 0 Legal 0 Bids 0 Unftnished Business 0 Announeement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please plaee this request on the September 6, 2005 City Commission Agenda under Publie Hearing, to be eombined with the eorresponding item for Abandonment. The Community Redevelopment Ageney Board reeommended that the subjeet request be approved on August 9, 2005, subjeet to staff eomments. For further details pertaining to the request, see attaehed Department of Development Memorandum No. PZ 05-131. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Uptown Lofts @ Boynton Place (Gulfstream Lumber) (NWSP 05-021) James Vitter, Kimley-Horn Assoeiates, Ine. Gulfstream Lumber Northwest comer of Woolbright Road and Federal Highway Request site plan approval to construet a mixed-use development eonsisting of 43,361 square feet ofretail, 474 multi-family dwelling units, and 20 townhouse units, on a 14.58- aere pareel in the Mixed Use-Low zoning distriet. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: N/A N/A N/A City Manager's Signature L()~, Planning and Zo' ireetor City Attorney / Finanee / Human Resourees S:\Planning\SHARED\ WP\PROJECTS\Gulfstream Lumber\Uptown Lofts at Boynton Place\NWSP OS-021 \Agenda Item Request Uptown Lofts @ Boynton PI NWSP OS-021 9-6-0S.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: THRU: FROM: DATE: PROJECT NAME/NO: REQUEST: DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-131 STAFF REPORT Chair and Members Community Redevelopment Agency and City Commission Michael RumPf~ Planning and Zoning Director Eric Lee Johnson, AICP Planner July 28, 2005 Uptown Lofts at Boynton Place / NWSP 05-021 New Site Plan PROJECT DESCRIPTION Property Owner: Applicant: Agent: Location: Existing Land Use: Existing Zoning: Proposed Uses: Acreage: Adjacent Uses: North: Gulfstream Lumber Company Mr. Kyle Riva / Epoch Properties, Incorporated Mr. James G. Vitter / Kimley-Horn and Associates, Incorporated Northwest corner of the intersection of Federal Highway and Woolbright Road (Exhibit "A'') Mixed Use (MX) Mixed Use-Low (MU-L) Retail: Apartments: Townhouses: Lofts: 43,361 square feet 404 units, 20 units 70 units ::1:14,63 acres To the northeast, developed commercial property (Dunkin' Donuts and a convenience store) classified Local Retail Commercial (LRC) and zoned C-3 Community Commercial, and developed residential property classified and rezoned similarly. To the northwest, the right-of-way of SE 12th Avenue, then developed residential property classified Medium Density Residential (MeDR) at a maximum density of 9,58 dulac, and zoned R-2 Duplex Residential; Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 2 South: East: West: The right-of-way of Woolbright Road (SE 15th Avenue) then developed commercial property (Sunshine Square) classified Local Retail Commercial (LRC) and zoned C-3 Community Commercial; The right-of-way of South Federal Highway, then to the southeast, developed commercial property (Shell Service Station) classified Local Retail Commercial (LRC) and zoned C-3 Community Commercial; to the northeast, developed residential property (Gulfstream Apartments [25.4 dujac] and Snug Harbor Condominiums [27.7 dujac]) classified High Density Residential (HDR) (maximum density of 10.8 dujac), and zoned R-3 Multi-family residential; The right-of-way of the Florida East Coast (FEC) railroad, then developed property classified Industrial (1) and zoned M-l Industrial. PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject conditional use were mailed a notice of this request and its respective hearing dates. The applicant certifies that they posted signage and mailed notices in accordance with Ordinance No. 04-007. Proposal: Concurrency: Traffic: BACKGROUND Mr. James G. Vitter, agent for the property owner (Gulfstream Lumber Company) is requesting to develop a large scale, mixed-use project, The survey shows that the subject property is currently developed with several one (l)-story buildings and their related parking areas, The intent is to raze the existing lumber yard and redevelop the site with two (2) apartment buildings with a total of 404 units, 20 townhouse units, a mixed-use building consisting of 70 loft units over 43,361 square feet of retail space. The property was previously rezoned from Community Commercial (C-3) to Mixed Use-Low (MU-L) on June 17, 2003 per Ordinance 03- 032. However, approval of this project is contingent upon the approval of the accompanying request to abandon a portion of Alden Street (SE 3rd Street) (ABAN 05-003), ANALYSIS Generally, anticipated project traffic is generated by two factors, namely the proposed use and its intensity, Intensity is typically measured by the proposed building area (in square feet). A traffic study was submitted by the applicant and reviewed by the Palm Beach County Traffic Division, However, several comments were generated by the Traffic Division and as of today, the project has not received a letter of concurrency approval from Palm Beach County. The applicant has re- submitted the information addressing the County's comments and is awaiting their response. No building permits are to be issued until the Traffic Division approves the study for traffic concurrency purposes (see Exhibit "c" - Conditions of Approval). Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 3 Utilities: The purchase of up to 5 million gallons of potable water per day from Palm Beach County Utilities represents a portion of the City's potable water supply that would support the needs of this project (projected to a total of 83,885 gallons per day), Local piping and infrastructure improvements may be required for the project, dependent upon the final project configuration and fire-flow demands, These local improvements would be the responsibility of the site developer and would be reviewed at the time of permitting. Sufficient sanitary sewer and wastewater treatment capacity is currently available to serve the project total of 44,225 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan. Police/Fire: For the purposes of this study, a statistical analysis was completed to show the percentage of increase in police calls for service for the selected project area, A crime analysis for 2004 shows that there have been 8,971 calls for service for zone 4, which represents 13,3% of all calls for service, There are no other existing developments to use as a comparison for this assessment. It must be noted that this project is one of seven (7) mixed-use projects planned for completion. An increase of 15% in total calls for service is projected from proposed citywide growth. The subject project would have a direct impact on providing an adequate level of public service to this area. The need for additional officers in Zone 4 is evident by the high percentage of calls for service that one officer is currently handling. Due to new development throughout the city, all city services will be affected. Service requirements for the police department