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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office D December 6, 2005 November 14,2005 (Noon.) D December 20, 2005 December 5,2005 (Noon) D January 3,2006 December 19,2005 (Noon) D January 17, 2006 January 3, 2006 (Noon) Requested City Commission Meeting Dates Date Final Form Must be Turned in to City Clerk's Office D February 7,2006 D February 21,2006 January 17, 2006 (Noon) February 6, 2006 (Noon) C81 February 28, 2006 D March 21, 2006 .> February 21, 2006 (NOOTIj \ ...,., March 6, 2006 (Noon) r;~ ,-') --I -~-<:. (51 ~.....- - , D Administrative D Development Plans -::; )c~ ::l~ "~1 ::::. NATURE OF D Consent Agenda D New Business f':'-? .';1.-.,-, "nV-' .-r'f1 AGENDA ITEM C81 Public Hearing D Legal ':.,) OJ:;;> ,-TIC) D Bids D UnfInished Business :r: D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the February 28,2006 City Commission Agenda under Public Hearing to coincide with the corresponding land use amendment, rezoning and abandonment requests. The Community Redevelopment Agency Board recommended that the subject request be approved on February 14, 2006, subject to all staff comments and the additional condition that staff consider the comments from INCA, as agreed upon by the applicant, and consider as a subsequently processed minor modifIcation request. So that fmal approval of the amendment, rezoning and abandonment applications precede consideration of this new site plan request, staff recommends that this item be heard but then tabled to the March 21 st meeting for fmal action to follow ordinance approval. For further details pertaining to the request, see attached Department Memorandum No. PZ 06-015. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Yachtsman's Cove (NWSP 06-003) Atlantis Environmental Engineering, Inc. Yachtsman's Property, LLC East side of Federal Highway approximately 375 feet north of the Boynton (C-16) Canal Request new site plan approval to construct 61 fee-simple townhouse units and related site improvements on a 3.35-acre parcel in the IOOll Planned Unit Development (IPUD) zoning district. PROGRAM IMPACT: FISCAL IMP ACT: ALTERNATIVES: Developme pa ent Direct City Manager's Signature pW an~-;Drrector City Attorney / Fffiance / Human Resourc", S:\Planning\SHARED\WP\PROJECTS\Yachtsmans Cove\NWSP 06-003\Agenda Item Request Yachtsman's Cove NWSP 06-003) 2-28-06.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 06-015 STAFF REPORT TO: Chair and Members Community Redevelopment Agency Board and City Commission THRU: FROM: Michael Rumpf Planning and Zoning Director Eric Lee Johnson, AICP c;;4-- Planner () February 8, 2006 DATE: PROJECT NAME/NO: Yachtsman's Cove / NWSP 006-003 REQUEST: New Site Plan PROJECT DESCRIPTION Property Owner: Yachtsman Properties, LLC Applicant: Yachtsman Properties, LLC Agent: Atlantis Environmental Engineering, Inc. Location: On the east side of Federal Highway, approximately 375 feet north of the Boynton (C-16) Canal (Location Map - Exhibit "AIf) Existing Land Use: Local Retail Commercial (LRC) Existing Zoning: Community Commercial (C-3) Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (IPUD) Proposed Use: 61 fee-simple townhouse units Acreage: :t3.35 acres Adjacent Uses: North: An existing mobile home park recently approved for condominiums and townhouse units (Seaview Park Club) with a Special High Density Residential (SHDR) land use classification and zoned Infill Planned Unit Development (IPUD); Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 2 South: Right-of-way for Ocean Inlet Drive, then farther south is developed property (Murano Bay) with a Special High Density Residential (SHDR) land use classification and zoned Infill Planned Unit Development (IPUD); East: Developed single-family residential lots with a Low Density Residential (LDR) land use classification and zoned Single-family Residential (R-1-AA); and West: Right-of-way for Federal Highway, then farther west is right-of-way for the Florida East Coast (FEC) railroad. PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject site plan 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. Site Characteristic: The subject property is comprised of two (2) irregular-shaped parcels separated by the Northeast 15th Place right-of-way. The property lies within Study Area I of the Federal Highway Corridor Redevelopment Plan. The survey shows the parcels are currently developed with one (l)-story commercial buildings, parking areas, and lighting fixtures. No ground elevations were shown on the survey. BACKGROUND Proposal: Atlantis Environmental Engineering, Incorporated, agent for Yachtsman Properties, LLC is proposing a new site plan for 61 fee-simple townhouse units. As previously mentioned, the subject parcels are located within Study Area I of the Federal Highway Corridor Redevelopment Plan. The Redevelopment Plan allows for higher residential densities within this area, above the current density of 10.8 dwelling units per acre allowed by the Local Retail Commercial (LRC) land use classification. The developer is simultaneously requesting to reclassify the land use from LRC to Special High Density Residential (SHDR) and rezone from Community Commercial (C-3) to Infill Planned Unit Development (IPUD). Also, the developer is requesting to abandon the curved portion of Northeast 15th Place, where it currently dissects the subject property into two (2) lots. The intent is to abandon the roadway, straighten its configuration, and re-align it approximately 100 feet to the north (measured at the centerline) to connect to Federal Highway. In should be noted that Northeast 15th Place would still remain as a public right-of-way. Therefore, approval of this project is contingent upon the approval of the corresponding requests for abandonment (ABAN 06-001) and land use change / rezoning. The north parcel would be 0.943 acres and the south parcel would be 2.237 acres. Fee-simple townhouses are permitted uses in the IPUD zoning district. Under the Special High Density Residential land use category, the maximum allowable project density would allow for 67 dwelling units. However, the project proposes a total of 61 dwelling units, which equals a density of 18.2 dwelling units per acre. The entire project would be built in one (1) phase with the completion of the first building anticipated in November of 2006. Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 3 Concurrency: Traffic: Utilities: ANALYSIS A traffic study was sent to the Palm Beach County Traffic Division for concurrency review in order to ensure an adequate level of service. The Palm Beach County Traffic Division determined that the proposed redevelopment project meets the Traffic Performance Standards of Palm Beach County. Furthermore, the County would support the re-alignment of the eastern segment of Northeast 15th Place, to align with the segment west of Federal Highway, to eliminate the 110 foot offset. The Division suggests the developer conduct a "traffic signal warrant analysis" at the re-aligned intersection, as suggested by the developer's traffic engineer. The traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. No building permits are to be issued after the build-out date of 2008 (see Exhibit "c" - Conditions of Approval). The City's water capacity, as increased through the purchase of up to 5 million gallons of potable water per day from Palm Beach County Utilities, would meet the projected potable water for this project (project estimated to require a total of 26,300 gallons per day). Local piping and infrastructure improvements may be required, especially on the water delivery system for the project, depending 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 projected total of 13,000 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan (see Exhibit "c" - Conditions of Approval). Police I Fire: Staff reviewed the site plan and determined that current staffing levels would be sufficient to meet the expected demand for services. Drainage: Conceptual drainage information was provided for the City's review. The Engineering Division has found the conceptual information to be adequate and is recommending that the review of specific drainage solutions be deferred until time of permit review. All South Florida Water Management District permits and other drainage related permits must be submitted at time of building permit (see Exhibit "c" - Conditions of Approval). School: The School District of Palm Beach County confirms that adequate capacity exists to accommodate the proposed 61 dwelling units. The project is located within Concurrency Service Area (CSA) #17. Driveways: The project proposes a total of five (5) driveway openings. Four (4) of the five (5) driveway openings are proposed along the relocated Northeast 15th Place, while the fifth opening, is proposed along Ocean Inlet Drive. Out of the four (4) driveways proposed along Northeast 15th Place, two (2) of them are proposed on the north side of the road while the other two (2) openings would be located on the south Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 4 side of Northeast 15th Place. Although not dimensioned on the site plan (sheet SP- 1), all the drive way openings proposed along Northeast 15th Place would be wide enough to accommodate two (2)-way traffic movements for ingress and egress. The fifth driveway opening, proposed along Ocean Inlet Drive would be a point of egress only and vehicles would only be allowed to make a right (west) turn. It should be noted that the landscape median within Ocean Inlet Drive was purposely designed with no breaks to discourage vehicles from entering the site from a street other than Northeast 15th Place. The street system within the development is generally proposed in a north-south direction. Each two (2)-way drive aisle would have 10-foot wide travel lanes, which would conform to current engineering standards. All of the underground infrastructure (i.e. potable water lines, sanitary sewer lines) would be placed underneath the street network, internal to the development. Also, residents would access their garages via these drive aisles. A 24-foot back-up distance is proposed to allow for easy vehicular access into each unit's garage. The sidewalks are proposed separately from the street system to ensure the safety of each pedestrian. Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 36 two (2)-bedroom units, 25 three (3)-bedroom units and a recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 127 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 122 parking spaces. The size of each unit would vary but generally, each garage would be dimensioned 18 feet in width by 20 feet in depth. The plan also proposes six (6) 90-degree parking spaces and two (2) parallel parking spaces. According to the Typical Parking Stall Detail, the 90-degree parking stalls would be dimensioned nine (9) feet in width by 18 feet in length. The handicap parking spaces would be dimensioned 12 feet in width (with extra 5-feet of striping) and 18 feet in length. According to the site plan (sheet SP-l), the parallel parking spaces would be 10 feet in width by 25 feet in length. Combining the garage spaces, parallel spaces, and 90-degree spaces, the site plan would provide for a total of 130 parking spaces or an excess of three (3) parking spaces. landscaping: The civil drawing (sheet C-l) tabular data indicates that 39,457 square feet (0.9 acres) or 27.4% of the site would be pervious surface. The plant list (sheet L2) indicates the landscape plan would provide a total of 151 canopy trees, of which, 83 trees or 55% would be native. The plant list indicates that 84 or 50% of the 168 palm trees would be native. Also, the landscape plan would contain 1,462 shrubs / groundcover plants, of which 1,412 (96%) would be native. In summary, the project would proVide for a complimentary mix of canopy and palm trees. The tree species would include the following: Brazilian Beautyleaf, Green Buttonwood, Savannah Holly, Purple Glory tree, Pink Trumpet tree, High Rise Oak, Silver Buttonwood, Yellow Geiger tree, Japanese Fern tree, Red Crape Myrtle, Ligustrum tree, Travelers palm, Soliataire palm, Medjool Date palm, Florida Royal palm, Cabbbage palm, and Foxtail palm. Staff recommends that the lands remaining outside the individual fee-simple area be under the control of the Homeowner's Association to ensure proper maintenance of the buffer areas (see Exhibit "CIf - Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 5 Condition of