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REVIEW COMMENTS TO: THRU: FROM: DATE: PROJECT NAME/NO: REQUEST: DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-172 STAFF REPORT Chair and Members Community Redevelopment Agency Board and City Commission Michael W. Rump~ Director of Planning and Zoning Eric Lee Johnson, AICP Planner (f- September 6, 2005 Gulfstream Gardens MPMD 05-011 Master Plan modification to the Gulfstream Gardens P.U.D. to re-orient the buildings, parking areas, and drive aisles within the 9.99-acre parcel. Property Owner: Applicant: Agent: Location: Parcel Size: Land Use: Zoning: Proposed Use: Adjacent Uses: North: PROJECT DESCRIPTION Multiple owners, including: Broward Pump and Supply Gulfstream Gardens, LLC Peters Development & Management, Inc. Bentley CKS, Inc. Arthur E. Parsons, Jr. & Arthur E. Parsons, III Gulfstream Gardens, LLC Mr. Bradley Miller, AICP with Miller Land Planning Consultants, Inc. West side of Federal Highway, approximately 1f4 mile north of Gulfstream Boulevard (Exhibit "A'') 9.99-acres Special High Density Residential (SHDR) PUD Planned Unit Development 198 townhouse units Developed commercial (Service Electric) in unincorporated Palm Beach County designated CH/5 (Commercial High Intensity with an underlying 5 units per acre residential) and zoned CG-Commercial General; Staff Report Memorandum No PZ-05-172 Page 2 South: Developed commercial (self-storage) designated Local Retail Commercial (LRC) and zoned C-3 Community Commercial; East: Right-of-way of Federal Highway, then developed commercial and vacant land in unincorporated Palm Beach County designated CHIS and zoned CG; and West: Rights-of-way of Old Dixie Highway and FEC Railroad, then vacant land (Seacrest Scrub) designated Conservation (CON) and zoned REC Recreation. BACKGROUND Mr. Bradley Miller, AICP of Miller Land Planning Consultants, Inc. is requesting that the Master Plan for Gulfstream Gardens P.U.D. be modified in order to reorient the builidngs, parking areas, and drive aisles within the entire development. The property was once located outside the city limits within a small enclave of unincorporated Palm Beach County until annexed into the City on November 2, 2004 per Ordinance No. 04-080 and rezoned to PUD per Ordinance No. 04-082. Staff recommended approval of the land use amendment and rezoning for the following reasons: 1. The requested annexation and land use amendment was consistent with the Comprehensive Plan, and in particular with the policies that support annexation of enclaves and reduction of land for commercial use; 2. The requested land use amendment and rezoning would allow for the development of a project that will benefit the city, both fiscally and esthetically; 3. The requested change would help to further provide an economic contribution to both the neighborhood and to the City, and; 4. There was a long-standing lack of demand for retail commercial land in the vicinity and a high proven demand for residential land use in the Federal Highway corridor. The survey shows the site contains several one (l)-story buildings, asphalt areas, and chain-link fences. All would be removed as a result of the proposed development. The highest ground elevation (16.86 feet above sea level) would occur at the northwest corner of the property. The property lies within Study Area 5 of the Federal Highway Corridor Community Redevelopment Plan. Chapter 2.5, Planned Unit Development, of the City Land Development Regulations states that changes in planned unit developments shall be processed through the Community Redevelopment Agency Board and the City Commission. ANALYSIS As previoulsy mentioned, the subject property was annexed and rezeoned to PUD in order to develop 199 dwelling units and related site improvements. The original Master Plan depicted the orientation and configuration of the buildings, parking areas, drive aisles, and recreation areas. However, at the time, staff had concerns with several charactersitics of the approved Master Plan. For example, the original Master Plan contained two (2) different building types with different roof heights. Staff felt that the project would have been more compatible if all buildings were of the same style and roof height, especially Staff Report Memorandum No PZ-05-172 Page 3 along Federal Highway. Staff was dissatisfied with the way the buildings "interacted" with Federal Highway. Therefore, staff recommended that the buildings proposed along Federal Highway be moved closer to and oriented toward the street as to provide greater interation with the public domain of the right-of-way. In response, the proposed Master Plan "shifts" the entire development to the east, reducing the building setback along Federal Highway. The approved Master Plan showed the buildings setback approximately 34 feet from the east property line. Now, the proposed Master Plan shows the buildings would be setback 17 feet from the east property line. All "improved" portions of the proposed Master Plan are now moved eastward, in part, to comply with code as it relates to plant material required along Old Dixie Highway. The original Master Plan proposed most of the plant material