will be impacted greatly and the demand for more police personnel and equipment will be needed to balance the increase in population, Fire staff reviewed the site plan and determined that current-staffing levels would be sufficient to meet the expected demand for services, Infrastructure requirements such as hydrants and roadways would be addressed during the permitting process (see Exhibit "C" - Conditions of Approval), Drainage: Conceptual drainage information was provided for the City's review, The Engineering Division is recommending that the review of specific drainage solutions be deferred until time of permit review (see Exhibit "C" - Conditions of Approval), School: The School District has not yet determined that adequate capacity exists to accommodate the projected resident children. No building permits are to be issued until compliance is demonstrated (see Exhibit "c" - Conditions of Approval), Driveways: The project can be characterized as "urban infill, mixed-use" development whereby front building setbacks are minimal and off-street parking is relegated to a subordinate role, The site plan shows that the development would be divided into three (3) distinct areas, namely, the five (5)-story apartment building portions, the townhouse element, and the mixed-use component. The plans show that parking garages would provide for the majority of off-street parking spaces for the entire project. The garages are intentionally proposed as hidden structures located within the core of the project and virtually unseen from the major roadways. Likewise, the project is not proposing traditional driveways or surface parking lots like that of Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 4 "suburban"-type of projects (where driveways connect to off-street parking located in front of the buildings). The site plan shows that vehicles would enter the site from four (4) locations. The main entrance is proposed on Federal Highway. This entrance would serve as the primary point of ingress for all portions of the development. Although not dimensioned, vehicles traveling either northbound or southbound on Federal Highway would enter the site via a 24-foot wide opening underneath a two (2)- story decorative archway, The archway will be discussed later in the staff report. This opening allows for both vehicle ingress and egress, The egress lane would allow for right-turn (south) traffic movement onto southbound Federal Highway, The driveway, drive aisles, and turning radius, internal to the development, would be improved to conform to current city engineering standards. The project's second main entrance is proposed along Woolbright Road, This entrance would provide access to the entire site. Although not dimensioned, when scaled, it appears that this second driveway opening proposed on Woolbright Road would also be 24 feet in width, The opening would be located over 400 feet west of the intersection of Federal Highway and Woolbright Road. It should be noted that an existing traffic signal is located on Woolbright Road just west of this proposed second entrance into the subject development. However, at the present time, this traffic signal only serves the commercial plaza directly to the south and across the street of the subject property, It is intent of this project to relocate the existing traffic signal (on Woolbright Road) approximately 250 feet to the east in order to align with the proposed entrance (for the subject development) as well as connecting to an existing alternate entrance to the commercial plaza to the south, This realignment is currently being coordinated between the City and the Palm Beach County Traffic Engineering. As a side note, the proposed location of this signalized intersection would be nearly equidistant from both the railroad tracks and the intersection of Federal Highway / Woolbright Road, The site plan shows two (2) alternate entrances; one proposed on Woolbright Road, the other, proposed on Alden Street (SE 3rd Street) near Southeast 1th Avenue, The purpose of the ingress / egress proposed along Woolbright Road would be to provide access to only the five (5) story condominium portion of the development. Although not dimensioned, the driveway opening appears to be 24 feet in width. It would allow for right (west) turn traffic movements but left (east) turn traffic movements onto Woolbright Road would have to be further evaluated. The second alternate entrance proposed on Alden Road (SE 3rd Street) and Southeast 12th Avenue would provide access to the entire development. Parking Facility: Off-street parking proposed within the development must meet the requirements in Chapter 2, Section 11.H. of the Boynton Beach Land Development Regulations. The project proposes a mix of residential and retail uses. One-bedroom apartment units require one and one-half (1 V2) parking spaces. Two bedroom apartment units require two (2) parking spaces, The project proposes a total of 494 dwelling units (with a mixture of one, two, and three bedrooms) in conjunction with 43,361 square feet of retail space. When combined with the additional parking spaces Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 5 required for recreation areas and leasing facilities, the total parking requirements equal 1,124 spaces. The project proposes 1,344 parking spaces, an excess of 220 parking spaces (see Exhibit "c" - Conditions of Approval). The parking spaces would be provided as follows: 1,223 parking garage spaces, 40 townhouse garage parking spaces, 16 tandem driveway spaces, 42 on-street parking spaces, and 23 surface parking spaces. Collectively, the south and north apartment towers require a total of 727 parking spaces. The plans propose 467 parking spaces within each apartment tower garage, thereby providing a cumulative total of 934 parking spaces; an excess of 207 parking spaces. A total of 54 spaces in each garage are earmarked for guest parking, The guest parking would occur on the ground floor. The intent is to restrict access to the upper levels of the garage so that those spaces may be used solely by the residents who reside within apartment building, The three (3)-story mixed-use buildings (retail and residential) proposed along Federal Highway and Woolbright Road, in conjunction with the 3,404 square foot indoor recreation area would require a total of 352 parking spaces. The adjacent parking garage would accommodate up to 289 vehicles, The intent is to utilize the 42 on-street (internal) parking spaces and the 23 surface parking spaces. Combined, the plan would provide 354 parking spaces for these uses, an excess of two (2) spaces. It should be noted that the floor plan of the 3,404 square foot indoor recreation building indicates that it would be used for retail purposes. However, the applicant informed staff that this is not the intended use and it is earmarked for an indoor recreation area for residents of the loft units. This should be noted as such on both the site plan and respective floor