Approval). A note on the landscape plan (sheet L2) indicates that canopy trees will be placed far enough back from the drive aisles to minimize the potential for vertical conflicts with high-profile vehicles. A bio-barrier shall be used with all canopy trees along streetscapes and sidewalks and where trees are adjacent to any underground utilities. With regards to aesthetics, the applicant agrees to install Redtip Cocoplum hedges around utility boxes and structures that are not currently known or shown on the plan at this time. Furthermore, the at- grade air-conditioner units behind each unit would be screened using native hedge material. Project compatibility is judged on how well the proposed development fits within the context of the neighborhood and abutting properties. The Conceptual East and West elevations illustrate how the mature landscaping would soften the appearance of the townhouse buildings. The site plan shows that the western landscape buffer (adjacent to Federal Highway) would be at least nine (9) feet - eight (8) inches wide at its narrowest point. The landscape plan shows that this buffer would consist of Florida Royal palm, Green Malayan Coconut palm, Medjool date palm, and a row of Redtip Cocoplum hedges. It appears that most of the trees would be installed at a tip-to- tip spacing with the Royal palm trees installed at a height of 25 feet. Each townhouse unit proposed along Federal Highway would have a side walk that directly links to the sidewalk on Federal Highway. The site plan shows that the south landscape buffer (adjacent to Ocean Inlet Drive) would be at minimum, approximately 10 feet - six (6) inches at its narrowest point. The landscape plan proposes the following plant material: Green Buttonwood, Foxtail palm, and Redtip Cocoplum hedges. The Merano Bay project (south of Ocean Inlet Drive) already contains landscape material along its northern landscape buffer. The landscape material proposed in the south buffer (for this project) would compliment Merano Bay's north landscape buffer. The site plan shows that the north landscape buffer (adjacent to Seaview Park Club) would be five (5) feet in width at its narrowest point. However, a majority of the buffer would be over 20 feet wide. The landscape plan proposes the following plant material: High Rise Live Oak, Brazilian Beautyleaf, and Redtip Cocoplum hedges. Although not required, a six (6)-foot high wall is proposed along the entire perimeter of the north property line of the subject property. However, this may cause a conflict with the six (6)-foot high pre-cast concrete wall that was already approved along the south property line for the Seaview Park Club project. This could conflict because it would create a situation where there would be a narrow gap between the subject property's proposed buffer wall and the approved buffer wall (on the abutting property to the north). Therefore, staff recommends that the applicant works with the abutting property owner to the north to see if there may be mutual interest in eliminating one (1) of the walls where two (2) walls are proposed parallel to each other (see Exhibit "C" - Conditions of Approval). The site plan shows that the east landscape buffer (adjacent to the single-family residential neighborhood) would be nine (9) feet - 11 inches wide at its narrowest point. It would contain the following plant material: High Rise Live Oak, Savannah Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 6 Holly, Green Malayan Coconut palms, and a row of Redtip Cocoplum hedges. Similar to the north buffer, a six (6) foot high wall is proposed along the northern segment of the east property line. However, near the pool area, the plans propose a wall / fence combination. Staff recommends extending the wall along the entire perimeter of the east property line of the subject property. This will help bufferthe subject property from the residential neighborhood as well as to help screen the intrusion of automobile headlights on neighboring properties from parking areas and driveways (see Exhibit "C" - Conditions of Approval). Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the IPUD zoning district at a project density of 18.2 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification is 20 dwelling units per acre. The 61 dwelling units are proposed within 12 separate buildings on the 3.35-acre site. Each building would contain a varying number of dwelling units, ranging from three (3) units to six (6) units. The unit plans (sheet A-801 through sheet A-804) show the proposed size and configuration of each unit. The floor plans propose four (4) model types, ranging from 1,887 square feet to 2,511 square feet of "under roof area". As previously mentioned, the site plan proposes 36 two (2)-bedroom units and 25 three (3)- bedroom units and a recreation facility. No individual swimming pools or screened enclosures are proposed (or allowed) and would be noted as such within the Home Owners Association documents. Likewise, the developer does not intend to screen- in the balconies either (see Exhibit "C" - Conditions of Approval). The PUD zoning district allows buildings to reach a maximum height of 45 feet. However, a lesser building height could be imposed if compatibility with the adjacent properties would be in jeopardy. 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. The elevations show the buildings would either be two (2) or three (3) stories in height, the tallest of which would be 34 feet - two (2) inches in height measured at the mid-point of the pitched roof. All buildings would comply with the height limitation of the IPUD zoning district. It should be noted that the peak of the roof would be 42 feet - one (1) inch in height. Although not dimensioned on the elevations, the peak of the decorative cupolas is proposed at 46 feet - nine (9) inches height. At the time of permitting, the elevation pages would have to be revised to indicate the height dimension for the decorative cupolas. Furthermore, the peak of the cupolas cannot exceed 45 feet in height or the developer would have to request and be approved for a height exception (see Exhibit "c" - Conditions of Approval). As previously mentioned the abutting properties to the east are zoned R-l-AA and developed with a mix of one (1) and two (2) story, single-family detached homes. The R-l-AA zoning district only allows a maximum building height of up to 30 feet (at mid-point of roof), a difference of 15 feet. Initially, the developer indicated to staff a desire to propose buildings that were all three (3) stories in height. However, staff informed the Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 7 developer that the proposed building height on the subject property would be a critical design element to consider when requesting to rezone to the IPUD zoning district. Staff suggested that the applicant reduce the proposed building height of those buildings proposed closest to the single-family residential homes, from three (3) stories to two (2) stories. In heeding staff's suggestions, the developer is now proposing a mix of two (2) and three (3)-story buildings. As proposed, the three (3)-story buildings would be located near the center and western portions of the site (along Federal Highway) while two (2)-story structures are proposed along the eastern fringe (adjacent to the single-family detached homes). The Street Elevations (sheet A-405) illustrate how the buildings would appear from both Federal Highway and from the adjacent properties to the east. As designed, the pool/recreation area (of the subject project) and the two (2)-story building (depicted as Building 4 on the site plan) is comparable in height and compatible to any structure built within the R-l-AA zoning district. The site plan shows that Building 4 and the pool area are proposed between the three (3)-story buildings and the existing homes located within the R-l-AA zoning district. Staff feels that this proposed configuration represents an excellent compromise to improve compatibility between the subject property and the abutting properties to the east, in order to mitigate the height discrepancy. However, Building 1, proposed as a three (3)-story structure at the northeast corner of the subject site, would be located only 12 feet away from the east property line that abuts property with a single-family home. As proposed, Building 1 is comprised of six (6) units with varying model types. Staff opines that the proposed height and proximity of Building 1 (to the adjacent lot to the east) is not compatible with this residential property. Therefore, staff is recommending the applicant implement one (1) of the following two (2) solutions: Either eliminate the easternmost unit of Building 1 (depicted as Model "A" of Building 1 on the site plan) or reduce the height of Model "A" from three (3)-stories to two (2)-stories. Staff feels that decreasing the height of the east fa<;ade of Model "A" of Building 1 would provide an equitable transition between the maximum height of 30 feet allowed in the adjacent single-family neighborhood and the 45-foot height allowed in the IPUD district. After considering the ultimate height of the proposed structure (34 feet - two (2) inches), evaluating the effects of comparable situations elsewhere, considering that the majority of adjacent Single-family homes are one-story or two-story and less than 30 feet in height, and after contemplating the intent of the IPUD district to maximize compatibility, staff has determined that compatibility would be achieved by limiting structure height of the easternmost unit (Model A) to a maximum of two (2) stories (see Exhibit "C" - Conditions of Approval). As indicated in the ordinance, a "transition" should be accomplished in this situation, which is best achieved by a height which does not exceed the existing heights of the adjacent multi-family development, and which transitions from the maximum height allowed in that adjacent multi-family district, 45 feet. It is important to note that the homes in Yachtman's Cove to the south may be developed as two (2) story structures with a maximum building height of 30 feet. The IPUD zoning district perimeter setbacks shall mirror setbacks of adjacent zoning district(s) but with a minimum of the setback required for a Single-family residence as determined by the orientation of the structures in the IPUD (Chapter Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 8 2, Section S.L.3.). The property to the north is zoned Infill Planned Unit Development (IPUD) and was approved with a similar, multi-family residential project. The buildings in the project to the north were approved with a 48.32-foot setback from the north property line of the subject project. The site plan for the subject project proposes a 10-foot north (side) setback. This is acceptable, given the fact that both projects will have comparable-sized landscape buffers. The area immediately to the south is right-of-way for Ocean Inlet Drive, and then farther south is a developed, townhouse project (Murano Bay) zoned IPUD. The townhouse buildings inside Murano Bay are setback 16 feet from its north property line (adjacent to Ocean Inlet Drive). However, the townhouse buildings in this site plan (Yachtsman's Cove) are proposed 10 feet from the south property line, adjacent to Ocean Inlet Drive. The difference in the building setbacks between the two (2) projects as they relate to Ocean Inlet Drive is six (6) feet. It should be noted that the City and CRA endorse projects that are designed to engage the public domain, such orienting buildings towards a roadway or park. The Murano Bay development was designed and built with the back of their townhouse units and privacy wall facing towards Ocean Inlet Drive whereas the front fa<;;ades (and doors) of the subject project are oriented towards Ocean Inlet Drive. The latter's design is more desirable. For this project, the proposed south side setback (of 10 feet from Ocean Inlet Drive) is appropriate. Furthermore, any additional building setback (along Ocean Inlet Drive) could be detrimental to its design and performance. Also, as previously mentioned, most of the plant material proposed adjacent to Ocean Inlet Drive were chosen specifically to compliment Murano Bay's landscaping. The properties to the east are zoned Single-family Residential (R-1-AA). These lots have been developed with single-family detached homes and the IPUD regulations specifically addresses compatibility requirements with these types of developments. The sides of these single-family detached homes abut the subject property. The side setback of the R-1-AA zoning district is 10 feet. In addition, it should be noted that a structure on the perimeter of an IPUD project that is adjacent to an existing Single-family neighborhood must adhere to additional setback requirements. The IPUD regulations require an additional one (1) foot building setback for each one (1) foot in building height that exceeds 30 feet. Building 1, proposed at the northeast corner of the property, would be 34 feet - two (2) inches in height. This translates to a minimum required building setback of 14 feet - two (2) inches from the east property line. Please note that according to Chapter 2, Section S.L.4.g.