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AGENDA DOCUMENTS CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office 0 April 4,2006 March 20, 2006 (Noon.) 0 June 6, 2006 May 15,2006 (Noon) [8] April IS, 2006 Apri13,2006 (Noon) 0 June 20, 2006 June 5, 2006 (Noon) 0 May 2, 2006 April 17,2006 (Noon) 0 July 5, 2006 June 19,2006 (Noon) 0 May 16, 2006 May 1,2006 (Noon) 0 July IS, 2006 July 3, 2006 (Noon) 0 Administrative 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM [8] Public Hearing 0 Legal 0 Bids 0 UnfInished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place this request on the April 18, 2006 City Commission Agenda under Legal, Ordinance - Second Reading to follow the corresponding items for annexation, land use amendment and rezoning. The City Commission tabled this request on April 4th to allow for fmal action on the corresponding ordinances prior to review of this site plan item. For further details pertaining to the request, see attached Department Memorandum No. 06-035. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Tuscan Villas (aka The Villas at Boynton Beach) (NWSP 06-002) Wendy Tuma, Urban Design Studios James Paisley, Tuscan Villas at Boynton Beach, LLC East side of Federal Highway approximately 1,100 feet north of Gulfstream Boulevard Request new site plan approval to construct 22 townhouse-style condominium units and related site improvements on 1.407-acres in the Infill Planned Unit Development (IPUD) zoning district. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: N/A N/A N/A Devel ment De artment Director City Manager's Signature P~~~tor City Attornoy / Fmance / Human ReSOIU"CeS S:\P1anning\SHARED\WP\PROJEcTS\Tuscan Villas\NWSP 06-002\Agenda Item Request Tuscan Villas NWSP 006-002 4-1S-06.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DMSION MEMORANDUM NO. PZ 06-035 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 q L Planner 7' March 6, 2006 DATE: PROJECT NAME/NO: REQUEST: Tuscan Villas (aka The Villas at Boynton Beach) I NWSP 006-002 New Site Plan PROJECT DESCRIPTION Property Owner: James Paisley I Tuscan Villas at Boynton Beach, LLC Applicant: James Paisley I Tuscan Villas at Boynton Beach, LLC Agent: Wendy Tuma I Urban Design Studio Location: On east side of Federal Highway approximately 1,100 feet north of Gulfstream Boulevard (exhibit "A") Existing Land Use: Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) Existing Zoning: Palm Beach County Commercial General (CG) Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (IPUD) Proposed Use: 22 townhouse-style condominium units Acreage: :i:1.341 acres Adjacent Uses: North: Developed commercial (Gulfstream Carpet) designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 2 South: East: Developed commercial (licensed as Supervised Construction Services), designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); Developed single-family residential lots designated with Palm Beach County Medium Residential, S units per acre (MR-S) land use and zoned Palm Beach County Single-family Residential (RS); and West: Right-of-way for Federal Highway, then farther west Is partially developed commercial property recently approved for townhouse units (Gulfstream Gardens) designated with Special High Density Residential (SHDR) land use and zoned Planned Unit Development (PUD). PROPERTY OWNER NOTIFICATION Owners of properties within 400 feetof the subject site plan were mailed a notice of this request and Its respective hearing dates. The applicant certifies that they posted slgnage and mailed notices In accordance with Ordinance No. 04-007. Site Characteristic: The subject property Is comprised of several lots that are currently located within a small enclave of unincorporated Palm Beach County. If annexed, the property would lie within Study Area V of the Federal Highway Corridor Redevelopment Plan. The survey shows the parcel is currently developed with one a (l)-story commercial building, wood and chain-link fences, a concrete sign, and asphalt parking areas. No ground elevations were shown on the survey. It should be noted that a site inspection revealed that the building had been recently demolished. BACKGROUND Proposal: Wendy Tuma of Urban Design Studios, agent for Tuscan Villas at Boynton Beach, LLC Is proposing a new site plan for 22 townhouse-style condominium units. As previously mentioned, the parcel, if successfully annexed would be located within Study Area V of the Federal Highway Corridor Redevelopment Plan. The Redevelopment Plan allows for higher residential densities within this area, above the five (S) dwelling units per acre currently allowed by Palm Beach County CHIS land use classification. Under the CHIS land use classification, the maximum allowable project density would have resulted In a maximum of six (6) dwelling units. However, In order to achieve a higher density, the developer Is requesting to reclassify the land use from Palm Beach County CHIS to Special High Density Resldentlal (SHDR) and to rezone from Palm Beach County Commercial General (CG) to Infill Planned Unit Development (IPUD). The SHDR land use c1asslficatlon allows up to 20 dwelling units per acre, which would equate to a total of 26 units. The project proposes 22 units, resultlng In a density of 16.4 dwelling units per acre. Townhouses are permitted uses In the IPUD zoning district. The project would be completed In one (1) phase. Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 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 is located within the county designated "Coastal Residential Exception Area", and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be Issued after the 2010 build-out date (see Exhibit "C" - Conditions of Approval). The County traffic concurrency approval Is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. The City's water capacity, as increased through the purchase of up to 5 mil/ion 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 9,560 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 4,300 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 Rorida 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 capadty exists to accommodate the proposed 22 dwelling units. The project is located within Concurrency Service Area (CSA) #19 and #20. Driveways: The project proposes one (1) main point of Ingress I egress on Federal Highway. The dvll drawing shows that the opening would be dimensioned 24 feet In width. The egress lane would allow for right-turn (northbound) traffic movement onto Federal Highway. No left-turn (southbound) traffic movement Is proposed on Federal Highway due to the presence an existing landscaped median. The street system Internal to the development Is generally proposed In a circuitous configuration. The residents would access their garages via these drive aisles. The site plan shows that all two (2)-way drive aisle lanes would be 22 feet in width, Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 4 which would conform to current engineering standards. Much of the underground Infrastructure (I.e. potable water lines, sanitary sewer lines) would be placed underneath the street network. In most areas of the site, the sidewalks are proposed separately from the street system. However, a sidewalk Is proposed at only one (1) side of the project's main entrance. It was purposely designed this way In order allow for extra landscaping on the opposite side of the front entrance drive. The sidewalk, proposed across the main entrance drive would be made of brick pavers. Staff reviewed the internal pedestrian connections and found them to be adequate because the project is small and compact. However, it should be noted that the front entrance of the project was designed In such a way that It would not be able to accommodate security gates, either now or In the future due to the Insufficient space for vehicle stacking from Federal Highway (see Exhibit "Cft - Conditions of Approval). Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 22, three (3)-bedroom units and a small recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 44 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 44 parking spaces. The size of each unit would vary but generally, each garage would be dimensioned 19 feet In width by 20 feet in depth. The plan also proposes four (4) 90-degree parking spaces. According to the site plan, the 90-degree parking stalls would be dimensioned nine (9) feet in width by 18 feet - six (6) inches in length. Combining the garage spaces and 90-degree spaces, the site plan would provide for a total of 48 parking spaces or an excess of four (4) parking spaces. It should be noted that one (1) of the 90-degree parking spaces shall be converted to a handicap accessible space in order to meet. ADA disability requirements; this cooversion would occur at the time of permitting. Landscaping: The site plan tabular data Indicates that 0.28 acres or 21% of the site would be pervious surface. The plant list (sheet 1 of 5) indicates the landscape plan would prOVide a total of 31 canopy trees, all of which would be native. The plant list indicates that 49 or 70% of the palm trees would be native. Also, the landscape plan would contain 2,303 shrubs / groundcover plants, of which 1,201 (52.1%) would be native. The tree species would Indude the following: Uve Oak, East Palatka Holly, Tree Ugustrumi Purple Glory Tree, Alexander palm, Cabbbage palm, and Green Coconut Malayan palm. The dwelling units are proposed as townhouse- style condominium units and staff understands that the lands remaining outside the building footprint would be under the control of the Homeowner's Association. Staff favors common ownership of landscaped areas because they are more likely to be maintained properly with less likelihood of Individual unit owners removing trees within the buffer areas. With regards to aesthetics, the applicant agrees to Install Redtlp Cocoplum hedges around utility boxes and structures that are not currently known or shown on the plan at this time. The colored renderings of the West (view from Federal Highway) and East (view from east) elevations Illustrate how the landscaping would soften the appearance of the townhouse buildings. The landscape plan shows that the western landscape buffer (adjacent to Federal Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 5 Highway) would be at least seven (7) feet wide at Its narrowest point. The landscape plan shows that this buffer would consist of East Palatka Holly, Green Malayan Coconut palm, Gold Mound Duranta, Dwarf Indian Hawthorne, and a row of Redtlp Cocoplum hedges. It appears that most of the trees would be Installed at a spacing of one (1) tree per 22 feet. Each townhouse unit proposed along Federal Highway would have a sidewalk that directly links to the sidewalk on Federal Highway. A small courtyard Is proposed In front of each along Federal Highway. It would be enclosed with a four (4)-foot high black picket fence. The site plan shows that the south landscape buffer (adjacent to the supervised construction service trailers) would be at minimum, five (5) feet in width at Its narrowest point. The landscape plan proposes the following plant material: LIve Oak, East Palatka Holly, Cabbage Palm trees, Spanish Stopper, Silver Buttonwood and Redtlp Cocoplum hedges. The site plan shows that the north landscape buffer (adjacent to Gulfstream Carpet) would be five (5) feet In width at Its narrowest point. The landscape plan proposes the following plant material: East Palatka Holly, Cabbage palm, Gold Mount Duranta, Dwarf Fakahatchee Grass, Xanadu Philodendron, Wax Jasmine, and a row of Spanish Stopper. The site plan shows that the east landscape buffer (adjacent to the single-family residential neighborhood) would be 10 feet wide at its narrowest point. It would contain the following plant material: LIve Oak, Cabbage palm, East Palatka Holly, Dwarf Fakahatchee Grass, Silver Buttonwood, and Redtip Cocoplum hedges. A six (6) foot high wall is proposed a few feet from the east property line; its location would allow for hedges to grow on both sides. The wall would provide for a lower- level buffer while the trees planted nearby would provide for an upper-level buffer. A sidewalk is proposed just east of the southeastern building and encroaches into the east landscape buffer. Staff recommends relocating this sidewalk slightly to the west In order to increase the width of the planting area within the landscape buffer (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 16.4 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification Is 20 dwelling units per acre. The project's 22 dwelling units are proposed within five (5) separate buildings, namely Buildings "A" through "E". Each building would contain a varying number of dwelling units, ranging from three (3) units to six (6) units. The floor plans show the proposed size and configuration of each unit The project proposes four (4) model types, ranging from 1,947 square feet 2,513 square feet of "air-conditioned" space. No Individual swimming pools or screened enclosures are proposed or shown on the plans. Staff recommends that their omission should be noted as such within the Home Owners Association documents. LIkewise, the developer does not Intend to saeen-In the balconies (see exhibit "e" - Conditions of Approval). Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 6 The IPUD 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. Despite the site plan tabular data Indicating 40 feet In height, the elevations show the buildings would be 34 feet- six (6) 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. At the time of permitting, the site plan tabular data shall be revised to Indicate the correct building height (see exhibit "c" - Conditions of Approval). It should be noted that the peak of the roof would be 39 feet - five (5) inches. However, as previously mentioned the abutting properties to the east are zoned Palm Beach County RS and developed with one (1)-story, single-family detached homes. The County RS zoning district allows a maximum building height of up to 35 feet (at mid-point of roof). As previously mentioned, it was the developer's intent to construct three (3)-story buildings along the east property line but staff warned that the proposed building height would be a critical design element to consider when requesting to rezone to the IPUD zoning district. Staff suggested that the applicant reduce the building height of those buildings proposed adjacent to the single-family homes, from three (3) stories to two (2) stories. In heeding staff's suggestions, the plans were modified so that the buildings, originally proposed along the east property line, were substituted with a drive aisle that is currently shown along much of the east side of the site. This substitution was done to maximize the setbacks between buildings on the subject property from homes on the adjacent single-family lots. In addition, the easternmost portion of each townhouse building (adjacent to the single-family homes) are proposed at two (2)- stories rather than three (3)-stories. The elevations show that the mid-point of the two (2)-story portion would be approximately 24 feet in height Staff opines that the current configuration of the buildings represent a sufficient compromise to improve compatibility between the subject property and the abutting properties to the east to mitigate the height discrepancy. Staff also feels that decreasing the height of the east fa~ade of these buildings would proVide an equitable transition between the maximum height of 35 feet allowed in the adjacent single-family neighborhood and the 45-foot height allowed in the IPUD district. The IPUD zoning district contains no specific minimum building setback requirements other than mirroring the setbacks of adjacent zoning districts. However, 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. In this case, the proposed height of the condominium building would be slightly more than 34 feet tall. Therefore, this would equate to an additional required setback of four (4) feet (In conjunction with mirroring the setback of the abuttfng properties). The Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 7 properties to the east are located In an enclave of unincorporated Palm Beach County, zoned County RS, and directly abut the subject site. These lots have been developed with single-family detached homes. The IPUD zoning regulations specifically addresses compatibility requirements with these types of developments. The rear setback of the County RS zoning district Is 15 feet; so therefore, the project should have a rear building setback comparable to 15 feet. However, It should be noted that the city may grant some relief from the required setbacks provided that screening or other barriers are provided along the perimeter. Along the east property line, the site plan proposes a building setback that ranges between a minimum of 11.7 feet to a maximum of 35.2 feet. As previously mentioned, a buffer wallis proposed along the east property line In conjunction with a multitude of trees and shrubs that would provide the necessary buffering between the townhouses and the Single-family neighborhood. Ukewlse, the easternmost portion of each townhouse building (adjacent to the single-family homes) are proposed at two (2)-stories rather than three (3)-storles. The developer provided a cross-section drawing, labeled "Section A-A", which shows a townhouse building and how it compares with the adjacent Single-family detached homes. The detail Indicates the existing / proposed setbacks, building heights, and landscape material. The property to the north of the subject property Is zoned County CG and has been developed with a commercial use (Gulfstream Carpet). The County CG zoning district requires a 1S-foot side setback. The proposed townhouse buildings would be setback 10.3 feet from the north property line. This difference in building setbacks between the subject project and the commercial property to the north is consistent with other residential infill projects reviewed by the City. Similarly, the property to the south is also zoned County CG. The townhouse buildings would be setback between five (5) feet and nine (9) feet. Uke the north setback against commercial zoning, the reduced building setback from the south property line is consistent with other approved projects. For this new site plan, all proposed building setbacks are consistent with the existing setbacks within the surrounding neighborhoods and meet the intent of the IPUD zoning disbict setback regulations. Design: The main recreation area would be located at the center of the site, centrally located to all residents. It would include a swimming pool, cabana building, decorative water fountain, and bicycle racks. The recreation area Is proposed large enough to meet the IPUD's special requirement for usable open space. The elevations do not Indicate the actual roof height of the cabana building, but depicts It as a one (1)-story structure. When scaled, It appears to be approximately 13 feet - six (6) Inches In height. The photometric plan demonstrates that lighting levels at the recreation area would be adequate and not "spill" over onto adjacent properties. The proposed buildings and clubhouse resemble a modem SpanIsh-Mediterranean design with textured stucco finish, tile Inserts, simulated stone band and sills, cast stone baluster and panels, rounded-windows, wood-panel front doors, dear glass Staff Report- Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 8 with bronze finish aluminum frames, and S-tile roof. The project proposes multi- colored buildings consisting of the following Porter paints and color schemes: Color code Paint Name Color Location Scheme # 1 #6805-1 Pale Honey Light tan Main wall #7195-1 White Umber White Main wall #6808-2 Dusty Airoort Dark tan Main wall Scheme #2 #6115-2 Pale Coral Light peach Main Wall #6118-3 Sun Coral Peach Main wall #7195-1 White Umber White Main wall Scheme #3 #6169-2 Bud White Light yellow Main wall #6172-4 Sun Amber Yellow Main wall #7195-1 White Umber White Main wall The elevations of the cabana building show that it would have the same roof style, exterior finish, and paint colors as that of the townhouse buildings. The developer provided staff with an illustration of the proposed outdoor freestanding lighting fixture that would be used throughout the recreation area. The Pole Detail indicates it would be a Sky Cast decorative pole, 15 feet in height and made of concrete. No pole color was indicated on the illustration. Similar to other recently approved townhouse projects, the buildings proposed along Federal Highway would have their front doors oriented towards the street. Staff endorses this design characteristic of how Building "A" and Building "B" engage the main street while Building "e" and Building "0" are oriented towards the pool area. Signage: The project proposes a subdivision identification sign, located on the front fa~ade of the recreation building, visible to motorists when entering the site. The Entry Sign elevation (sheet AS.!) shows that "The Villas at Boynton Beach" sign would be externally lit and made of aluminum pin letters of brushed gold color. The letters would be centered between two (2) cast stone accent features. RECOMMENDATION: Staff has reviewed this request for new site plan approval and Is recommending approval, contingent upon the successful request for annexation (ANEX 06-002), land use amendment / rezoning (LUAR 06-003), 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. S:\Plannlng\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-OO2\Staff Report.doc C~3, PUD . LOCATION MAP Tuscan Villas IPUD TURN ER RD PUD ~ r- E: c ::0 9~:~r1ty GO ROBERTS RD G,glfstr~am OcR. ~ounty 11M 100 0 200 400 600 800 I Feet Exhibit "A" W+E S ... 