outside the property line and within the Old Dixie Highway right-of-way. However, with the revisions made to the Master Plan, plant material is now proposed both within the Old Dixie Highway right-of-way and along the subject property's west property line. It should be noted that it is still staff's preference to eliminate the buffer wall / fence (along the east property line) and to connect the front doors of each unit with the existing sidewalk along Federal Highway. However, staff feels that the "shifting" of the development to the east does a better job at interacting with the Federal Highway in conjunction with meeting landscape requirements along Old Dixie Highway. Additionally, the applicant has not depicted one (1) walkway for each builidng from the sidewalk along Federal Highway to the sidewalk connection to each unit. The previous Master Plan portrayed the only pedestrian access to the site through the main entrance gate along with vehicular access. This certainly is an improvement over the previously approved plan. The original Master Plan proposed carports along the north and south property line leaving no room for landscaping. They have since been eliminated and the landscape buffer widened between the subject property and the abutting properties. The recreation areas in the original Plan were incoherently located throughout the development. Now, the proposed Master Plan also improves access to the recreation areas as well as throughout the project. This request was reviewed for consistency with the P.U.D. development standards in the Land Development Regulations, Chapter 2.5, Planned Unit Developments. Also, staff reviewed the subject request, mainly, by focusing on the subject P.U.D. and comparing it with similarly planned residential developments that exist throughout the city. Staff does not believe the modificaiton would lower the quality of the development and actually improves the development as discussed above. It would appear as though the requested amendment to the Master Plan would have no detrimental impact on adjacent properties. RECOMMENDATION It is staff's opinion that this request for Master Plan Modification would be consistent with city regulations and intent with the Comprehensive Plan, and would represent a non-substantial change to the approved master plan. The configuration and re-orientation of the buildings, parking areas, and drive aisles are more clearly and coherently placed on the proposed Master Plan than the original Master Plan. Therefore, staff recommends approval of the subject request for Master Plan Modification approval, subject to the conditions listed in Exhibit "C" Conditions of Approval. Additional comments recommended by the Board or Commission would also be included in Exhibit "C" - Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Gulfstream Gardens\NWSP 04-016\MPMD 05-011\Staff Report.doc I I ~ Z IU - ~ Q Q .." o Z , I , GULFSTREAM GARDENS LOCATION MAP I , , , i , , , , GC LRC LEGEND Annexation Area Amendment Area LRC - Local Retail Commercial GC - General Commercial / / cj / / / --- --- .*" s o 35 70 140 210 280 Feet -- . 1 in. = 197.3 feet '3l' \ ~-2/\ r. \ ' , f . }J: I \ / ~ 1 ",=\ i/{\,,/ ',>, ." '\:> I ,f 0 r< Gulfstream Gardens ~ ~ & ~ ~ . tiB -I Ii r II "r ~! Gulfstream Gardens '" '" r ,. ... ~ ~ '" 51 '" "'ll I "'ll ~ >: - Boynton Beach. Fl ~ z I . ~ ~ H ~IUJi:l JJJ~j ; III;; II ! a ff I 5 ~~~.~ i S I Hf.. -; ! -~-i& f Q F, i' . " ~~ ii !~! Iii ( I ~=... nfff i w "" f Sf ~ t!f ; M ~ ~.iiii~ ~~ EXHIBIT B APPROVED MASTER PLAN JiJr ~ I I II {II ~J~ ["[ . .. i j I I " " . r u'_ I i ! ~ ~ '" ~ ~ ..- - -- ,- 1 ~wl !Ufl H!rllll ~~~ ~~rI ~Ifi; tIfl ~;i :1 ~'I ~ f i J I !; iU()"tIr-~. =~ 0 > ~ i= id ~ I 0 ~ 31 ~ !~ z ~ 0 PROPOSED MASTER PLAN I I I I I. II Ii I I F I I I r j" I ! ( I I"" '1'.... I. II Ii ~ I~ t: I~ ~. I I I I. I~ I . I. II · ~ II I 11m-I Iii I , ~~I' i II I IUU! I~~ I II ! i; ua'i ! . ; e" -I '.~ I ~. Mlili . 1~I;t ~ I h.~ ~J ~ ;LI~I ~p I . ~ U1 () o m ~ ~ 1-'- ~ ~.. I .,. o. III! n- il! ~I p : ~ MASTER PLAN o i ~A SHAH I [N"""'" ~ ~~DROTOS ""'''N' &ASSOCIATES PLANNING ENGINEERING AUTH. NO. 5634. SURVEYING UC. NO. LB-006456 3410 North Andr.ws AvenuI Ed._Pompano Bloch. n. 33304 PH: 954-943-9.433 . rAX: 954-783-4754 ~ [ V I S I 0 .. S ~.- r ~ ~." ~ Oz fl :;oc. .,..0 e :u~:;: b * ;~~ '" ~ I~~~ ~ ~~~ -~ GULF STREAM GARDENS~ CITY OF BOYNTON BEACH, PAlM BEACH COUNlY, FLORIDA EXHIBIT "e" Conditions of Approval Project name: Gulfstream Gardens File number: MPMD 05-011 Reference: 2nd review plans identified as a Master Plan Modification with a August 24, 2005 Planning & Zoning date stamp marking. DEPARTMENTS INCLUDE REJECT 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: 1. The proposed building setbacks shall be shown both in tabular and graphiic Conditions of Approval 2 DEPARTMENTS INCLUDE REJECT format. They shall match the setbacks proposed in the accompanying request tor new site plan (NWSP 04-016). ADDITIONAL COMMUNTlY REDEVELOPMENT AGENCY BOARD COMMENTS Comments: 2. To be determined. ADDITIONAL CITY COMMISSION COMMENTS Comments: 3. To be determined. S:\Planning\SHARED\ WP\PROJECTS\Gulfslream Gardens\NWSP 04-0 16\MPMD 05-0 II \COA.doc