plan at the time of permitting (see Exhibit "c" - Conditions of Approval), The 20-townhouse units and corresponding community pool would require a total of 45 parking spaces. Each unit would have a two (2)-car garage thereby providing 40 garage spaces. Also, 16 driveway spaces would be provided as well. The townhouses would have 11 extra parking spaces. Staff recognizes that users of the community pool would not park their vehicles in other townhouse owners' driveways. Users of the community pool would either use the surface parking or on-street parking, This sharing of the surface spaces with the 3,404 square foot indoor recreation building (proposed along Federal Highway) for the loft units is acceptable to staff, Landscaping: The cover sheet tabular data indicates that the proposed pervious areas would equal 119,707 square feet or 18.8% of the site, The MU-L zoning district requires a minimum 20% pervious area, Therefore, an extra 1.2% or 23,941 square feet of pervious surface shall be found (see Exhibit "c" - Conditions of Approval). According to the applicant, the additional pervious surface can be accommodated by including the courtyard areas within the five (5)-story apartment buildings. The Landscape Notes (sheet L-4) indicates the subject site currently contains 110 trees, The landscape plan indicates the tree location areas would occur along Woolbright Road, The landscape plan plant list proposes a total of 155 canopy trees, 120 palm Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 6 trees, 5,716 shrub and groundcover plants, According to the plant list, 92% of the canopy trees would be native and 100% of the palm trees would be native, The landscape plan also proposes a 100% native shrubs / hedges / accent plants. Currently, the plant list indicates the following species: Date palm, Cabbage palm, Purple Glory tree, Live Oak, Annuals, Dwarf Yaupon Schillings, Flame of the Woods Ixora, Florida Privet, Aztec Grass, and Dwarf Schefflera. In order to prevent monoculture (against possible disease), the landscape plan proposes varying plant material. The alternate species are as follows: Foxtail palm, Washington palm, Red Maple, Sycamore, Silver Buttonwood, Anise, Indian Hawthorne, and Sadakwa Viburnum. However, considering the size of the project, the variety of plant material is still minimal. Staff recommends the use of a greater palette of shrub material, especially those with more colorful varieties, At the very least, staff recommends including Florida Royal palm trees within the alternate plant list (see Exhibit "c" - Conditions of Approval). Note #1 on the plant list indicates that the palm trees proposed in front of the buildings (along Federal Highway and Woolbright Road) would be installed at least half of the building height. These mixed-use buildings would be located close to the east and south property lines and therefore, would be consistent with the intent of the Land Development Regulations of the MU-L zoning district. However, the landscape plan still would provide for plant material along these main roadways to help break up the building mass. In fact, these areas would be at least 10 feet in width to accommodate the installation of larger-size palm trees. Similar to the north landscape buffer, the south landscape buffer would also be 10 feet in depth at its narrowest point. Again, the palm trees proposed within this buffer would be installed at half the building height. As previously mentioned, the relocated trees would be transplanted to the specific areas within this southern buffer to help soften the bulk of the five (5)-story apartment building, The south buffer would include Live Oak and Cabbage palm trees. Although not dimensioned, it appears as though the west landscape buffer adjacent to the Florida East Coast railroad right-of-way would be four (4) feet in width at its narrowest point. Generally, the plant material proposed within this buffer would be minimal. No residential units within the apartment buildings would face the railroad tracks, In essence, the interior parking garages would buffer the units from the train noise, Although not dimensioned, the north landscape buffer appears to be over 10 feet at its narrowest point. This buffer would occur along Southeast 12th Avenue and between the subject property and the few remaining lots of the block. This buffer would contain the Live Oak trees, hedge material and groundcover plants. The interior of the site would basically contain the same plant material as the perimeter buffers, Staff focused on the location and height of the proposed trees, especially in areas where parking structures and large buildings are proposed, The mixed-use parking garage would be softened by the installation of Cabbage palm trees along all facades spaced no greater than 15 feet apart. The interior street Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 7 system would have parallel (on-street) parking spaces interrupted by "bulb-outs", Each bulb-out would contain a Live Oak shade tree _ installed within them, However, staff offers the following recommendations to enhance the overall landscape design of the project - installing additional groundcover plants at the base of each tree within each bulb-out; installing additional trees and Philodendron selloum along the south fac;;ade of the South Tower and the east fac;;ades of both towers, Building and Site: The site plan proposes a mix of residential and commercial uses. The commercial square footage would total 10,1% of the total building area. Building and site design as proposed would generally meet code requirements when staff comments are incorporated into the permit drawings, The maximum allowed density of the Mixed-Use land use category would be 40 dwelling units per acre, The proposed project density would be 33.8 dwelling units per acre. As previously mentioned, the existing buildings would be replaced with two (2) five (5)-story apartment buildings, a three (3)-story mixed-use building, and three (3)-story townhouse buildings, The depth of the parcel extends westward from Federal Highway to the Florida East Coast railroad tracks. The subject property fronts on two (2) major roadways (Federal Highway and Woolbright Road). The taller, five (5)-story, apartment buildings would back against the west property line along the railroad tracks whereas the three (3)-story mixed-use buildings would face Federal Highway and Woolbright Road, The apartment buildings as well as the mixed-use buildings would contain internal parking garages. The mixed-use buildings are oriented so that they "face" the street, a characteristic fully endorsed by staff, The MU-L zoning district allows for a maximum building height as a permitted use, of 75 feet. The elevations of the apartment towers show that both buildings would comply with the height limitation, The roofline level would be at 52 feet - six (6) inches in height while the peak of the structure would be 67 feet - two (2) inches in height. The