1/n. = 97.4 feet /'~"/;;~\ I ~( ( r "\ \. .,;;:~ I" ... ' -,'"'......,,, ,_.....,..-.. I ,I..) r,. \.' Exhibit "A" '" "f'!l'!IE"''' IIII11111llWiI rumqg~II"1 ( l',I,II'i1li'll, " J,! 1mf"iI'F. 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I I 1 i 1 I ~[@lIIIlIJflffl" C I J r JjHtpl ! hi f' , 'Ii/hit il i i EXHIBIT B f c ~ ...... 0\ C 2. c g. c g. '" . ID..... :I: c)> - ."z Cl ." 0 :I: men o ;1)0 o )> ~ ~ J) m ... m :; )> ..... ..... ll~:!! I The Villas at Boynton Beach :; 'l'~ City of Boynton Beach, Florida , II Landscape Plan I ~I r.-I-,urJ~rlfJjm~..~ C I J flh1ifl · M f f ',lflul 'I J i EXHIBIT B r- Ill> c~... " C/) . "00 !ll> . "tI m . ..' - .-..- .' ..:', r~ . . ',:: ....-.-3: II> - 111- ~'" .- olg: ::T =: =: ~ ~ -10 10 I en en ::T ::T 10 :t -!, -Ir- r- , . .... N (~:~ 'I The Villas at Boynton Beach ! '1 ~ City of Boynton Beach, Florida ~ Landscape Plan I ~l ~111~llllllllfi IIJ~I IIf ~ flUtlll II Jb~ g ~ I ~~ , , ~ ~ ~ i ; ~ i t K I! n II K Ii I i U it i i!l ~ ... l I lU ~ - ~z U, 12'-4- ~n F~ m ..-0 !. ~Z ..,.,...... -- 1 ..... ___'wi IT B ACCESSORY BUILlDNGS . SC:J ~~ ,,' ;:00 0- ;:z zG> "C:J m- ~~ ~m -m G'>, ~m ~~ ~ o z SC:J ~~ ,,' ~Q ;:z zG> ~)> m- ~~ ~m ....cn :J:-I -m G'>, ~m ~~ ~ 5 z EXHIBIT B ~ en m ~ o z . ~ cnm m)> ~cn 0-1 Z"tJ :5::0 ~~ m ~ C z m ! l --f -"-,..-. --- j j a EXHIBIT "C" Conditions of Approval Project name: Tuscan Villas File number: NWSP 06-002 Reference: 3rd review plans identified as a New Site Plan with a February 28. 2006 Planning & Zoning date k' stamp mar mg. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None X PUBLIC WORKS - Traffic Comments: 1. At the time of permitting, add stop bares), stop sign(s), and double yellow X lane separators on the north and south side of the main entrance into the development (on the internal road) 2. Insufficient space is provided to allow gating of the community, now or in the X future. 3. Add a handicap space adjacent to the pool area. X ENGINEERING DIVISION Comments: 4. Lighting is only required for public parking. The street lighting is not X required, just recommended. 5. Sight triangle clearance two (2) feet - six (6) inches to eight (8) feet X clearance. The sight triangles need to be shown on the landscape plans at the time of permitting - use FDOT standards. UTILITIES Comments: 6. The City's water capacity, as increased through the purchase of up to 5 X 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 9,560 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 4,300 gallons per day, subject to the applicant making a firm reservation of capacity, followin2 approval of the site plan. COA 03/06/06 2 DEPARTMENTS INCLUDE REJECT 7. At the time of permitting, all utility easements shall be shown on the rectified X site plan and landscaping drawings so that staff can 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. LDR Chap. 7.5, Art. I, Sec. 18.1 give public utilities the authority to remove any trees that interfere with utility services, either in utility easements or public rights-of-wav. 8. Palm Beach County Health Department permits will be required for the water X and sewer systems servimr this Droiect (CODE Sec. 26-12). 9. At the time of permitting, fire flow calculations will be required X demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p.m. on certain residential developments) with 20 p.s.i. residual pressure as stated in LDR Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance underwriters, whichever is greater (see CODE Sec. 26-l6(b)). A single 6- inch (assumed) stub line connection does not yield this requirement. Consider looping a new 8-inch water main back into the existing 8-inch in Federal Highway, with routing along side of Unit #16 (or ideally in the replacement of Unit #16). 10. CODE Sec. 26-34(E) requires that a capacity reservation fee be paid for this X 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. The new time line requires payment within seven (7) days. 11. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable X water. City water may not, therefore, be used for irrigation where other sources are readily available. As the project is close to the Intracoastal, if brackish water is encountered, then city water may be approved for landscape irrigation. 12. 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). Insufficient information has been provided regarding manhole depth to determine final sanitary sewer utility easement widths. Sanitary easements are assumed to be twice the depth of the manhole (deeper) depth. A 10-foot separation is required between water and sewer in shared easements. The minimum easement width is 12 feet. An administrative waiver will be required for variations to the separation widths. COA 03/06/06 3 DEPARTMENTS INCLUDE REJECT 13. 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 CODE Sec. 26-15. FIRE Comments: None X POLICE Comments: None X BUILDING DIVISION Comments: 14. The height and area for buildings or structures of the different types of X construction shall be governed by the intended use or occupancy of the building, and shall not exceed the limits set forth in Table 503 of the 2004 FBC. 15. Buildings, structures and parts thereof shall be designed to withstand the X minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2004 FBC, Section 1609 (Wind Loads). Calculations that are signed and sealed by a design professional registered in the state of Florida shall be submitted for review at the time of permit application. 16. 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. 17. 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. 18. At time of permit review, submit signed and sealed working drawings of the X proposed construction. 19. 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 ofpennit application, F.S. 373.216. 20. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be X provided at the time of building pennit application: A The full name of the project as it appears on the Development Order and the Commission-aooroved site plan. COA 03/06/06 4 DEPARTMENTS INCLUDE REJECT B If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building. D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 21. 