(2), if vegetation, screening or other barriers and / or creative design on the perimeter of an IPUD achieve compatibility with adjacent uses, the city may grant some relief from the following: Structures on the perimeter of an IPUD project, in addition to the basic setback requirements, must be setback one (1) additional foot for each one (1) foot in height for the perimeter structures that exceed 30 feet. A landscape barrier is defined as follows: A near solid element combining a wall and / or natural vegetation intended to block all direct and reasonable views. It shall be comprised of a berm, buffer wall and / or natural vegetation (as deemed appropriate by the city) consisting of various trees species planted tip-to-tip in two or more staggered rows. The site plan indicates that the proposed setback would Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 9 be at least 12 feet (for Building 1) but when scaled, it appears to be over 15 feet. Therefore, the building setback would conform but as previously mentioned, staff still has concerns regarding the compatibility between Building 1 of the subject project and the existing single-family house to the east. The intent of the IPUD code is to exceed the minimum requirements of typical multi-family developments. Therefore, reducing the height of Model "A" (of Building 1) from three (3) to two (2) stories would help the project achieve compatibility and conformance with the intent of the regulations. Land to the west is right-of-way for Federal Highway. The site plan proposes a 10-foot setback along the west property line. The main recreation area would be located at the eastern side of the site. It would include a swimming pool, BBQ area, cabana building, and bicycle racks. The "open" portion of the cabana would face the townhouse development rather than the single-family neighborhood to the east. The building would be located over 10 feet from the east property line. The area calculations (sheet A-20S) indicate that the bathrooms and covered area would be 500 square feet in area. The elevations do not indicate the actual roof height but depicts it as a one (l)-story structure, which staff understands would be 13 feet - one (1) inch in height. The site plan proposes several open space areas between the rows of townhouse buildings. The site plan indicates that "public art" would be the centerpiece of the public area. The actual artwork is yet to be determined. A total of 12,200 square feet of usable open space is required. According to the Usable Open Space plan (sheet SP-2), the project would provide 14,400 square feet of usable open space. This space would be consist of four (4) open space areas, namely, the pool and amenity area, the garden belt, the pedestrian connections to Federal Highway, and the north pedestrian area. Design: The proposed townhouse buildings and clubhouse have hints of a contemporary Key West style with its standing seam metal roof, wood fascia, trellises, shiplap siding, and white aluminum shutters. Other decorative design elements include Pre Fab Sunburst Fypon, decorative medallions, aluminum window frames, Clad Garage doors, aluminum railing, and portholes. The project proposes multi-colored buildings consisting of the following Benjamin Moore paints: Color code Paint Name Color Location # CC-962 Gray Mist Off-white Main wall # 2143-60 Moonlight White Cream Main wall # CC-807 Soft Sky Light blue Main wall # CC-507 Grecian Green Sage green Main wall #721747 Charcoal Tweed Dark qreen Canvas AwninQs The elevations of the cabana building show that it would have the same standing seam metal roof, exterior finish, and paint colors as that of the townhouse buildings. The photometric plans propose one (1) type of outdoor freestanding lighting fixture. The Pole Detail indicates it would be 12 to 14 feet in height, made of aluminum, and have decorative lamps. The photometric plan demonstrates that lighting levels would be adequate and not "spill" over onto adjacent properties. Similar to other recently approved townhouse projects, the front doors of each unit Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 10 are oriented towards the streets. Staff endorses how the buildings "engage" the main streets and rates the overall design and site layout above most other projects recently approved by the city. Signage: No signage is shown or proposed. RECOMMENDATION: Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon the successful request land use amendment / rezoning (LUAR 06-003), Northeast 15th Place abandonment (ABAN 06-001), and subject to satisfying all comments indicated in Exhibit "C" - Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. 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I!' , Ililllill' !ll ill: 'I' In YACHTSMAN'S COVE BOYNTON BEACH, FLORIDA l>- n 18 i , ~ ~_'~'__'''''''''~'''''''''''''P...,......,,,o .",,,'....."""""""-_..., '110 .""".......'."JOOI,....,......."'... EXHIBIT B G) IJ) -l ~ m ::r: 0 n ...... c 0 ~ c c 0 c Z Z % % ~ ~ 0 ~ 0 'TI ~ ~ r ~ 'TI 'TI 0 r r 0 0 0 0 0 ~ ~ ~ " " " ~ ~ ~ z c c Z Z C % ~ ~ ~ <j <j <j c ~ <i c ~ <i c c c ~ % ~ =< ~ ~ ~ ~ i " c c c ~ % % =< =< ~ ~ ~ c c c ~ ~ ~ ~ ~ ~ ~: ~: i! ~ ~: " i! 3 STORY - 6 UNIT BUILDING FLOOR PLANS D }> ~ g I ! ~: Ill! N :W 0 b: lil ! I ...... C % =< <i YACHTSMAN'S COVE BOYNTON BEACH, FLORIDA ~ P 1+ ~ ~ . ~ ~ ~ !Ii ~~i ~ m ;ll !li II! }; r ~ , r m Gl [g][iJ m Z 0 Ii m ii li~ EiiI ~ II U 'I C ~ ~~ I 1 i=9 19 II lli II l B B IlJi li ill ! !! c , I [i'] ~ Ill! Ii! ! I' I' Ill! il ! . . i ~~ llllli ! !I~ ~ ~ I I ~[QJ Hi !!~ Iii Iii I {I I ~ ~ ,",'.l' MEAN IO'OOF l-lE1Ool-!t OYERAlL !!UILDIN::i kElGol-ll \ 1- \ ~r 'm L~ 6 ~(J) ...... CJ m m r m ;; -i ..... o 2 ! ~~ . , ~ . EXHIBIT B ,....2. I-t;:ANROOI' I-lEIGoUl' I!J- )> ~ g I ! ~l i., ~ ~!H 0 " ~I ~ 8 ~ ~ I ....... THREE STORY - 6 UNIT BUILDING ELEVATIONS Dill~ ~ YACHTSMAN'S COVE BOYNTON BEACH, FLORIDA 9' It i . i ~ 10> <.--..,_._,~"...._..~".."""".>.. .....""""'_..__u..".... ""'"no.,,,... ~ 3: )> I' -i ,I ~ !l r il Iii " ~ @J 15 !Ii !II (Q] m :11 19 !~li !il !ll IiiiJ II i , ~ ii Ii 19 II ~ ., !! t! !i EJ ; ! I i B i! !I 'i ~ jl Ii fl EJ j! II il ~ n 'I i ~ Ii .r J: . ~ . H Ii ~ , ~ ~ ~ ""T1 r o o ~ " s;: z 8 ~ i " "" J: ~. ~ m :x> ~ m r m < ~ <3 z r m ~ VI ..... o m m r m < ~ <3 z ~~ , . ~i r I I I I CABANA PLAN AND ELEVATIONS D~ i i )> I ! ~l 9 i" N ! ~ I ~ , I < I Cl ~! i< V1 ""T1 ~ o Z -l m r m < ~ ..... o z . I: . ~ G) ::r: -l VI ..... o m m r m ~ -l <3 z 1 ~: .~ ' . 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YACHTSMAN'S COVE ~ BOYNTON BEACH, FLA. ~illrE IIi' ni~" ~ !! til J i lit r ii -+- U 1[. ! i [.: ! d'~ ,.J (fl J I ...... -l I m \J :c 0 -l I 0 3: ~ ;;:0 ...... I n (fl ""0 [ s;: z I- PHOTOMETRIes )> I I" ~ - Iii ex> Arl 0 - &1 ~ .' lJ1 EXHIBIT B I , I I i f I I I I I' I I : ~ I I 1 I , , , , I , , , , i . , i i ~ I , i i ~ I riI o m ~ r- ~ Gl :x ~ -< ~S2 I I I , I r . . ~I-r I I ~~ tr' I I ! i i I I s I I i ! i II I I I I I II I I . . II ~ ~ ; ; "f "T~ f-;- r;te I OCEAN INLET DRIVE D I i El> 8~ ji i YACHTSMAN'S COVE BOYNTON BEACH, FLORIDA . , EXHIBIT "C" Conditions of Approval Project name: Yachtsman's Cove File number: NWSP 06-003 Reference: 2nd review plans identified as a New Site Plan with a January 10, 2006 Planning and Zoning date stamp marking. . DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None X PUBLIC WORKS - Traffic Comments: 1. Provide a traffic analysis and notice of concurrency (Traffic Performance X Standards Review) from Palm Beach County Traffic Engineering. 2. Incorporate a second handicap visitor parking space in the northwest comer X of the project. ENGINEERING DIVISION Comments: 3. The applicant shall proceed through the abandonment process (through the X P&Z Department) for road relocation and accompanying abandonment for NE 15th Place. 4. Upon satisfactory Commission approval of the site plan, the applicant shall X enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. 5. Show proposed site lighting on the Site and Landscape plans (LDR, Chapter X 4, Section 7.B.4.) Please provide photometries as part of your TART plan submittals. 6. It may be necessary to replace or relocate large canopy trees adjacent to light X fixtures to eliminate future shadowing on the parking surface (LDR, Chapter 23, Article II, Section A.l. b.). 7. Indicate, by note on the Landscape Plan, that within the sight triangles there X shall be an unobstructed cross-visibility at a level between 2.5-feet and 8 feet above the pavement (LDR, Chapter 7.5, Article II, Section 5.H.). 8. The medians on Federal Hwy. and Ocean Inlet Dr., along the south side of X NE 15th PI., and the pocket park on the east side of the Yachtsman Cover plaza have existing irrigation and plant material belonging to the City of Boynton Beach. Any damage to the irrigation system and/or plant material as COA 02/08/06 2 DEPARTMENTS INCLUDE REJECT a result of the contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. The contractor shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge this notice in your comments response and revise Note #7 (Sheet L2) to include all the above stated information. 9. Staff strongly recommends placing canopy trees far enough back from drive X aisles to minimize the potential for vertical conflicts with high-profile vehicles. 10. Ensure tree species specified along Federal Hwy will not conflict with the X overhead power lines. Add a note to the plan requiring the landscape architect and contractor to use FPL's "Right Tree / Right Place" publication for plantings near oower lines, 11. Staff recommends the use of cultivars such as "High-Rise" or "Cathedral" for X the Live Oaks to minimize the potential for vertical conflicts with high-profile vehicles, 12. Full drainage plans, including drainage calculations, in accordance with the X LDR, Chapter 6, Article N, Section 5 will be required at the time of permitting. 13. Paving, Drainage and Site details will not be reviewed for construction X acceptability 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 oermit application. UTILITIES Comments: 14, All utility easements and utility lines shall be shown on the site plan and X landscape 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-wav. 15. Palm Beach County Health Department permits will be required for the water X and sewer systems serving this proiect (CODE, Section 26-12), COA 02/08/06 3 DEPARTMENTS INCLUDE REJECT 16, Fire flow calculations will be required demonstrating the City Code X requirement of 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-l6(b)). 17, The LDR, Chapter 6, Article IV, Section 16 requires that all points on each X building will be within 200 feet of an existing or proposed fire hydrant. The submitted plan does (per se) meet this requirement, however, it does not reflect an existing fire hydrant along the east side of Federal Highway (at the existing intersection of NE 15th Place), and in addition, will require an additional fire hydrant along Ocean Inlet Drive just southwest of the recreational swimming pool area. 18. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X for 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. 19. 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). 20. This office will not require surety for installation of the water and sewer X utilities, on 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. 21, 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 project, in accordance with the CODE, Section 26-15. 