three (3)-story townhouses are proposed at 37 feet - one (1) inch in height. They would be located along the internal roadway system between the apartment buildings (to the west) and the mixed-use buildings (to the east), The mixed-use buildings would be 43 feet - five (5) inches in height at the midpoint of the roof and 50 feet in height at the peak. In summary, all proposed buildings meet code as it relates to maximum building height. All buildings are proposed within close proximity of the property lines (that front on rights-of-way) in order to create a more urban environment, consistent with recommendations of the Federal Highway Corridor Redevelopment Plan, The east setback along Federal Highway would vary slightly but maintain at least a 10-foot front setback, The south side setback of the mixed-use building proposed along Woolbright Road would be 10 feet - nine (9) Inches in width at the narrowest point. The South (apartment) tower would be 51 feet - six (6) inches from the south property line, As previously mentioned, the apartment towers proposed along the railroad tracks appear to be setback four (4) feet from the west property line. The North (apartment) tower would be located 12 feet - two (2) inches from the north property line at its narrowest point. The development's clubhouse would be located 44 feet - eight (8) inches from the north property line, Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 8 The plans show that the commercial areas of the mixed-use buildings would occur on the first floor only, The residential "loft" units would occur on the second and third floors. According to the site plan tabular data, one (1)-bedroom, two (2)- bedroom, and three (3)-bedroom units would occur within all building types (apartment towers, lofts, and townhouses), However, the townhouse units would only be offered in the three (3)-bedroom unit configuration. The smallest unit within the five (5)-story apartment buildings would be 911 square feet (under AlC) and the largest unit would be 1,603 square feet (under Ale), The floor plans of the townhouse units show that each unit would be 1,554 square feet (under Ale), The smallest sized loft unit is shown to be 712 square feet (under Ale), According to Chapter 2, Section 5.F,5., the MU-L zoning district requires that the minimum unit size be 750 square feet in area. These units would not comply with code as it's currently labeled. However, the applicant informed staff that this was a scrivener's error and that the units would be 771 square feet in area. Therefore, at the time of permitting, the floor plans will have to be modified to be labeled as such (see Exhibit "c" - Conditions of Approval). The largest sized loft unit would be 1,186 square feet in area. Design: The proposed development can be generally described as being separated into three (3) different areas. The eastern third would be comprised of the mixed-use buildings. The central third would be comprised of the townhouse buildings and the western third would be comprised of the apartment towers. The proposed architecture could be described as contemporary mixed with hints of Spanish- Mediterranean. Also noteworthy is that the project parking would be virtually hidden from all views and is considered to be a subordinate, unobtrusive element of the plan. Vehicular traffic is contained within the internal framework of the project. The parking garages of the tower buildings would be enclosed but would have decorative openings compliant with Florida Building Code. These openings would resemble large windows. The mixed-use parking garage would have the palm trees installed around all sides, The elevations do not indicate the proposed exterior finish and colors of the buildings; a color schedule has been provided via ledger-sized color elevations. The applicant is proposing four (4) colors throughout the entire development. The project's proposed building colors are as follows: Te rra cotta Brown Creme Light Green Red Clay Casbah Desert Floor Desert Valley ICI 213 IeI 203 ICI 561 ICI 629 The project also proposes canvas awnings on the mixed-use buildings, Although not indicated on the elevations, the applicant informed staff that the awning colors would be blue, green, or red with white stripes, Staff recommends that the awnings be an element of a future design program (see Exhibit "c" - Conditions of Approval), The intent is to have all buildings (both mixed-use, apartment towers, and townhouses) share the same color palette. A general intent of Chapter 9 Staff Report - Uptown Lofts at Boynton Place (NWSP 05-021) Memorandum No PZ 05-131 Page 9 (Community Design Plan) is to ensure that buildings achieve visual unity of character and design concepts, in part, through the use of building colors, However, there are no established noteworthy building colors or architectural themes within the immediate area with which this project should be compatible. Therefore, the proposed colors for this site plan would not be inappropriate, incompatible, or obtrusive. Staff recommends that all roofs for all buildings be covered with the same style and color of roof tile (see Exhibit "c" - Conditions of Approval). Color, window forms, and decorative appointments are used to unify the buildings. One of the most interesting project features is the inclusion of an archway that would connect the mixed-use building to the 3,404 square foot indoor recreation building, The archway's sole purpose is for aesthetic appeal to create the illusion of connecting all the buildings proposed along Federal Highway together. Signage: Minimal project detail regarding proposed signage was shown with this submittal. Staff recommends utilizing a sign program for the entire project to ensure sustained continuity throughout the life of the project (see Exhibit "c" - Conditions of Approval). All project signage shall conform to the regulations as set forth in Chapter 9 (Community Design Plan) and Chapter 21 of the Land Development Regulations, RECOMMENDATION: Staff has reviewed this request and recommends approval, contingent upon the approval of the accompanying request for abandonment (ABAN 05-003) and all items noted within Exhibit "c" - Conditions of Approval. 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I i L " .l l, H ~ , , , I I I I , ~1 5 Iii ~ f ii" ~.~ Ii ~~ j;m d~ :::!;i!! = ~~. ~ ~~ 2 -i~ I 2,- i ~~ m- i Ii! ~~ ~ !~~i 1) f4~" ~ l I : I I I s 5 i:: EXHIBIT B ~ ~ !I~ ~ 'H ~ .. .. : g ; I I I if If. ~ I ~ ~ --- - ....- -.. ,,----- -..... ---~- - -- -- - - --':j I .. c i L (J> m m )>(") :ij~ R~ ~i1Il ~5 Srlm "i1Il )>0 ~~ 8~ r- --i ~- (J>~ ~ J!!t;'}P I ~Jl ~~~ I 2~ ~ i~m i ~~ m- ~ I ~ ! I I if Ii. i I , <W . , I:'!l '" 0 z r~ 0 .... ill "" t1J I 0 J ~~ ;zl ~ to ~ UlI t l 9.! t --- ---- ..... ..-------.....---..--- :XHIBIT B I' ~ 2 .. .. . .---- -----_.