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. 22. 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 A legal description of the land. B The full name of the project as it appears on the Development Order and the Commission-approved site plan. C If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building. E The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(t)) 23. 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. 24. 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. PARKS AND RECREATION Comments: 25. Park Impact Fee - 22 single-family, attached units @ $771.00 = $16,962 due X prior to the issuance of the first permit. COA 03/06/06 5 DEPARTMENTS INCLUDE REJECT FORESTER/ENVIRONMENT ALIST Comments: 26. The Landscape Architect should tabulate the total diameter inches of existing X trees on the site. The tabular data should show the individual species diameters of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species (Live Oak, Mahogany) must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan sheets 3 of 3. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p.2. PLANNING AND ZONING Comments: 27. Approval of this project is contingent upon the approval of the accompanying X request for annexation (ANEX 06-002) and land use amendment / rezoning (LUAR 06-002). 28. The Palm Beach County Traffic Division determined that the proposed X redevelopment project is located within the county designated "Coastal Residential Exception Area", and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be issued after the 2010 build-out date. 29. No individual swimming pools or screened enclosures are proposed (or X shown on the plans) and its omission should be noted as such on the plans and within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies either. 30. The buffer wall / fence may not exceed six (6) feet in height (Chapter 2, X Section 4.J.1.). The decorative caps cannot exceed seven (7) feet in heiv:ht. 31. At the time of permitting, the site plan tabular data shall be revised to indicate X the correct building height. 32. All signage is subject to review and approval of the Community X Redevelopment Agency and City Commission. The subdivision identification sign face may not exceed 32 square feet in area (Chapter 21, Article IV, Section l.D), 33. Staff recommends relocating the utilities (proposed along the lO-foot wide X east landscape buffer) four (4) feet to the west so that the easement does not overlap with the landscape buffer thereby allowing canopy trees within said buffer. COA 03/15/06 6 DEPARTMENTS INCLUDE REJECT ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD COMMENTS: Comments: 34. Improve upper portion of elevations on buildings fronting US-l (buildings X "A" and "B") with enhancements such as balconies, greater roof articulation, faux features, decorative medallions, etc. Enhance ends of said buildings similarly, and include additional trees at heights proportional to buildings. 35. Re-evaluate location of wall proposed within east landscape buffer X considering maintenance of outer edge of wall and landscape materials. 36. Review ultimate project lighting for proper fixture height, shielding, X orientation and intensity to mitigate light spillage and glare. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 35. To be determined. MWR/elj S:\Planning\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-002\COA.doc CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office ~ April 4,2006 March 20, 2006 (Noon.) 0 June 6, 2006 May IS, 2006 (Noon) 0 April 18, 2006 April 3,2006 (Noon) 0 June 20, 2006 June 5, 2006 (Noon) 0 May 2, 2006 April 17,2006 (Noon) 0 July 5, 2006 June 19,2006 (Noon) 0 May 16, 2006 May 1,2006 (Noon) 0 July 18,2006 July 3, 2006 (Noon) 0 Administrative 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM ~ Public Hearing 0 Legal 0 Bids 0 UnfInished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place this request on the April 4, 2006 City Commission Agenda under Public Hearing, with the corresponding items for annexation, land use amendment and rezoning. So that fmal approval of the land use and zoning changes precede consideration of the corresponding site plan request, staff recommends that this item be heard in conjunction with the annexation, land use and rezoning item, but tabled to the AprillSth meeting for fmal action to follow ordinance approval. The Community Redevelopment Agency Board approved subject request on March 14, 2006, subject to all staff comments and additional conditions regarding elevation design, project lighting and location of the buffer wall. For further details pertaining to the request, see attached Department Memorandum No. 06-035. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Tuscan Villas (aka The Villas at Boynton Beach) (NWSP 06-002) Wendy Tuma, Urban Design Studios James Paisley, Tuscan Villas at Boynton Beach, LLC East side of Federal Highway approximately 1,100 feet north of Gulfstream Boulevard Request new site plan approval to construct 22 townhouse-style condominium units and related site improvements on 1.407-acres in the Infill Planned Unit Development (IPUD) zoning district. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: N/A N/A N/A :' ) AIIL ~. \ i A1,..l' ./ .."./~__ - I5evelopm~1>epa, ent Director ~L<l ~ ~ Planning and ~ Directo, City Attorney I Finance I Human Reso"""" S:\Planning\SHARED\WP\PROJECTS\Tuscan VilIas\NWSP 06-002\Agenda Item Request Tuscan Villas NWSP 006-002 4-4-06.dot City Manager's Signature S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 06-035 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 q L Planner 7' March 6, 2006 DATE: PROJECT NAME/NO: Tuscan Villas (aka The Villas at Boynton Beach) I NWSP 006-002 REQUEST: New Site Plan PROJECT DESCRIPTION Property Owner: James Paisley I Tuscan Villas at Boynton Beach, LLC Applicant: James Paisley I Tuscan Villas at Boynton Beach, LLC Agent: Wendy Tuma I Urban Design Studio Location: On east side of Federal Highway approximately 1,100 feet north of Gulfstream Boulevard (Exhibit "AIf) Existing Land Use: Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) Existing Zoning: Palm Beach County Commercial General (CG) Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (lPUD) Proposed Use: 22 townhouse-style condominium units Acreage: :t1.341 acres Adjacent Uses: North: Developed commercial (Gulfstream Carpet) designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 2 South: Developed commercial (licensed as Supervised Construction Services), designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); East: Developed single-family residential lots designated with Palm Beach County Medium Residential, S units per acre (MR-S) land use and zoned Palm Beach County Single-family Residential (RS); and West: Right-of-way for Federal Highway, then farther west is partially developed commercial property recently approved for townhouse units (Gulfstream Gardens) designated with Special High Density Residential (SHDR) land use and zoned Planned Unit Development (PUD). 