22. Please provide engineering calculations supporting the proposed water main X design, including documentation that required fire flows will be met. 23. Utility construction details will not be reviewed for construction acceptability X at this 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) and will be reviewed at the time of construction permit application. FIRE Comments: None X COA 02/08/06 4 DEPARTMENTS INCLUDE REJECT POLICE Comments: None X BUILDING DIVISION Comments: 24. Indicate within the site data the type of construction of each building as X defined in 2004 FBC, Chapter 6, 25. Place a note on the elevation view drawings indicating that the exterior wall X openings and exterior wall construction comply with 2004 FBC, Table 704.8, or 2004 FBC, Residential, Section R302.2. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings pennitted per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302,2, 26. Every building and structure shall be of sufficient strength to support the X loads and forces encountered per the 2004 FBC, Section 1607 and Table 1607.1. Indicate the live load (pst) on the plans for the building design. 27. Buildings three-stories or higher shall be equipped with an automatic X sprinkler 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, 28. At time of permit review, submit signed and sealed working drawings of the X proposed construction. 29. Identify within the site data the finish floor elevation (lowest floor elevation) X that is 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: . 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." . 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. . 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). 30. On the drawing titled site plan identify the property line. X COA 02/08/06 5 DEPARTMENTS INCLUDE REJECT 31, Add to the submittal a partial elevation view drawing of the proposed X perimeter wall. Identify the type of wall material and the type of material that supports the wall, including the typical distance between supports. Also, provide a typical section view drawing of the wall that includes the depth that the wall supports are below finish grade and the height that the wall is above finish grade. The location and height of the wall shall comply with the wall regulations specified in the Zoning Code. 32. To properly determine the impact fees that will be assessed for the one-story X pool building, provide the following: · Will the pool building be restricted to the residents of the entire project only? · Will the residents have to cross any major roads or thoroughfares to get to the pool building? · Will there be any additional deliveries to the site? · 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 pool building. 33. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X not, therefore, be used for landscape irrigation where other sources are readily available. 34. A water-use permit from SFWMD is required for an irrigation system that X utilizes 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. 35. If capital facility fees (water and sewer) are paid in advance to the City of X Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: · The full name of the project as it appears on the Development Order and the Commission-approved site plan. · If the project is a multi-family project, the building numberls must be provided. The building numbers must be the same as noted on the Commission-approved site plans, · The number of dwelling units in each building. · The number of bedrooms in each dwelling unit. · 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) COA 02/08/06 6 DEPARTMENTS INCLUDE REJECT 36. At time of permit review, provide a completed and executed CBB Unity of X Title form. The form shall describe all lots, parcels, or tracts combined as one lot. A copy of the recorded deed with legal descriptions, of each property that is being unified, is required to be submitted to process the form. The property owner that is identified on each deed shall match, 37, At time of permit review, submit separate surveys of each lot, parcel, or tract. X For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel, or tract. The recorded deed shall be submitted at time of permit review. 38. At time of building permit application, submit verification that the City of X Boynton 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 legal description of the land. · The full name of the project as it appears on the Development Order and the Commission-approved site plan. · If the project is a multi-family project, the building numberls must be provided. The building numbers must be the same as noted on the Commission-approved site plans. · The number of dwelling units in each building. · The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(t)) 39. Add a general note to the site plan that all plans submitted for permitting shall X meet the City's codes and the applicable building codes in effect at the time of permit application. 40. Pursuant to approval by the City Commission and all other outside agencies, X the 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 bv the City Commission. 41. The full address of the project shall be submitted with the construction X documents 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. 42. Show the proposed site lighting on the site and landscape plans (Chapter 4, X Section 7.B.4) If possible, provide photo metrics as part of your TART plan submittals. COA 02/08/06 7 DEPARTMENTS INCLUDE REJECT 43, Any dwelling unit that has the optional elevator installed shall comply with X the requirements of the Federal Fair Housing Act. Additional requirements of the Fair Housing Act may be applicable, such as parking and accessible routes. PARKS AND RECREATION Comments: 44. Park Impact Fee - 61 Single-family Attached DU's @ $771.00 each = X $47,031.00. Payment to be made prior to issuance of first permit. FORESTER/ENVIRONMENT ALIST Comments: 45. The Landscape Architect should tabulate the total diameter inches of existing X trees on the site, The tabular data should show the individual species of trees proposed to be preserved in place, relocated or removed and replaced on site. The replacement trees should be shown by a separate symbol on the landscape plan sheet L2. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]. 46. All shade and palm trees on the Trees and Palms List must be listed in the X description as a minimum of 12'-14' height, 3" DBH (4.5' off the ground), and Florida #1 (Florida Grades and Standards manual). The height of the trees may be larger than 12'-14' to meet the 3" diameter requirement; or any gray wood (gw) or clear trunk (c.t.) specifications. [Environmental Regulations, Chapter 7.5, Article II Sec. 5.C. 2.1- 47. The landscape plan proposes four (4) Brazilian Beautyleaf trees along the X north property line, Staff recommends substituting these trees with a native canopy tree. PLANNING AND ZONING Comments: 48. Approval of this project is contingent upon the approval of the accompanying X request for abandonment of Northeast 15th Place (ABAN 06-001) and land use amendment / rezoning (LUAR 06-003). 49. A traffic study was sent to the Palm Beach County Traffic Division for X concurrency review in order to ensure an adequate level of service. The Palm Beach County Traffic Division determined that the proposed redevelopment project meets the Traffic Performance Standards of Palm Beach County. Furthermore, the County would support the re-alignment of the eastern COA 02/08/06 8 DEPARTMENTS segment of Northeast 15th Place, to align with the segment west of Federal Highway, to eliminate the 110 feet offset. The Division suggests the developer conduct a "traffic signal warrant analysis" at the re-aligned intersection, as suggested by the developer's traffic engineer. The traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. No building permits are to be issued after the build-out date of 2008. INCLUDE REJECT 50. Although not dimensioned on the elevations, the peak of the decorative X cupolas would be 46 feet - nine (9) inches height. At the time of permitting, the elevation pages would have to be revised to indicate the height dimension of the decorative cupolas. Furthermore, the peak of the cupolas cannot exceed 45 feet in height or the developer would have to request and be approved for a height exception. 51. With regards to the east property line, staff commends the developer for X substituting the three (3)-story models with the two (2)-story townhouse models / recreation area where it abuts the single-family neighborhood. However, the building at the northeast comer of the project is still proposed at three (3) stories. Staff anticipates that the proposed height and proximity of Building 1 (to the adjacent lot to the east) would negatively impact said lot. Therefore, staff is recommending one (1) of the following two (2) solutions: Either eliminate the easternmost unit of Building 1 (depicted as Model "A" of Building 1 on the site plan) or reduce the height of Model "A" from three (3)- stories to two (2)-stories. This modification will help the project comply with the compatibility reauirement of the IPUD zonin~ district. 52. At the time of permitting, on the site plan tabular data, indicate the square X footage and percentage distribution of pervious surface and also indicate the proposed lot coverage per Chapter 4, Section 7, Note that lot coverage cannot exceed more than 50 percent (Chapter 2, Section 5.L.). 53. At the time of permitting, provide a detail of the fountain / sculpture proposed X on the landscape plan (sheet Ll), Include its dimensions, material, and color (Chapter 4, Section 7.D.). 54. All building elevations, including the cabana, should indicate paint X manufacturer's name and color codes (Chapter 4, Section 7.D,). 55. In order to ensure proper maintenance of the buffer areas, staffrecommends X converting them from private property to "buffer tracts" that would be owned and maintained by the Home Owners' Association. 56. A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or X Bougainvillea) is required at both sides of each project entrance / exit. The signature trees must have six (6) feet of clear trunk if placed within the safe- sight triangle (Chapter 7.5, Article 2, Section 5.N.). Alternative plant material may be substituted if the above referenced plant material is not available or undesired. COA 02/08/06 9 DEPARTMENTS INCLUDE REJECT 57, The subject site is located along Palm Tran Bus Route 1. Staff recommends X installing an upgraded shelter if a Palm Tran stop is located along Federal Highway, abutting the subiect proiect. 58. As proposed in the new site plan, southbound egress (onto Federal Highway) X will occur from the re-aligned Northeast 15th Place, However, the Community Redevelopment Agency (CRA) staff in discussions with I.N.C.A. recommends that the developer create a new left-hand stacking lane (on the northbound side of Federal Highway) approximately 550 feet north of the proposed intersection of Northeast 15th Place and Federal Highway. This new left-hand stacking lane would allow for U-turn traffic movements onto southbound Federal Highway. This would allow for an alternative and safer method for southbound egress onto Federal Highway from the subject project. The developer would be responsible for the cost of said improvements should the Florida Department of Transportation approve the concept. 59. Community Redevelopment Agency (CRA) staff is requiring a detail on site X plan of how overhead utilities along Federal Highway will be installed underground. 60. No individual swimming pools or screened enclosures are proposed (or X requested by the developer) and would be noted as such within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies either. 