~ EXHIBIT "C" Conditions of Approval Project name: Uptown Lofts at Boynton Place File number: NWSP 05-021 Reference: 2nd review 1Jlans identified as a New Site Plan with a June 12,2005 Planning and Zoning Department date stamp marking. , DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: 1. A minimum turning radius of 60 feet is required for the approach to the dumpster. X Provide a minimum backing clearance of 60 feet. (measured from the front edge of the dumpster pad.) (LDR, Chapter 2, Section 11.J.2.b.). PUBLIC WORKS - Traffic Comments: 2. Provide a notice of concurrency (Traffic Performance Standards Review) from Palm X Beach County Traffic Engineering. 3. Revise the provided traffic study to evaluate warrants for signalization at SE 12th X Ave. using baseline traffic volumes plus proposed development volumes. 4. Provide detailed off-site improvement plans, acceptable to the City, for Woolbright X Road, including proposed signalization and striping. The off-site improvement plans shall also include the following: extend the median west of the railroad crossing (Woolbright Road) terminating west of Southeast 151 Street, extend the median east of the railroad crossing (Woolbright Road) terminating east of the currently signalized intersection entering Sunshine Square. Right-in / right-out movements only will be allowed for southbound Southeast 1 sl A venue, northbound exiting Sunshine Square and southbound exiting from the west development service drive. 5. The developer shall provide a surety in the amount of 110% of the engineer's X estimate for the cost of this work. Construetion of the required improvements shall be completed pending outside agency approvals and prior to issuance of the final Certificate of Occupancy for the project as required by the Amendments to the Building Code. In the event outside agency approvals are not granted the surety shall be returned to the Development and an alternate off-site plan depicting site access conditions shall be submitted for both the City and County approval. ENGINEERING DIVISION Comments: 6. Full drainage plans, including drainage calculations, in accordance with the LDR, X Chapter 6, Article IV, Section 5 will be required at the time of permitting. COA 08/04/05 2 DEPARTMENTS INCLUDE REJECT 7. Paving, Drainage and Site details will not be reviewed for construction acceptability X at this time. All engineering construction details shall be in accordance with the applicable City of Boynton Beach Standard Drawings and the "Engineering Design Handbook and Construction Standards" and will be reviewed at the time of construction permit application. UTILITIES Comments: 8. All utility easements and utility lines shall be shown on the Site Plan and Landscape X Plans (as well as the Water and Sewer Plans) so that we may determine which appurtenances, trees or shrubbery 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. 9. Palm Beach County Health Department permits will be required for the water and X sewer systems serving this project (CODE, Section 26-12). 10. Fire flow calculations will be required demonstrating the City Code requirement of X 1,500 g.p.m. (500 g.p.m. some residential developments) with 20 p.s.i. residual pressure 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)). 11. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid for X this project either upon the request for the Department's signature on the Health Department application forms or within seven (7) days of Site Plan approval, whichever occurs first. This fee will be determined based upon final meter size, or expected demand. 12. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable water. As X other sources are readilv available City water shall not be allowed for irrigation. 13. Water and sewer lines to be owned and operated by the City shall be included X within utility easements. Please show all proposed easements on the engineering drawings, using a minimum width of 12 feet. The easements shall be dedicated via separate instrument to the City as stated in CODE Sec. 26-33(a). 14. This office will not require surety for installation of the water and sewer utilities, on X condition that the systems be fully completed, and given to the City Utilities Department before the first permanent meter is set. Note that setting of a permanent water meter is a prerequisite to obtaining the Certificate of Occupancy. 15. A building permit for this project shall not be issued until this Department has X approved the plans for the water and/or sewer improvements required to service this COA 08/04/05 3 DEPARTMENTS INCLUDE REJECT proiect, in accordance with the CODE, Section 26-15. 16. Appropriate backflow preventer(s) will be required on the domestic water service to X the building(s), and the fire sprinkler line if there is one, in accordance with the CODE, Section 26-207. 17. Show diameters for all existing water and sewer depicted on the plans. As-built X information may be obtained from the City of Boynton Beach Utilities Department. 18. 8-inch water mains proposed within the development and connecting to 6-inch lines X in Woolbright Rd. and Federal Hwy., and SE 12th Ave. are insufficient to provide 1,500 g.p.m. with 20 p.s.i. residual pressure as required by Code. External improvements will be required. In order to accomplish this, a Hardy-Cross analysis will be required of this region of the city to determine the extent of external requirements. 19. A public lift station will not be permitted on this project. Ifno alternative to using a X lift station is found a private lift station may be allowed. Additional information regarding finish floor elevations and site elevations is needed for Staff to make an adequate analysis of the proposal. 20. Utility construction details will not be reviewed for construction acceptability at this X time. All utility construction details shall be in accordance with the Utilities Department's "Utilities Engineering Design Handbook and Construction Standards" manual (including any updates); they will be reviewed at the time of construction permit application. FIRE Comments: None X POLICE Comments: None X BUILDING DIVISION Comments: 21. Indicate within the site data the type of construction of each building as defined in X 2001 FBC, Chapter 6. 22. Indicate within the site data the occupancy type of each building as defined in 2001 X FBC, Chapter 3. 23. Every exterior wall within 15 feet of a property line shall be equipped with X approved openinj:!; protectives per 2001 FBC, Section 705.1.1.2. COA 08/04/05 4 DEPARTMENTS 24. Buildings, structures and parts thereof shall be designed to withstand the minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2001 FBC, Section 1606 (Wind Loads). 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. INCLUDE X REJECT 25. Buildings three stories or higher shall be equipped with an automatic sprinkler X system per F.S. 553.895. Fire protection plans and hydraulic calculations shall be included with the building plans at the time of permit application. 26. At time of permit review, submit signed and sealed working drawings of the X proposed construction. 