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 several lots that are currently located within a small enclave of unincorporated Palm Beach County. If annexed, the property would lie within Study Area V of the Federal Highway Corridor Redevelopment Plan. The survey shows the parcel is currently developed with one a (i)-story commercial building, wood and chain-link fences, a concrete sign, and asphalt parking areas. No ground elevations were shown on the survey. It should be noted that a site inspection revealed that the building had been recently demolished. BACKGROUND Proposal: Wendy Tuma of Urban Design Studios, agent for Tuscan Villas at Boynton Beach, LLC is proposing a new site plan for 22 townhouse-style condominium units. As previously mentioned, the parcel, if successfully annexed would be located within Study Area V of the Federal Highway Corridor Redevelopment Plan. The Redevelopment Plan allows for higher residential densities within this area, above the five (S) dwelling units per acre currently allowed by Palm Beach County CHIS land use classification. Under the CHIS land use classification, the maximum allowable project density would have resulted in a maximum of six (6) dwelling units. However, in order to achieve a higher density, the developer is requesting to reclassify the land use from Palm Beach County CHIS to Special High Density Residential (SHDR) and to rezone from Palm Beach County Commercial General (CG) to Infill Planned Unit Development (IPUD). The SHDR land use classification allows up to 20 dwelling units per acre, which would equate to a total of 26 units. The project proposes 22 units, resulting in a density of 16.4 dwelling units per acre. Townhouses are permitted uses in the IPUD zoning district. The project would be completed in one (1) phase. Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 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 is located within the county designated "Coastal Residential Exception Arealf, and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be issued after the 2010 build-out date (see Exhibit "CIf - Conditions of Approval). The County traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. 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 9,560 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 4,300 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan (see Exhibit "CIf - 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 "CIf - Conditions of Approval). School: The School District of Palm Beach County confirms that adequate capacity exists to accommodate the proposed 22 dwelling units. The project is located within Concurrency Service Area (CSA) #19 and #20. Driveways: The project proposes one (1) main point of ingress / egress on Federal Highway. The civil drawing shows that the opening would be dimensioned 24 feet in width. The egress lane would allow for right-turn (northbound) traffic movement onto Federal Highway. No left-turn (southbound) traffic movement is proposed on Federal Highway due to the presence an existing landscaped median. The street system internal to the development is generally proposed in a circuitous configuration. The residents would access their garages via these drive aisles. The site plan shows that all two (2)-way drive aisle lanes would be 22 feet in width, Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 4 which would conform to current engineering standards. Much of the underground infrastructure (Le. potable water lines, sanitary sewer lines) would be placed underneath the street network. In most areas of the site, the sidewalks are proposed separately from the street system. However, a sidewalk is proposed at only one (1) side of the project's main entrance. It was purposely designed this way in order allow for extra landscaping on the opposite side of the front entrance drive. The sidewalk, proposed across the main entrance drive would be made of brick pavers. Staff reviewed the internal pedestrian connections and found them to be adequate because the project is small and compact. However, it should be noted that the front entrance of the project was designed in such a way that it would not be able to accommodate security gates, either now or in the future due to the insufficient space for vehicle stacking from Federal Highway (see Exhibit "C" - Conditions of Approval). Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 22, three (3)-bedroom units and a small recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 44 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 44 parking spaces. The size of each unit would vary but generally, each garage would be dimensioned 19 feet in width by 20 feet in depth. The plan also proposes four (4) gO-degree parking spaces. According to the site plan, the gO-degree parking stalls would be dimensioned nine (g) feet in width by 18 feet - six (6) inches in length. Combining the garage spaces and gO-degree spaces, the site plan would provide for a total of 48 parking spaces or an excess of four (4) parking spaces. It should be noted that one (1) of the gO-degree parking spaces shall be converted to a handicap accessible space in order to meet ADA disability requirements; this cO(1version would occur at the time of permitting. Landscaping: The site plan tabular data indicates that 0.28 acres or 21 % of the site would be pervious surface. The plant list (sheet 1 of 5) indicates the landscape plan would provide a total of 31 canopy trees, all of which would be native. The plant list indicates that 49 or 70% of the palm trees would be native. Also, the landscape plan would contain 2,303 shrubs / groundcover plants, of which 1,201 (52.1%) would be native. The tree species would include the following: Live Oak, East Palatka Holly, Tree Ligustrum, Purple Glory Tree, Alexander palm, Cabbbage palm, and Green Coconut Malayan palm. The dwelling units are proposed as townhouse- style condominium units and staff understands that the lands remaining outside the building footprint would be under the control of the Homeowner's Association. Staff favors common ownership of landscaped areas because they are more likely to be maintained properly with less likelihood of individual unit owners removing trees within the buffer areas. 