61. A six (6)-foot high wall is proposed along the entire perimeter of the north X property line of the subject property. This may conflict with the six (6)-foot high pre-cast concrete wall that was already approved along the south property line for the Seaview Park Club project. This could be a potential conflict because it would create a situation where there would be a narrow gap between the subject property's proposed buffer wall and the approved buffer wall (on the abutting property to the north). Therefore, staff recommends that the applicant works with the abutting property owner to the north to see ifthere may be mutual interest in eliminating one (1) of the walls where two (2) are proposed. Also, staff recommends extending the wall along the entire perimeter of the east property line of the subject property. This will help buffer the subject property from the residential neighborhood to the east as well as to help screen the intrusion of automobile headlights on neighboring properties from parking areas and driveways. COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments: 62, None X CITY COMMISSION COMMENTS: COA 02/08/06 10 DEPARTMENTS INCLUDE REJECT Comments: 63, To be determined, MWRJelj S :\Planning\SHARED\ W PIPROJECTS\ Yachtsmans CovelNWSP 06-003ICOA.doc CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Meeting: Dates in to City Clerk's Office 0 December 6, 2005 November 14,2005 (Noon.) 0 December 20, 2005 December 5, 2005 (Noon) 0 January 3, 2006 December 19,2005 (Noon) 0 January 17,2006 January 3, 2006 (Noon) Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office o February 7, 2006 January 17, 2006 (Noon) o February 21, 2006 February 6, 2006 (Noon) o February 28, 2006 February 21, 2006 (Noon) [8J March 21, 2006 March 6, 2006 (Noon) NATURE OF AGENDA ITEM o Administrative o Consent Agenda [8J Public Hearing o Bids o Announcement o City Manager's Report o Development Plans o New Business o Legal o UnfInished Business o Presentation RECOMMENDATION: Please place this tabled public hearing item on the March 21, 2006 City Commission Agenda under Legal to follow the corresponding land use amendment, rezoning and abandonment requests, so that fInal consideration of the amendment, rezoning and abandonment applications precede action on this new site plan request. For further details pertaining to the request, see attached Department Memorandum No. PZ 06-015. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Yachtsman's Cove (NWSP 06-003) Atlantis Environmental Engineering, Inc. Yachtsman's Property, LLC East side of Federal Highway approximately 375 feet north of the Boynton (C-16) Canal Request new site plan approval to construct 61 fee-simple townhouse units and related site improvements on a 3.35-acre parcel in the Infill Planned Unit Development (IPUD) zoning district. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: Developmen City Manager's Signature ~ r.l ~ C A IF I anmng an g rrector Ity ttomey mance Human Resources S:\Planning\SHARED\WP\PROJECTS\Yachtsmans Cove\NWSP 06-Q03\Agenda Item Request Yachtsman's Cove NWSP 06-003 3-21-06.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 06-015 STAFF REPORT TO: Chair and Members Community Redevelopment Agency Board and City Commission THRU: FROM: Michael Rumpf Planning and Zoning Director Eric Lee Johnson, AICP <?4-- Planner U February 8, 2006 DATE: PROJECf NAME/NO: Yachtsman's Cove / NWSP 006-003 REQUEST: New Site Plan PROJECT DESCRIPTION Property Owner: Yachtsman Properties, LLC Applicant: Yachtsman Properties, LLC Agent: Atlantis Environmental Engineering, Inc. Location: On the east side of Federal Highway, approximately 375 feet north of the Boynton (C-16) Canal (Location Map - Exhibit "A") Existing Land Use: Local Retail Commercial (LRC) Existing Zoning: Community Commercial (C-3) Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (IPUD) Proposed Use: 61 fee-Simple townhouse units Acreage: :1:3.35 acres Adjacent Uses: North: An existing mobile home park recently approved for condominiums and townhouse units (Seaview Park Club) with a Special High Density Residential (SHDR) land use classification and zoned Infill Planned Unit Development (IPUD); Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 2 South: Right-of-way for Ocean Inlet Drive, then farther south Is developed property (Murano Bay) with a Special High Density Residential (SHDR) land use classification and zoned Infill Planned Unit Development (IPUD); East: Developed single-family residential lots with a Low Density Residential (LDR) land use classification and zoned Single-family Residential (R-l-AA); and West: Right-of-way for Federal Highway, then farther west is right-of-way for the Florida East Coast (FEC) railroad. PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject site plan 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. Site Characteristic: The subject property is comprised of two (2) irregular-shaped parcels separated by the Northeast 15th Place right-of-way. The property lies within Study Area I of the Federal Highway Corridor Redevelopment Plan. The survey shows the parcels are currently developed with one (l)-story commercial buildings, parking areas, and lighting fixtures. No ground elevations were shown on the survey. BACKGROUND Proposal: Atlantis Environmental Engineering, Incorporated, agent for Yachtsman Properties, LLC is proposing a new site plan for 61 fee-simple townhouse units. As previously mentioned, the subject parcels are located within Study Area I of the Federal Highway Corridor Redevelopment Plan. The Redevelopment Plan allows for higher residential densities within this area, above the current density of 10.8 dwelling units per acre allowed by the Local Retail Commercial (LRC) land use classification. The developer Is simultaneously requesting to reclassify the land use from LRC to Special High Density Residential (SHDR) and rezone from Community Commercial (C-3) to Infill Planned Unit Development (IPUD). Also, the developer is requesting to abandon the curved portion of Northeast 15th Place, where it currently dissects the subject property into two (2) lots. The Intent Is to abandon the roadway, straighten its configuration, and re-align it approximately 100 feet to the north (measured at the centerline) to connect to Federal Highway. In should be noted that Northeast 15th Place would still remain as a public right-Of-way. Therefore, approval of this project is contingent upon the approval of the corresponding requests for abandonment (ABAN 06-001) and land use change / rezoning. The north parcel would be 0.943 acres and the south parcel would be 2.237 acres. Fee-simple townhouses are permitted uses In the IPUD zoning district. Under the Special High Density Residential land use category, the maximum allowable project density would allow for 67 dwelling units. However, the project proposes a total of 61 dwelling units, which equals a density of 18.2 dwelling units per acre. The entire project would be built In one (1) phase with the completion of the first building anticipated in November of 2006. Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 3 Concurrency: Traffic: Utilities: ANALYSIS A traffic study was sent to the Palm Beach County Traffic Division for concurrency review in order to ensure an adequate level of service. The Palm Beach County Traffic Division determined that the proposed redevelopment project meets the Traffic Performance Standards of Palm Beach County. Furthermore, the County would support the re-alignment of the eastern segment of Northeast 15th Place, to align with the segment west of Federal Highway, to eliminate the 110 foot offset. The Division suggests the developer conduct a "traffic signal warrant analysis" at the re-aligned intersection, as suggested by the developer's traffic engineer. The traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. No building permits are to be issued after the build-out date of 2008 (see Exhibit "c" - Conditions of Approval). The City's water capacity, as increased through the purchase of up to 5 million gallons of potable water per day from Palm Beach County Utilities, would meet the projected potable water for this project (project estimated to require a total of 26,300 gallons per day). Local piping and infrastructure improvements may be required, especially on the water delivery system for the project, depending 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 projected total of 13,000 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan (see Exhibit "c" - Conditions of Approval). Police I Fire: Staff reviewed the site plan and determined that current staffing levels would be sufficient to meet the expected demand for services. Drainage: Conceptual drainage information was provided for the City's review. The Engineering Division has found the conceptual Information to be adequate and is recommending that the review of specific drainage solutions be deferred until time of permit review. All South Florida Water Management District permits and other drainage related permits must be submitted at time of building permit (see Exhibit "c" - Conditions of Approval). School: The School District of Palm Beach County confirms that adequate capacity exists to accommodate the proposed 61 dwelling units. The project is located within Concurrency Service Area (CSA) #17. Driveways: The project proposes a total of five (5) driveway openings. Four ~4) of the five (5) driveway openings are proposed along the relocated Northeast 15 Place, while the fifth opening, Is proposed along Ocean Inlet Drive. Out of the four (4) driveways proposed along Northeast 15th Place, two (2) of them are proposed on the north side of the road while the other two (2) openings would be located on the south Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 4 side of Northeast 15th Place. Although not dimensioned on the site plan (sheet SP- 1), all the drive way openings proposed along Northeast 15th Place would be wide enough to accommodate two (2)-way traffic movements for ingress and egress. The fifth driveway opening, proposed along Ocean Inlet Drive would be a point of egress only and vehicles would only be allowed to make a right (west) turn. It should be noted that the landscape median within Ocean Inlet Drive was purposely designed with no breaks to discourage vehicles from entering the site from a street other than Northeast 15th Place. The street system within the development is generally proposed in a north-south direction. Each two (2)-way drive aisle would have 10-foot wide travel lanes, which would conform to current engineering standards. All of the underground infrastructure (i.e. potable water lines, sanitary sewer lines) would be placed underneath the street network, internal to the development. Also, residents would access their garages via these drive aisles. A 24-foot back-up distance is proposed to allow for easy vehicular access Into each unit's garage. The sidewalks are proposed separately from the street system to ensure the safety of each pedestrian. Parking FaCility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 36 two (2)-bedroom units, 25 three (3)-bedroom units and a recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 127 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 122 parking spaces. The size of each unit would vary but generally, each garage would be dimensioned 18 feet in width by 20 feet in depth. The plan also proposes six (6) 90-degree parking spaces and two (2) parallel parking spaces. According to the Typical Parking Stall Detail, the 90-degree parking stalls would be dimensioned nine (9) feet in width by 18 feet in length. The handicap parking spaces would be dimensioned 12 feet in width (with extra 5-feet of striping) and 18 feet in length. According to the site plan (sheet SP-l), the parallel parking spaces would be 10 feet in width by 25 feet in length. Combining the garage spaces, parallel spaces, and 90-degree spaces, the site plan would provide for a total of 130 parking spaces or an excess of three (3) parking spaces. Landscaping: The civil drawing (sheet C-l) tabular data indicates that 39,457 square feet (0.9 acres) or 27.4% of the site would be pervious surface. The plant list (sheet L2) indicates the landscape plan would provide a total of 151 canopy trees, of which, 83 trees or 55% would be native. The plant list indicates that 84 or 50% of the 168 palm trees would be native. Also, the landscape plan would contain 1,462 shrubs / groundcover plants, of which 1,412 (96%) would be native. In summary, the project would provide for a complimentary mix of canopy and palm trees. The tree species would Include the follOWing: Brazilian Beautyleaf, Green Buttonwood, Savannah Holly, Purple Glory tree, Pink Trumpet tree, High Rise Oak, Sliver Buttonwood, Yellow Geiger tree, Japanese Fern tree, Red Crape Myrtle, Ugustrum tree, Travelers palm, Sollatalre palm, MedJool Date palm, florida Royal palm, Cabbbage palm, and Foxtail palm. Staff recommends that the lands remaining outside the individual fee-simple area be under the control of the Homeowner's Association to ensure proper maintenance of the buffer areas (see exhibit "c" _ Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 5 Condition of Approval). A note on the landscape plan (sheet L2) Indicates that canopy trees will be placed far enough back from the drive aisles to minimize the potential for vertical conflicts with high-profile vehicles. A bio-barrier shall be used with all canopy trees along streetscapes and sidewalks and where trees are adjacent to any underground utilities. With