27. Add a labeled symbol to the site plan drawing that identifies the location of the X handicap accessible parking spaces. The quantity of the spaces shall be consistent with the regulations specified in the 2001 FBC. The accessible parking spaces that serve a use shall be located on the shortest safety accessible route of travel from adjacent parking to an accessible entrance. The 2001 FBC states that buildings with multiple accessible entrances shall have accessible parking spaces dispersed and located closest to the accessible entrance. 2001 FBC, Sections 11-4.1.2(5),4.3, and 4.6. 28. Add to each building space that is depicted on the drawing titled site plan and floor X plan a labeled symbol that identifies the location of the handicap accessible entrance doors to each building. 2001 FBC, Sections 11-4.1.2, 11-4.1.3, and 11-4.3. 29. Add a labeled symbol to the site plan drawing that represents and delineates the X path of travel for the accessible route that is required between the accessible parking spaces and the accessible entrance doors to each building. The installed symbol, required along the path, shall start at the accessible parking spaces and terminate at the accessible entrance doors to each building. The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings. The location of the accessible path shall not compel the user to travel in a drive/lane area that is located behind parked vehicles. Identify on the plan the width of the accessible route. (Note: The minimum clear width of an accessible route shall be 36 inches, except at curb ramps that are part of a required means of egress shall not be less than 44 inches). Add text to the drawing that would indicate that the symbol represents the accessible route and the route is designed in compliance with 2001 FBC, Section 11-4.3 (Accessible Route) and 11-4.6 (Parking and Passenger Loading Zones). Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the 2001 FBC. This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel. 30. A minimum of 2% of the total parking spaces provided for the dwelling units X covered under the Fair Housing Act shall be accessible and comply with the requirements of the act. Accessible parking spaces shall be equally distributed for COA 08/04/05 5 DEPARTMENTS each type of parking provided, e.g. surface parking, parking structures, etc. per Title 24 CFR, Part 100.205. INCLUDE REJECT 31. Add to each building that is depicted on the site plan drawing a labeled symbol that X identifies the location of the proposed handicap accessible units. Add to the drawing the calculations that were used to identify the minimum number of required units. Also, state the code section that is applicable to the computations. Show and label the same unit/s on the applicable floor plan drawings. Compliance with regulations specified in the Fair Housing Act is required (Federal Fair Housing Act Design and Construction Requirements, Title 24 CFR, Part 100.205). 32. At the time of permit review, submit details of reinforcement of walls for the future X installation of grab bars as required by the Federal Fair Housing Act Title 24 CFR, Part 100.205, Section 3, Requirement #6. All bathrooms within the covered dwelling unit shall comply. 33. Add a labeled symbol to the site plan drawing that represents and delineates the X path of travel for the accessible route that is required between the accessible units and the recreational amenities that are provided for the project and other common area elements located at the site. The symbol shall represent the location of the path of travel, not the location of the detectable warning or other pavement markings required to be installed along the path. The location of the accessible path shall not compel the user to travel in a drive/lane area that is located behind parking vehicles. Identify on the plan the width of the accessible route. (Note: The minimum width required by the Code is 36 inches). Add text that would indicate that the symbol represents the accessible route and the route is designed in compliance with regulations specified in the Fair Housing Act. Please note that at time of permit review, the applicant shall provide detailed documentation on the plans that will verify that the accessible route is in compliance with the regulations specified in the 2001 FBe. This documentation shall include, but not be limited to, providing finish grade elevations along the path of travel. 34. Identify within the site data the finish floor elevation (lowest floor elevation) that is X proposed for the building. Verify that the proposed elevation is in compliance with regulations of the code by adding specifications to the site data that address the following issues: a. The design professional-of-record for the project shall add the following text to the site data. "The proposed finish floor elevation _' _ NGVD is above the highest 100-year base flood elevation applicable to the building site, as determined by the SFWMD' s surface water management construction development regulations." b. From the FIRM map, identify in the site data the title of the flood zone that the building is located within. Where applicable, specify the base flood elevation. If there is no base flood elevation, indicate that on the plans. c. Identify the floor elevation that the design professional has established for the building within the footprint of the building that is shown on the drawings titled site plan, floor plan and paving/drainage (civil plans). COA 08/04/05 6 DEPARTMENTS 35. As required by the CBBCO, Part III titled "Land Development Regulations", submit a site plan that clearly depicts the setback dimensions from each property line to the leading edge of the buildings. The leading edge of the buildings begins at the closest point of the overhang or canopy to the property line. In addition, show the distance between all the buildinl!s on all sides. INCLUDE X REJECT 36. To properly determine the impact fees that will be assessed for the one-story X clubhouse, provide the following: a.Will the clubhouse be restricted to the residents of the entire project only? b. Will the residents have to cross any major roads or thoroughfares to get to the clubhouse? c. Will there be any additional deliveries to the site? d. Will there be any additional employees to maintain and provide service to the site? Please have the applicant provide the City with a copy of the letter that will be sent to the impact fee coordinator. To allow for an efficient permit review, the applicant should request that the County send the City a copy of their determination of what impact fees are required for the clubhouse. 37. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may not, X therefore, be used for landscape irrigation where other sources are readily available. 38. A water-use permit from SFWMD is required for an irrigation system that utilizes X water from a well or body of water as its source. A copy of the permit shall be submitted at the time of permit application, F.S. 373.216. 