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. The colored renderings of the West (view from Federal Highway) and East (view from east) elevations illustrate how the landscaping would soften the appearance of the townhouse buildings. The landscape plan shows that the western landscape buffer (adjacent to Federal Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 5 Highway) would be at least seven (7) feet wide at its narrowest point. The landscape plan shows that this buffer would consist of East Palatka Holly, Green Malayan Coconut palm, Gold Mound Duranta, Dwarf Indian Hawthorne, and a row of Redtip Cocoplum hedges. It appears that most of the trees would be installed at a spacing of one (1) tree per 22 feet. Each townhouse unit proposed along Federal Highway would have a sidewalk that directly links to the sidewalk on Federal Highway. A small courtyard is proposed in front of each along Federal Highway. It would be enclosed with a four (4)-foot high black picket fence. The site plan shows that the south landscape buffer (adjacent to the supervised construction service trailers) would be at minimum, five (5) feet in width at its narrowest point. The landscape plan proposes the following plant material: Live Oak, East Palatka Holly, Cabbage Palm trees, Spanish Stopper, Silver Buttonwood and Redtip Cocoplum hedges. The site plan shows that the north landscape buffer (adjacent to Gulfstream Carpet) would be five (5) feet in width at its narrowest point. The landscape plan proposes the following plant material: East Palatka Holly, Cabbage palm, Gold Mount Duranta, Dwarf Fakahatchee Grass, Xanadu Philodendron, Wax Jasmine, and a row of Spanish Stopper. The site plan shows that the east landscape buffer (adjacent to the single-family residential neighborhood) would be 10 feet wide at its narrowest point. It would contain the following plant material: Live Oak, Cabbage palm, East Palatka Holly, Dwarf Fakahatchee Grass, Silver Buttonwood, and Redtip Cocoplum hedges. A six (6) foot high wall is proposed a few feet from the east property line; its location would allow for hedges to grow on both sides. The wall would provide for a lower- level buffer while the trees planted nearby would provide for an upper-level buffer, A sidewalk is proposed just east of the southeastern building and encroaches into the east landscape buffer. Staff recommends relocating this sidewalk slightly to the west in order to increase the width of the planting area within the landscape buffer (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 16.4 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification is 20 dwelling units per acre. The project's 22 dwelling units are proposed within five (5) separate buildings, namely Buildings "A" through "Eff, Each building would contain a varying number of dwelling units, ranging from three (3) units to six (6) units. The floor plans show the proposed size and configuration of each unit. The project proposes four (4) model types, ranging from 1,947 square feet 2,513 square feet of "air-conditioned" space. No individual swimming pools or screened enclosures are proposed or shown on the plans. Staff recommends that their omission should be noted as such within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies (see Exhibit "C" - Conditions of Approval). Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 6 The IPUD 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. Despite the site plan tabular data indicating 40 feet in height, the elevations show the buildings would be 34 feet - six (6) 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. At the time of permitting, the site plan tabular data shall be revised to indicate the correct building height (see Exhibit "c" - Conditions of Approval). It should be noted that the peak of the roof would be 39 feet - five (5) inches. However, as previously mentioned the abutting properties to the east are zoned Palm Beach County RS and developed with one (l)-story, single-family detached homes. The County RS zoning district allows a maximum building height of up to 35 feet (at mid-point of roof). As previously mentioned, it was the developer's intent to construct three (3)-story buildings along the east property line but staff warned that the proposed building height would be a critical design element to consider when requesting to rezone to the IPUD zoning district. Staff suggested that the applicant reduce the building height of those buildings proposed adjacent to the single-family homes, from three (3) stories to two (2) stories. In heeding staff's suggestions, the plans were modified so that the buildings, originally proposed along the east property line, were substituted with a drive aisle that is currently shown along much of the east side of the site. This substitution was done to maximize the setbacks between buildings on the subject property from homes on the adjacent single-family lots. In addition, the easternmost portion of each townhouse building (adjacent to the single-family homes) are proposed at two (2)- stories rather than three (3)-stories. The elevations show that the mid-point of the two (2)-story portion would be approximately 24 feet in height. Staff opines that the current configuration of the buildings represent a sufficient compromise to improve compatibility between the subject property and the abutting properties to the east to mitigate the height discrepancy. Staff also feels that decreasing the height of the east fa<;ade of these bUildings would proVide an equitable transition between the maximum height of 35 feet allowed in the adjacent single-family neighborhood and the 45-foot height allowed in the IPUD district. The IPUD zoning district contains no specific minimum building setback requirements other than mirroring the setbacks of adjacent zoning districts. However, 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. In this case, the proposed height of the condominium building would be slightly more than 34 feet tall. Therefore, this would equate to an additional required setback of four (4) feet (in conjunction with mirroring the setback of the abutting properties). The Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 7 properties to the east are located in an enclave of unincorporated Palm Beach County, zoned County RS, and directly abut the subject site. These lots have been developed with single-family detached homes. The IPUD zoning regulations specifically addresses compatibility requirements with these types of developments. The rear setback of the County RS zoning district is 15 feet; so therefore, the project should have a rear building setback comparable to 15 feet. However, it should be noted that the city may grant some relief from the required setbacks provided that screening or other barriers are provided along the perimeter. Along the east property line, the site plan proposes a building setback that ranges between a minimum of 11.7 feet to a maximum of 35.2 feet. As previously mentioned, a buffer wall is proposed along the east property line in conjunction with a multitude of trees and shrubs that would provide the necessary buffering between the townhouses and the single-family neighborhood. Likewise, the easternmost portion of each townhouse building (adjacent to the Single-family homes) are proposed at two (2)-stories rather than three (3)-stories. The