regards to aesthetics, the applicant agrees to install Redtip Cocoplum hedges around utility boxes and structures that are not currently known or shown on the plan at this time. Furthermore, the at- grade air-conditioner units behind each unit would be screened using native hedge material. Project compatibility is judged on how well the proposed development fits within the context of the neighborhood and abutting properties. The Conceptual East and West elevations illustrate how the mature landscaping would soften the appearance of the townhouse buildings. The site plan shows that the western landscape buffer (adjacent to Federal Highway) would be at least nine (9) feet - eight (8) inches wide at its narrowest point. The landscape plan shows that this buffer would consist of Florida Royal palm, Green Malayan Coconut palm, Medjool date palm, and a row of Redtip Cocoplum hedges. It appears that most of the trees would be installed at a tlp-to- tip spacing with the Royal palm trees installed at a height of 25 feet. Each townhouse unit proposed along Federal Highway would have a side walk that directly links to the sidewalk on Federal Highway. The site plan shows that the south landscape buffer (adjacent to Ocean Inlet Drive) would be at minimum, approximately 10 feet - six (6) inches at Its narrowest point. The landscape plan proposes the following plant material: Green Buttonwood, Foxtail palm, and Redtip Cocoplum hedges. The Merano Bay project (south of Ocean Inlet Drive) already contains landscape material along its northern landscape buffer. The landscape material proposed in the south buffer (for this project) would compliment Merano Bay's north landscape buffer. The site plan shows that the north landscape buffer (adjacent to Seaview Park Club) would be five (5) feet In width at its narrowest point. However, a majority of the buffer would be over 20 feet wide. The landscape plan proposes the following plant material: High Rise Live Oak, Brazilian Beautyleaf, and Redtip Cocoplum hedges. Although not required, a six (6)-foot high wallis proposed along the entire perimeter of the north property line of the subject property. However, this may cause a conflict with the six (6)-foot high pre-cast concrete wall that was already approved along the south property line for the Seavlew Park Club project. This could conflict because it would create a situation where there would be a narrow gap between the subject property's proposed buffer wall and the approved buffer wall (on the abutting property to the north). Therefore, staff recommends that the applicant works with the abutting property owner to the north to see If there may be mutual interest in eliminating one (1) of the walls where two (2) walls are proposed parallel to each other (see Exhibit "C"- Conditions of Approval). The site plan shows that the east landscape buffer (adjacent to the Single-family residential neighborhood) would be nine (9) feet-11 Inches wide at Its narrowest point. It would contain the following plant material: High Rise Live Oak, Savannah Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 6 Holly, Green Malayan Coconut palms, and a row of Redtlp Cocoplum hedges. Similar to the north buffer, a six (6) foot high wall is proposed along the northern segment of the east property line. However, near the pool area, the plans propose a wall / fence combination. Staff recommends extending the wall along the entire perimeter of the east property line of the subject property. This will help buffer the subject property from the residential neighborhood as well as to help screen the intrusion of automobile headlights on neighboring properties from parking areas and driveways (see Exhibit "c" - Conditions of Approval). Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the IPUD zoning district at a project density of 18.2 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification is 20 dwelling units per acre. The 61 dwelling units are proposed within 12 separate buildings on the 3.35-acre site. Each building would contain a varying number of dwelling units, ranging from three (3) units to six (6) units. The unit plans (sheet A-SOl through sheet A-804) show the proposed size and configuration of each unit. The floor plans propose four (4) model types, ranging from 1,887 square feet to 2,511 square feet of "under roof area". As previously mentioned, the site plan proposes 36 two (2)-bedroom units and 25 three (3)- bedroom units and a recreation facility. No individual swimming pools or screened enclosures are proposed (or allowed) and would be noted as such within the Home Owners Association documents. likewise, the developer does not intend to screen- in the balconies either (see Exhibit "c" - Conditions of Approval). The PUD zoning district allows buildings to reach a maximum height of 45 feet. However, a lesser building height could be imposed if compatibility with the adjacent properties would be in jeopardy. 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. The elevations show the buildings would either be two (2) or three (3) stories in height, the tallest of which would be 34 feet - two (2) inches in height measured at the mid-point of the pitched roof. All buildings would comply with the height limitation of the IPUD zoning district. It should be noted that the peak of the roof would be 42 feet - one (1) inch in height. Although not dimensioned on the elevations, the peak of the decorative cupolas is proposed at 46 feet - nine (9) Inches height. At the time of permitting, the elevation pages would have to be revised to Indicate the height dimension for the decorative cupolas. Furthermore, the peak of the cupolas cannot exceed 45 feet in height or the developer would have to request and be approved for a height exception (see Exhibit "c" - Conditions of Approval). As previously mentioned the abutting properties to the east are zoned R-1-AA and developed with a mix of one (1) and two (2) story, Single-family detached homes. The R-l-AA zoning district only allows a maximum bUilding height of up to 30 feet (at mid-point of roof), a difference of 15 feet. Initially, the developer Indicated to staff a desire to propose buildings that were all three (3) stories In height. However, staff Informed the Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 7 developer that the proposed building height on the subject property would be a critical design element to consider when requesting to rezone to the IPUD zoning district. Staff suggested that the applicant reduce the proposed building height of those buildings proposed closest to the single-family residential homes, from three (3) stories to two (2) stories. In heeding staff's suggestions, the developer is now proposing a mix of two (2) and three (3)-story buildings. As proposed, the three (3)-story buildings would be located near the center and western portions of the site (along Federal Highway) while two (2)-story structures are proposed along the eastern fringe (adjacent to the single-family detached homes). The Street Elevations (sheet A-405) Illustrate how the buildings would appear from both Federal Highway and from the adjacent properties to the east. As designed, the pool/recreation area (of the subject project) and the two (2)-story building (depicted as Building 4 on the site plan) is comparable in height and compatible to any structure built within the R-l-AA zoning district. The site plan shows that Building 4 and the pool area are proposed between the three (3)-story buildings and the existing homes located within the R-l-AA zoning district. Staff feels that this proposed configuration represents an excellent compromise to improve compatibility between the subject property and the abutting properties to the east, in order to mitigate the height discrepancy. However, Building 1, proposed as a three (3)-story structure at the northeast corner of the subject site, would be located only 12 feet away from the east property line that abuts property with a single-family home. As proposed, Building 1 is comprised of six (6) units with varying model types. Staff opines that the proposed height and proximity of Building 1 (to the adjacent lot to the east) is not compatible with this residential property. Therefore, staff is recommending the applicant Implement one (1) of the following two (2) solutions: Either eliminate the easternmost unit of Building 1 (depicted as Model "A" of Building 1 on the site plan) or reduce the height of Model "A" from three (3)-stories to two (2)-stories. Staff feels that decreasing the height of the east fa~ade of Model "A" of Building 1 would provide an equitable transition between the maximum height of 30 feet allowed In the adjacent single-family neighborhood and the 45-foot height allowed In the IPUD district. After considering the ultimate height of the proposed structure (34 feet - two (2) Inches), evaluating the effects of comparable situations elsewhere, considering that the majority of adjacent Single-family homes are one-story or two-story and less than 30 feet In height, and after contemplating the Intent of the IPUD district to maximize compatibility, staff has determined that compatibility would be achieved by limiting structure height of the easternmost unit (Model A) to a maximum of two (2) stories (see Exhibit "c" - Conditions of Approval). As indicated in the ordinance, a "transition" should be accomplished In this situation, which Is best achieved by a height which does not exceed the existing heights of the adjacent mUlti-family development, and which transitions from the maximum height allowed In that adjacent mUlti-family district, 45 feet. It Is Important to note that the homes in Yachtman's Cove to the south may be developed as two (2) story structures with a maximum building height of 30 feet. The IPUD zoning district perimeter setbacks shall mirror setbacks of adjacent zoning dlstrict(s) but with a minimum of the setback required for a single-family residence as determined by the orientation of the structures In the IPUD (Olapter Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 8 2, Section 5.L.3.). The property to the north Is zoned Intill Planned Unit Development (IPUD) and was approved with a similar, multi-family residential project. The buildings in the project to the north were approved with a 48.32-foot setback from the north property line of the subject project. The site plan for the subject project proposes a 10-foot north (side) setback. This is acceptable, given the fact that both projects will have comparable-sized landscape buffers. The area immediately to the south is right-of-way for Ocean Inlet Drive, and then farther south is a developed, townhouse project (Murano Bay) zoned IPUD. The townhouse buildings inside Murano Bay are setback 16 feet from Its north property line (adjacent to Ocean Inlet Drive). However, the townhouse buildings In this site plan (Yachtsman's Cove) are proposed 10 feet from the south property line, adjacent to Ocean Inlet Drive. The difference in the building setbacks between the two (2) projects as they relate to Ocean Inlet Drive is six (6) feet. It should be noted that the City and CRA endorse projects that are designed to engage the public domain, such orienting buildings towards a roadway or park. The Murano Bay development was designed and built with the back of their townhouse units and privacy wall facing towards Ocean Inlet Drive whereas the front fa~ades (and doors) of the subject project are oriented towards Ocean Inlet Drive. The latter's design is more desirable. For this project, the proposed south side setback (of 10 feet from Ocean Inlet Drive) is appropriate. Furthermore, any additional building setback (along Ocean Inlet Drive) could be detrimental to its design and performance. Also, as previously mentioned, most of the plant material proposed adjacent to Ocean Inlet Drive were chosen specifically to compliment Murano Bay's landscaping. The properties to the east are zoned Single-family Residential (R-l-AA). These lots have been developed with single-family detached homes and the IPUD regulations specifically addresses compatibility requirements with these types of developments. The sides of these single-family detached homes abut the subject property. The side setback of the R -l-AA zoning district is 10 feet. In addition, it should be noted that a structure on the perimeter of an IPUD project that Is adjacent to an existing Single-family neighborhood must adhere to additional setback requirements. The IPUD regulations require an additional one (1) foot building setback for each one (1) foot In building height that exceeds 30 feet. Building 1, proposed at the northeast corner of the property, would be 34 feet - two (2) Inches in height. This translates to a minimum required building setback of 14 feet - two (2) inches from the east property line. Please note that according to Chapter 2, Section 5.L.4.g.