39. If capital facility fees (water and sewer) are paid in advance to the City of Boynton X Beach Utilities Department, the following information shall be provided at the time of building permit application: a The full name of the project as it appears on the Development Order and the Commission-approved site plan. b. If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. c. The number of dwelling units in each building. d. The number of bedrooms in each dwelling unit. e. The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 40. At time of building permit application, submit verification that the City of Boynton X Beach Parks and Recreation Impact Fee requirements have been satisfied by a paid fee or conveyance of property. The following information shall be provided: a. A legal description of the land. b. The full name of the project as it appears on the Development Order and the Commission-approved site plan. c. If the project is a multi-family project, the building number/s must be provided. COA 08/04/05 7 , DEPARTMENTS INCLUDE REJECT The building numbers must be the same as noted on the Commission-approved site plans. d. The number of dwelling units in each building. e. The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(t)) 41. Pursuant to approval by the City Commission and all other outside agencies, the X plans for this project must be submitted to the Building Division for review at the time of permit application submittal. The plans must incorporate all the conditions of approval as listed in the development order and approved by the City Commission. 42. The full address of the project shall be submitted with the construction documents X at the time of permit application submittal. If the project is multi-family, then all addresses for the particular building type shall be submitted. The name of the project as it appears on the Development Order must be noted on the building permit application at the time of application submittal. 43. This structure meets the definition of a threshold building per F.S. 553.71(7) and X shall comply with the requirements ofF.S. 553.79 and the CBBA to the 2001 FBC, Sections 105.3.1 through 105.3.6. The following information must be submitted at the time of permit application: a. The structural inspection plan must be submitted to the enforcing agency prior to the issuance of a building permit for the construction of a threshold building. b. All shoring and re-shoring procedures, plans and details shall be submitted. c. All plans for the building that are required to be signed and sealed by the architect or engineers of record shall contain a statement that, to the best of the architect's or engineer's knowledge, the plans and specifications comply with the applicable fire safety standards as determined by the local authority in accordance with this section and F.S. Section 633. 44. The lofts above the retail space shall comply with the Fair Housing Act. This level X meets the definition of "ground floor" in the Fair Housing Act and an accessible route via a ramp or elevator must be provided to the first floor of dwelling units. 45. Sheet A1.0 indicates 583 parking spaces in the north and south parking structures X yet Sheets A2.01 through A2.05 and A2.07 through A2.1l totals 479 spaces. Clarify. 46. Sheet A2.16 shows doors from mechanical closets opening into an egress corridor. X Any door in a means of egress shall comply with the 2001 FBC, Section 1012.1.4. 47. The passenger elevators shall be constructed to accommodate an ambulance X stretcher 76 inches long and 24 inches wide in the horizontal position per the 2001 FBC, Section 3003.4.1. Each elevator must be made accessible to physically handicapped persons per the 2001 FBC, Section 3003.4.2 and 2001 FBC, Section COA 08/04/05 8 DEPARTMENTS INCLUDE REJECT 11-4.10. PARKS AND RECREATION Comments: 48. The Landscape Notes indicate the use of cypress mulch. This should be changed to X eucalyptus or melaleuca mulch. 49. Impact Fee as follows: X 482 Multifamily units at $656.00 per unit = $316,192 20 single family, attached units at $ 771.00 per unit = $15,420 TOTAL $ 331,612 50. Provide a letter from DERM to state contamination has been mitigated. X 51. The use of potable water will be reviewed and approved by the Utilities Division of X Public Works. FORESTER/ENVIRONMENT ALIST Comments: 52. The Landscape Architect should tabulate the total existing trees on the site. The X tabular data should show the individual species of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species of existing trees must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan sheet L-4 (Chapter 7.5, Article I Sec. 7.D.p. 2.). 53. The mulch note should be changed to state that no Cypress mulch can be used on X the site. PLANNING AND ZONING Comments: 54. Approval of the site plan is contingent upon the successful abandonment (ABAN X 05-003) of a portion of Alden Street. 55. A traffic study was submitted by the applicant and forwarded to the Palm Beach X County Traffic Division. No building permits are to be issued by the City until the Traffic Division approves the study for traffic concurrency purposes 56. The project must obtain approval from the School District of Palm Beach County X regarding school concurrency prior to the issuance of a building permit. COA 08/04/05 9 DEPARTMENTS INCLUDE REJECT 57. A unity of title may be required. The Building Division of the Department of X Development will determine its applicability. Regardless, this project is treated as a large-scale mixed-use project whereby density, buildings, and site regulations are based upon the entire 14.463-acre parcel. Please note that there should be no future attempt to subdivide the two (2) residential towers from the rest of the plan because to do so, would cause the densi , buildin s, and site to become non-conformin . 58. The site plan tabular data (sheet C-1) should accurately indicate the number of required parking spaces. The code requires parking as follows: Re uired Parkin 294 428 168 10 217 5 2 1,124 Net Difference Ian tabular data to reflect this information. 59. At the time of permitting, revise the 5th level floor plan of the south apartment tower to correctl show the labels for each arkin s ace. 60. The floor plan and elevations of the 3,404 square foot stand-alone building located at the northeast comer of the site indicates that it would be used for retail purposes. However, the applicant informed staff that it would be used for an indoor recreation area for the residents of the lofts of the mixed-use building. This should be noted as such on both the site Ian and res ective floor Ian at the time of ermittin . 