(2), If vegetation, screening or other barriers and / or creative design on the perimeter of an IPUD achieve compatibility with adjacent uses, the city may grant some relief from the following: Structures on the perimeter of an IPUD project, In addition to the basic setback requirements, must be setback one (1) additional foot for each one (1) foot in height for the perimeter structures that exceed 30 feet. A landscape barrier Is defined as follows: A near solid element combining a wall and / or natural vegetation Intended to block all direct and reasonable views. It shall be comprised of a berm, buffer wall and / or natural vegetation (as deemed appropriate by the city) consisting of various trees species planted tip-to-tlp In two or more staggered rows. The site plan Indicates that the proposed setback would Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 9 be at least 12 feet (for Building 1) but when scaled, it appears to be over 15 feet. Therefore, the building setback would conform but as previously mentioned, staff still has concerns regarding the compatibility between Building 1 of the subject project and the existing single-family house to the east. The intent of the IPUD code is to exceed the minimum requirements of typical multi-family developments. Therefore, reducing the height of Model "A" (of Building 1) from three (3) to two (2) stories would help the project achieve compatibility and conformance with the intent of the regulations. Land to the west is right-of-way for Federal Highway. The site plan proposes a 10-foot setback along the west property line. The main recreation area would be located at the eastern side of the site. It would include a swimming pool, BBQ area, cabana building, and bicycle racks. The "open" portion of the cabana would face the townhouse development rather than the single-family neighborhood to the east. The building would be located over 10 feet from the east property line. The area calculations (sheet A-205) indicate that the bathrooms and covered area would be 500 square feet in area. The elevations do not indicate the actual roof height but depicts It as a one (l)-story structure, which staff understands would be 13 feet - one (1) inch in height. The site plan proposes several open space areas between the rows of townhouse buildings. The site plan indicates that "public artff would be the centerpiece of the public area. The actual artwork is yet to be determined. A total of 12,200 square feet of usable open space is required. According to the Usable Open Space plan (sheet SP-2), the project would provide 14,400 square feet of usable open space. This space would be consist of four (4) open space areas, namely, the pool and amenity area, the garden belt, the pedestrian connections to Federal Highway, and the north pedestrian area. Design: The proposed townhouse buildings and clubhouse have hints of a contemporary Key West style with its standing seam metal roof, wood fascia, trellises, shiplap siding, and white aluminum shutters. Other decorative design elements include Pre Fab Sunburst Fypon, decorative medallions, aluminum window frames, Clad Garage doors, aluminum railing, and portholes. The project proposes multi-colored buildings consisting of the following Benjamin Moore paints: Color code Paint Name Color Location # CC-962 Gray Mist Off-white Main wall # 2143-60 Moonlight White Cream Main wall # CC-807 Soft Sky Ught blue Main wall # CC-507 Grecian Green Sage green Main wall #721747 Charcoal Tweed Dark oreen Canvas Awninos The elevations of the cabana building show that it would have the same standing seam metal roof, exterior finish, and paint colors as that of the townhouse buildings. The photometric plans propose one (1) type of outdoor freestanding lighting fixture. The Pole Detail Indicates It would be 12 to 14 feet In height, made of aluminum, and have decorative lamps. The photometric plan demonstrates that lighting levels would be adequate and not "splllff over onto adjacent properties. Similar to other recently approved townhouse projects, the front doors of each unit Staff Report - Yachtsman's Cove (NWSP 06-003) Memorandum No PZ 06-015 Page 10 are oriented towards the streets. Staff endorses how the buildings "engage" the main streets and rates the overall design and site layout above most other projects recently approved by the city. Signage: No signage is shown or proposed. RECOMMENDATION: Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon the successful request land use amendment / rezoning (LUAR 06-003), Northeast 15th Place abandonment (ABAN 06-001), and subject to satisfying all comments indicated in Exhibit "CIf - Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. 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III I .. i Ii f.i~ ~ ~ iI~ ~ ; 8' . ill fJUlW,f t'iw YACHTSMAN'S COVE BOYNTON BEACH, FLA. ~1;."lffW ~ Ii J . z 0 >-3 t>:1 (l z >-3 I"l ::0 0 - (fl t>:1 (JlO t>:1 Z ~ I' CI.l :.Tq -0 R> (l r :Po t'lj 0 "'d IT] ~ ~ ~ CI.l e CI.l t:I:: > 0 ~ ~ > ~ >-3 >-3 t'lj ~ U2 ~ 0 "Zj t'lj z CI.l ~ ~ .tz.j l~ I ~ 0 I~ ~ :z II .. ...... 10 ~Z II v EXHIBIT . . I I ell III l\)J t"" J t c.n I '. 33" G h U! . YACHTSMAN'S COVE ~ BOYNTON BEACH, FLA. i 1iHrlJl101OOIOWII fJUlitlf Wm1 ~ Ii PJlfW ~ Ii J . n o Z n trj '1j ~ cj > ~ trj > \.fJ. ~ trj ~ ,trj I,~ .> J~ i~ ,0 J~ IAlI'IAIlIOlllllOlllll I ~ K II z fT1 ~ (Jo (J10 :; b" " . r )> () fT1 II I Ell III NJ b; e t I ,~ !l!l!l g I !U . YACHTSMAN'S COVE ill BOYNTON BEACH, FLA. m v EXHIBIT B :i~ t .~ j. r j i: 2: o >-3 t'%j ;d t'%j t'%j en P:> "tl ~ en en t:r:l o ~ ~ >-3 ~ .L, ( :tij!t-~\\, ,"jJmiJf' ~"""-'~', :_..__i '1 , ~~~:L~ . , 11Iil ~ ,'_" ~ '.~ --;/". . ~,- '-~l t--- _''"~ ' ~ .~~~~i.._.--..._._. o "Zj .... z ~ .... o :z fIIj!!!}! r,1~W ~ lij PI f1Jff ~ z n z 0 r., ., 0 t:rj - (ft z ()>o ~ b. ., -u ' n r ~ )> t:rj ~ 0 t:rj '" tIl ~ ~ ~ "tl ~ ~ > ~ tIl tIl ~ ~ 0 ~ ~ r.n ~ t-3 ~ ~ ~ ~ t>:! .~ gj I~ I .... .> &1 I~ ~ H ;3 ,,~ 10 ~Z II v EXHIBIT B . IrAN'fQl toWHHOJIII . I ;UI II NJ ~ t"" I ,.11 !Ill ell --.] G h au . YACHTSMAN'S COVE gl~pJ.., I BOYllTON BEACH, FLA. ~~m1 ~ lij "flHf ~ z n 0 ~ 0 t%j z ~ n ~ t%j tr:j t%j tIJ ~ P:> ~ 'i:l ~ ~ > tIJ ~ tIJ l:Il tr:j 0 ~ > (fJ ~ ~ ~ ttj c: ~ ~ tr.l .ttj g] l<j I ..... l<.l .> ~ (1-3 ~ ~ .. I--l 10 12: 1/1 aANYAIf 'I'OWNIIOWII . I Ei 51! I N. t"" Ie, & CXl ~ ~.. ~ G I }iU z fT1 ~ '" ~ o. ::r b -0 . r )> o fT1 v EXHIBIT B . YACHTSMAN'S COVE ~ BOYNTON BEACH, FLA. ~ Dli!l!}! r,'~lf ~ 1M PHIHf L~a I. J l. f11I I EXHIBIT B Vl I ~ m I \J :c 0 d I ' ~ I I I :s: . , , r ~ e e f ~ I I () I ' I i Vl ." f ~ ~!Z 1-- ~o!j PHOTOMETRIes - )> I I If: ' - III co II is 0 VI ;:R o ~ r- i5 Cl :l; ~ -< OCEAN INLET DRIVE D YACHTSMAN'S COVE BOYNTON BEACH, FLORIDA <!)<!)IIJ .. , II I . , I I I I r , f i I I I i I I I I I I I I I I I J i i , I , , I I ~ rTITflffil llit:ttili:I EXHIBIT "C" Conditions of Approval Project name: Yachtsman's Cove File number: NWSP 06-003 Reference: 2nd review plans identified as a New Site Plan with a January 10. 2006 Planning and Zoning: date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None X PUBLIC WORKS - Traffic Comments: 1. Provide a traffic analysis and notice of concurrency (Traffic Performance X Standards Review) from Palm Beach County Traffic Engineering. 2. Incorporate a second handicap visitor parking space in the northwest comer X of the proiect. ENGINEERING DIVISION Comments: 3. The applicant shall proceed through the abandonment process (through the X P&Z Department) for road relocation and accompanying abandonment for NE 15th Place. 4. Upon satisfactory Commission approval of the site plan, the applicant shall X enter the plat process through the City's Engineering Division. A preliminary plat application may be initiated during the site plan review to expedite issuance of the Land Development Permit. 5. Show proposed site lighting on the Site and Landscape plans (LDR, Chapter X 4, Section 7.B.4.) Please provide photometrics as part of your TART plan submittals. 6. It may be necessary to replace or relocate large canopy trees adjacent to light X fixtures to eliminate future shadowing on the parking surface (LDR, Chapter 23, Article II, Section A. Lb.). 7. Indicate, by note on the Landscape Plan, that within the sight triangles there X shall be an unobstructed cross-visibility at a level between 2.S-feet and 8 feet above the pavement (LDR, Chapter 7.5, Article II, Section S.H.). 8. The medians on Federal Hwy. and Ocean Inlet Dr., along the south side of X NE 15th PI., and the pocket park on the east side of the Yachtsman Cover plaza have existing irrigation and plant material belonging to the City of Bovnton Beach. Any damage to the irri2ation system and/or plant material as COA 02/08/06 2 DEPARTMENTS INCLUDE REJECT a result of the contractor's operations shall be repaired or replaced to the equivalent or better grade, as approved by the City of Boynton Beach, and shall be the sole responsibility of the developer. The contractor shall notify and coordinate with the City of Boynton Beach Forestry & Grounds Division of Public Works a minimum of six (6) weeks in advance of any underground activities. Please acknowledge this notice in your comments response and revise Note #7 (Sheet L2) to include all the above stated information. 9. Staff strongly recommends placing canopy trees far enough back from drive X aisles to minimize the potential for vertical conflicts with high-profile vehicles. 10. Ensure tree species specified along Federal Hwy will not conflict with the X overhead power lines, Add a note to the plan requiring the landscape architect and contractor to use FPL's "Right Tree / Right Place" publication for plantings near power lines. 11. Staff recommends the use of cultivars such as "High-Rise" or "Cathedral" for X the Live Oaks to minimize the potential for vertical conflicts with high-profile vehicles. 12. Full drainage plans, including drainage calculations, in accordance with the X LDR, Chapter 6, Article N, Section 5 will be required at the time of permitting. 13. Paving, Drainage and Site details will not be reviewed for construction X acceptability 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: 14. All utility easements and utility lines shall be shown on the site plan and X landscape 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. 15. Palm Beach County Health Department permits will be required for the water X and sewer syStems serving this proiect (CODE, Section 26-12). COA 02/08/06 3 DEPARTMENTS INCLUDE REJECT 16. Fire flow calculations will be required demonstrating the City Code X requirement of 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 I!feater (CODE, Section 26-16(b)). 17. The LOR, Chapter 6, Article IV, Section 16 requires that all points on each X building will be within 200 feet of an existing or proposed fire hydrant. The submitted plan does (per se) meet this requirement, however, it does not reflect an existing fire hydrant along the east side of Federal Highway (at the existing intersection of NE l511\ Place), and in addition, will require an additional fire hydrant along Ocean Inlet Drive just southwest of the recreational swimming pool area. 18. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X for 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. 19. 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). 20. This office will not require surety for installation of the water and sewer X utilities, on 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. 21. 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 proiect, in accordance with the CODE, Section 26-15. 22. Please provide engineering calculations supporting the proposed water main X desilm, including documentation that reQuired fire flows will be met. 23. Utility construction details will not be reviewed for construction acceptability X at this 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) and will be reviewed at the time of construction permit application. FIRE Comments: None X COA 02/08/06 4 DEPARTMENTS INCLUDE REJECT POLICE Comments: None X BUILDING DIVISION Comments: 24. Indicate within the site data the type of construction of each building as X defined in 2004 FBC, Chapter 6. 25. Place a note on the elevation view drawings indicating that the exterior wall X openings and exterior wall construction comply with 2004 FBC, Table 704.8, or 2004 FBC, Residential, Section R302.2. Submit calculations that clearly reflect the percentage of protected and unprotected wall openings permitted per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302.2. 26. Every building and structure shall be of sufficient strength to support the X loads and forces encountered per the 2004 FBC, Section 1607 and Table 1607.1. Indicate the live load (psf) on the plans for the building design. 27. Buildings three-stories or higher shall be equipped with an automatic X sprinkler 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. 28. At time of permit review, submit signed and sealed working drawings of the X proposed construction, 29. Identify within the site data the finish floor elevation (lowest floor elevation) X that is 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: . 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 tOO-year base flood elevation applicable to the building site, as determined by the SFWMD's surface water management construction development regulations." . 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. . 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). 30. On the drawing titled site plan identify the property line. X COA 02/08/06 5 DEPARTMENTS INCLUDE REJECT 31. Add to the submittal a partial elevation view drawing of the proposed X perimeter wall, Identify the type of wall material and the type of material that supports the wall, including the typical distance between supports. Also, provide a typical section view drawing of the wall that includes the depth that the wall supports are below finish grade and the height that the wall is above finish grade. The location and height of the wall shall comply with the wall regulations specified in the Zoning Code. 32. To properly determine the impact fees that will be assessed for the one-story X pool building, provide the following: · Will the pool building be restricted to the residents of the entire project only? · Will the residents have to cross any major roads or thoroughfares to get to the pool building? · Will there be any additional deliveries to the site? · 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 pool building. 33. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X not, therefore, be used for landscape irrigation where other sources are readily available. 34. A water-use permit from SFWMD is required for an irrigation system that X utilizes 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. 35. If capital facility fees (water and sewer) are paid in advance to the City of X Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: · The full name of the project as it appears on the Development Order and the Commission-approved site plan. · 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. · The number of dwelling units in each building. · The number ofbedrootnB in each dwelling unit. · The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article n, Sections 26-34) COA 02/08/06 6 DEPARTMENTS INCLUDE REJECT 36. At time of permit review, provide a completed and executed CBB Unity of X Title form. The form shall describe all lots, parcels, or tracts combined as one lot. A copy of the recorded deed with legal descriptions, of each property that is being unified, is required to be submitted to process the form. The property owner that is identified on each deed shall match. 37. At time of permit review, submit separate surveys of each lot, parcel, or tract. X For purposes of setting up property and ownership in the City computer, provide a copy of the recorded deed for each lot, parcel, or tract. The recorded deed shall be submitted at time of permit review. 38. At time of building permit application, submit verification that the City of X Boynton 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 legal description of the land. · The full name of the project as it appears on the Development Order and the Commission-approved site plan. · 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. · The number of dwelling units in each building. · The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(t)) 39. Add a general note to the site plan that all plans submitted for permitting shall X meet the City's codes and the applicable building codes in effect at the time of permit application. 40. Pursuant to approval by the City Commission and all other outside agencies, X the 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. 41. The full address of the project shall be submitted with the construction X documents 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. 42. Show the proposed site lighting on the site and landscape plans (Chapter 4, X Section 7.B.4) If possible, provide photo metries as part of your TART plan submittals. COA 02/08/06 7 DEPARTMENTS INCLUDE REJECT 43, Any dwelling unit that has the optional elevator installed shall comply with X the requirements of the Federal Fair Housing Act. Additional requirements of the Fair Housing Act may be applicable, such as parking and accessible routes. PARKS AND RECREATION Comments: 44. Park Impact Fee - 61 Single-family Attached DU's @ $771.00 each = X $47,031.00. Pavrnent to be made prior to issuance of first permit. FORESTER/ENVIRONMENT ALIST Comments: 45. The Landscape Architect should tabulate the total diameter inches of existing X trees on the site. The tabular data should show the individual species of trees proposed to be preserved in place, relocated or removed and replaced on site. The replacement trees should be shown by a separate symbol on the landscape plan sheet L2. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.1- 46. All shade and palm trees on the Trees and Palms List must be listed in the X description as a minimum of 12'-14' height, 3" DBH (4.5' off the ground), and Florida #1 (Florida Grades and Standards manual). The height of the trees may be larger than 12'-14' to meet the 3" diameter requirement; or any gray wood (gw) or clear trunk (c.t.) specifications. [Environmental Regulations, Chapter 7.5, Article II Sec. 5.C. 2.]. 47. The landscape plan proposes four (4) Brazilian Beautyleaf trees along the X north property line. Staff recommends substituting these trees with a native canopy tree. PLANNING AND ZONING Comments: 48. Approval of this project is contingent upon the approval of the accompanying X request for abandonment of Northeast 15th Place (ABAN 06-001) and land use amendment / rezoning (LUAR 06-003). 49. A traffic study was sent to the Palm Beach County Traffic Division for X concurrency review in order to ensure an adequate level of service. The Palm Beach County Traffic Division determined that the proposed redevelopment project meets the Traffic Performance Standards of Palm Beach County. Furthennore, the County would support the re-a1i2IlIl1ent of the eastern COA 02/08/06 8 DEPARTMENTS segment of Northeast 15m Place, to align with the segment west of Federal Highway, to eliminate the 110 feet offset. The Division suggests the developer conduct a "traffic signal warrant analysis" at the re-aligned intersection, as suggested by the developer's traffic engineer. The traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. No building permits are to be issued after the build-out date of 2008. INCLUDE REJECT 50. Although not dimensioned on the elevations, the peak of the decorative X cupolas would be 46 feet - nine (9) inches height. At the time of permitting, the elevation pages would have to be revised to indicate the height dimension of the decorative cupolas. Furthermore, the peak of the cupolas cannot exceed 45 feet in height or the developer would have to request and be approved for a hei~ht exception. 51. With regards to the east property line, staff commends the developer for X substituting the three (3)-story models with the two (2)-story townhouse models / recreation area where it abuts the single-family neighborhood. However, the building at the northeast comer of the project is still proposed at three (3) stories. Staff anticipates that the proposed height and proximity of Building 1 (to the adjacent lot to the east) would negatively impact said lot. Therefore, staff is recommending one (1) of the following two (2) solutions: Either eliminate the easternmost unit of Building 1 (depicted as Model "A" of Building 1 on the site plan) or reduce the height of Model "A" from three (3)- stories to two (2)-stories. This modification will help the project comply with the compatibility requirement of the IPUD zonin~ district. 52. At the time of permitting, on the site plan tabular data, indicate the square X footage and percentage distribution of pervious surface and also indicate the proposed lot coverage per Chapter 4, Section 7. Note that lot coverage cannot exceed more than 50 percent (Chapter 2, Section 5.L.). 53. At the time of permitting, provide a detail of the fountain / sculpture proposed X on the landscape plan (sheet Ll). Include its dimensions, material, and color (Chapter 4, Section 7.D.). 54. All building elevations, including the cabana, should indicate paint X manufacturer's name and color codes (Chapter 4, Section 7.D.). 55. In order to ensure proper maintenance of the buffer areas, staff recommends X converting them from private property to "buffer tracts" that would be owned and maintained by the Home Owners' Association. 56. A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or X Bougainvillea) is required at both sides of each project entrance I exit. The signature trees must have six (6) feet of clear trunk if placed within the safe- sight triangle (Chapter 7.5, Article 2, Section 5.N.). Alternative plant material may be substituted if the above referenced plant material is not available or undesired. COA 02/08/06 9 DEPARTMENTS INCLUDE REJECT 57. The subject site is located along Palm Tran Bus Route 1. Staff recommends X installing an upgraded shelter if a Palm Tran stop is located along Federal Highway, abutting the subject project. 58. As proposed in the new site plan, southbound egress (onto Federal Highway) X will occur from the re-aligned Northeast 15th Place. However, the Community Redevelopment Agency (CRA) staff in discussions with IN.C.A. recommends that the developer create a new left-hand stacking lane (on the northbound side of Federal Highway) approximately 550 feet north of the proposed intersection of Northeast 15th Place and Federal Highway. This new left-hand stacking lane would allow for U-turn traffic movements onto southbound Federal Highway. This would allow for an alternative and safer method for southbound egress onto Federal Highway from the subject project. The developer would be responsible for the cost of said improvements should the Florida Department of Transportation approve the concept. 59. Community Redevelopment Agency (CRA) staff is requiring a detail on site X plan of how overhead utilities along Federal Highway will be installed undenrround. 60. No individual swimming pools or screened enclosures are proposed (or X requested by the developer) and would be noted as such within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies either. 61. A six (6)-foot high wall is proposed along the entire perimeter of the north X property line of the subject property. This may conflict with the six (6)-foot high pre-cast concrete wall that was already approved along the south property line for the Seaview Park Club project. This could be a potential conflict because it would create a situation where there would be a narrow gap between the subject property's proposed buffer wall and the approved buffer wall (on the abutting property to the north). Therefore, staff recommends that the applicant works with the abutting property owner to the north to see if there may be mutual interest in eliminating one (1) of the walls where two (2) are proposed. Also, staff recommends extending the wall along the entire perimeter of the east property line of the subject property. This will help buffer the subject property from the residential neighborhood to the east as well as to help screen the intrusion of automobile headlights on neighboring properties from parking areas and driveways. COMMUNITY REDEVELOPMENT AGENCY COMMENTS: Comments: 62. None X CITY COMMISSION COMMENTS: COA 02/08/06 10 DEPARTMENTS INCLUDE REJECT Comments: 63. To be determined. MWRlelj S:\Plannlng\SHARED\ WP\PROJECTS\y achtsmans Cove\NWSP 06-003\COA.doc