61. The code defines building height as follows: The vertical distance in feet measured from the lowest point at the property line of an adjacent property or from the minimum base flood elevation as established by FEMA, whichever is highest, to the highest point of the roof for flat roofs, to the deck line for mansard roofs and parapet roofs with parapets less than five (5) feet in height. Gable and hip roof heights shall be measured to the midpoint between the eaves and the ridge. At thte time of permitting, on all elevation pages, indicate the proposed building heights as defined b the aforementioned code. Provided Parkin 934 289 40 16 42 23 1,344 +220 X X X X COA 08/04/05 10 DEPARTMENTS INCLUDE REJE 62. At the time of permitting and contingent upon the successful abandonment of a X portion of Alden Street, the site plan tabular data should reflect the correct parcel size of 635,417 s uare feet or 14.58 acres. 63. The Mixed Use-Low zoning district requires 20% pervious surface for mixed-use X developments. The plan provides a total of 18.8% pervious surface. An extra 1.2% of ervious surface shall be rovided rior to the issuance of an buildin ermits. 64. All elevation pages shall indicate the exterior finishes, roof material, paint X manufacturer's name, and color codes. Staff recommends using a eolor schedule (Chapter 4, Section 7.D.). On sheet A4.08, correctly label the direction (i.e. north, south, east, or west elevation) of each building elevation. Provide elevations of the south fayade of the dumpster service yard proposed along Woolbright Road. Provide west elevation of the parking structure in great detail, to fully depict what the eastbound motorist on Woolbright would see as their first impression of the project. A scaled drawing should depict the landscaping along this elevation at ro osed s acin and hei ht. 65. The smallest sized loft unit is shown to be 712 square feet (under A/C). The MU-L X zoning district requires a minimum unit size of 750 square feet and therefore, these units do not comply with code as currently labeled. At the time of permitting, the floor lans will have to be revised to address this labelin issue. 66. A landscape barrier will be required along the west side of the mixed-use parking X garage (Chapter 7.5, Article II, Section 2.B.3.). A landscape barrier is a near solid element intended to block all direct and reasonable views to parked vehicles. The landscape barrier shall be consisting of shade and palm trees that when planted, is tip-to-tip spacing in order to achieve a continuous visual screen. Also, staff recommends installing additional palm trees at tip-to-tip spacing around each side of this mixed-use arkin ara e. 67. Landscaping at each project entrance shall contain a combination of colorful X groundcover plants and a minimum of two (2) colorful shrub species on both sides of the entrance (if sufficient space is provided- Chapter 7.5, Article II, Section 5.N. . Revise landsca e lans so that the com I with the above referenced code. 68. All proposed wall signage is subject to the Community Redevelopment Agency X Board and City Commission review and approval. Staff recommends creating a master sign program that shows the number, location, dimensions, exterior finish, and color(s) of all signs (Chapter 2, Section 5.H.9.). The sign program would address all types of signs, including commercial wall signs, identification signs, residential subdivision signs, freestanding monument signs, canopy signs, way- finding signs, directional signs, and all other signs as regulated by Chapter 21 of the Land Development Regulations. Also, the awning size, materials, and color(s) should be included within the si ro am as well. 69. At the time of permitting, revise the photometric plan (sheet P-1) to eliminate the X reference to a "6-sto residential tower". The tower is onl five 5 -stories. COA 08/04/05 11 DEPARTMENTS INCLUDE REJECT 70. The subject site is located along Palm Tran Bus Route 1. A bus stop should be X shown on the site plan (sheet C-I), in particular, along Federal Highway. Staff recommends that the stop be placed at least 300 feet away from the intersection of Federal Highway and Woolbright Road. Staff also recommends that it be a substantial and attractive bus stop, possibly constructed within the build-to area of the subiect property. Coordination with Palm Tran is recommended. 71. Staff recommends installing additional groundcover plants at the base of each tree X within the bulb-outs of the interior street system. Also, staff recommends installing additional trees (i.e. combination of Washingtonia and Travelers palm trees) and Phillidendron selloum plants along the south fa9ade of the South Tower and the east fa9ades of both towers. The trees should be of substantial size (approximately one- half of the height of the structure) at the time of their installation to help soften the impact of the 63-foot tall residential towers. 72. Staff recommends incorporating benches into the design of the public plaza X proposed at the southeast corner of the subiect orooerty. 73. At present, the alternate plant species are as follows: Foxtail palm, Washington X palm, Red Maple, Sycamore, Silver Buttonwood, Anise, Indian Hawthorne, and Sadakwa Viburnum. Considering the size of the project, the variety of plant material is still minimal. Staff recommends the use of a greater palette of shrub material, especially those with more colorful varieties. Staff recommends including Florida Royal palm trees within the alternate plant list as well. 74. Staff recommends that all roofs for all buildings be covered with the same style and X color of roof tile. ADDITIONAL COMMUNITY DEVELOPMENT AGENDY BOARD CONDITIONS: Comments: 75. None X ADDITIONAL CITY COMMISSION COMMENTS: Comments: 76. To be determined. MWR/elj S:\Planning\SHARED\WP\PROJECTS\BEACHSIDE @ BOYNTON\NWSP 05-021\COA.doc NOTICE IS HEREBY GIVEN that the Community Redevelopment Agency Board will conduct a PUBLIC HEARING at the CITY HALL, COMMISSION CHAMBERS, on Tuesday August 9, 2005 at 6:30 p.m.. The City Commission of the CITY OF BOYNTON BEACH, FLORIDA will also hold a public hearing at CITY HALL COMMISSION CHAMBERS, 100 EAST BOYNTON BEACH BOULEVARD, BOYNTON BEACH, FLORIDA, on Tuesday September 6, 2005 at 7:00 p.m., or as soon thereafter as the agenda permits, to consider a request for abandonment of a right-of-way in conjunction with !3 new site plan to construct a mixed-use project to include 43,361 square feet of retail space, 474 multi-family dwelling units, and 20 townhouse units on a 14.64 acre parcel. LOCATION: Northwest corner of Woolbright Road and Federal Highway All interested parties are notified to appear at said hearings in person or by attorney and be heard. Any person who decides to appeal any decision of the Planning and Development Board or City Commission with respect to any matter considered at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or activity conducted by the City. Please contact Patricia Tucker (561) 742-6268, at least twenty-four (24) hours prior to the program or activity in order for the City to reasonably accommodate your request. CITY OF BOYNTON BEACH PLANNING AND ZONING DIVISION (561) 742-6260 [01: ~ Ii; Ii: n ~1 i~ ~ WI AUG - ';ro; 11101 L \ \ DEPARTMENT or P, \!!I (\r::Af ~,!I