developer provided a cross-section drawing, labeled "Section A-A", which shows a townhouse building and how it compares with the adjacent single-family detached homes. The detail indicates the existing / proposed setbacks, building heights, and landscape material. The property to the north of the subject property is zoned County CG and has been developed with a commercial use (Gulfstream Carpet). The County CG zoning district requires a 15-foot side setback. The proposed townhouse buildings would be setback 10.3 feet from the north property line. This difference in building setbacks between the subject project and the commercial property to the north is consistent with other residential infill projects reviewed by the City. Similarly, the property to the south is also zoned County CG. The townhouse buildings would be setback between five (5) feet and nine (9) feet. Like the north setback against commercial zoning, the reduced building setback from the south property line is consistent with other approved projects. For this new site plan, all proposed building setbacks are consistent with the existing setbacks within the surrounding neighborhoods and meet the intent of the IPUD zoning district setback regulations. The main recreation area would be located at the center of the site, centrally located to all residents. It would include a swimming pool, cabana building, decorative water fountain, and bicycle racks. The recreation area is proposed large enough to meet the IPUD's special requirement for usable open space. The elevations do not indicate the actual roof height of the cabana building, but depicts it as a one (1)-story structure. When scaled, it appears to be approximately 13 feet - six (6) inches in height. The photometric plan demonstrates that lighting levels at the recreation area would be adequate and not "spill" over onto adjacent properties. Design: The proposed buildings and clubhouse resemble a modern Spanish-Mediterranean design with textured stucco finish, tile inserts, simulated stone band and sills, cast stone baluster and panels, rounded-windows, wood-panel front doors, clear glass Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 8 with bronze finish aluminum frames, and S-tile roof. The project proposes multi- colored buildings consisting of the following Porter paints and color schemes: Color code Paint Name Color Location Scheme # 1 #6805-1 Pale Honey Light tan Main wall #7195-1 White Umber White Main wall #6808-2 Dusty Airoort Dark tan Main wall Scheme #2 #6115-2 Pale Coral Light peach Main Wall #6118-3 Sun Coral Peach Main wall #7195-1 White Umber White Main wall Scheme #3 #6169-2 Bud White Light yellow Main wall #6172-4 Sun Amber Yellow Main wall #7195-1 White Umber White Main wall The elevations of the cabana building show that it would have the same roof style, exterior finish, and paint colors as that of the townhouse buildings. The developer provided staff with an illustration of the proposed outdoor freestanding lighting fixture that would be used throughout the recreation area. The Pole Detail indicates it would be a Sky Cast decorative pole, 15 feet in height and made of concrete. No pole color was indicated on the illustration. Similar to other recently approved townhouse projects, the buildings proposed along Federal Highway would have their front doors oriented towards the street. Staff endorses this design characteristic of how Building "Alf and Building "Blf engage the main street while Building "Clf and Building "Dlf are oriented towards the pool area. Signage: The project proposes a subdivision identification sign, located on the front fa<;ade of the recreation building, visible to motorists when entering the site. The Entry Sign elevation (sheet As.1) shows that "The Villas at Boynton Beachlf sign would be externally lit and made of aluminum pin letters of brushed gold color. The letters would be centered between two (2) cast stone accent features. RECOMMENDATION: Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon the successful request for annexation (ANEX 06-002), land use amendment/ rezoning (LUAR 06-003), and subject to satisfying all comments indicated in Exhibit "Clf - Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be documented accordingly In the Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-002\Staff Report.doc C-3 PUD . LOCATION MAP Tuscan Villas Exhibit "A" IPU.D TURNER RD PUD ~ r- :s: c :;0 County CG ROBERTS RD Gulfstream OR County RM N W+E S 200 100 0 I 600 800 I Feet 200 400 + 1 in. = 97.4 feet (~." "~.'\~ ! r (l :\ ~ /~' .Ij~, //- --/' 1 l---:~) ~~:""\-.' Exhibit r ~: ~i ".~ EXHIBIT B ~ "l,:-...:: " "'4~ ! r; rtlpt:t:m:1'. ft. 1/ ~ () .// Dll!llllllBlUii l~ ,~ I MII!III!!!"'''' I "IIIII'W! ,,~ I ~ !j/ . " '" * /1 ~t::tl~.ttl~ .5..,!...... II I, I WI_Ill! ~l; I' '.. 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"~h: ;ZO:-''':!IZ cif~3~ H' ~ " ~ (It :r I ... 2- ... ~:; ~ 1 The Villas at Boynton Beach ~ ~ V City of Boynton Beach, Florida ~ Site Development Plan 1 ~' Ilijmw,'{ -I nn-I~l fiim- c 1 I I JUI" t,liJ } ~f l · I lj!Jti!J .' i:H H! f IliUm ~! if I ::J EXHIBIT B _ _ _ _ _ _ _ _ ----.l'<:federal Hig~aL- _ _ _ _ _ _ _ " . .. . - ~8 ~~~W~H a F g i~i ~~ ~ ~~ .~ ~ ~~~ s~ ~ = ~ "~ I~~~~i,~~ I~ ~ ~:I iB ~; H . ~ , I ~ c:o .. 'Ii H t " Qn, .~ r u ji~' '1, 10 ,n .( ~,. : :~ I ~ ~:I !~ ~ i~ U ~ iQ~~~!i ~: ! E~ ~f i i~ l~ H ~ ~. a ; Ii i ~~ i~t~ '0. ;;;0 . >>> i ~~ H~ = ,.~ ~i i i~ ~ if iq .. :i ". If ! ~! ; ~ U i ~ ~ g ~ 1 ~ . . . . . . , . . . i t i . . . " . . " i . ~ i I l . ~ ;: ~ g ~ ~ 0 ~ 9 ~ . " . up Ii ij 'i [' f" .. ~o II H gnf ~o If ~ :. -I .1 .j ~1 11 fl ~i l' ; pit r 11 I !. ;:.F Hit II II I. 'I II '" ~ 1.1 II ~i f1 if II 111 ! J if Jqt Ii I I r . 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N <J) ~. . c 2. ........ ~ c 2, c 2, c 2, 0> . lD r Ie)> - ."z Gl ." 0 I ITl en o :DO o ~ Z ITl o :D ITl -< ITl :;: )> r r r ~:!: 1 The Villas at Boynton Beach 1 ' l a City of Boynton Beach, Florida , q Landscape Plan 1 ~I ii,liJ1ilff -I riU1f rff~.-~ c 1 ! 1II'ubl I' US hI If' .Is r f ,,-.. ~ . IflilH .~ If I :J EXHIBIT B r CD~ ~55;--4 ;H9~ :;OP "tJ m ) .. I "' .~. ....'-~'-.f ~I~ :> -<II -- <II len en ::T ::T <II ~ -!!!. -Ir r ' N ... g! ~:! . I The Villas at Boynton Beach ~ ,i ~ City of Boynton Beach, Florida ~ landscape Plan I ~1111'iiUiIJf'{1 jriUI~i rnggl r I '1/\" -if 9 -1" f I lHhi!l 1= ~H Ii! ~ filUm ~; JII :J )> ~ ~!I!: 01 6 , ~~ ql CIJ C U) I -ITI '" ,-l -ITI ~;o ... ~.~ !.): ~Z - ( -11 I;~!al~ dUd t q UJ ~~ IIV. NO. lilT( ....... , ............. COIMIRI U~ ;~~ ..-0 !.): ~z , ~ ~ . ~ ; f; il ~ ~ ; l il!f;il illl I II il I I!l ~ I I I In tr-4- THE VILLAS AT BOYNTON BEACH IOYtfTON BEACH. Fl ACCESSORY BUILlDNGS ITB :5; OJ ~c "r ;:00 0- s:Z zG> "OJ mw ~~ ~m ,(J) J:-I -m ~r ;Em ~~ ~ o Z :5; OJ ~c "r ;:00 0- s:Z zG> ,,)> mw ~~ ~m ,(J) :I:-I c;m :I:r ;Em ~~ ~ 6 Z EXHIBIT B ~ OJ i c . - . r ~ o ' ~ 1 ~ -I ~ m ~ r li ~ I ~ ~ o Z ~ cnm m)> ~(J) 0-1 z"U :5;:;0 ~~ m ~ r Z m EXHIBIT "C" Conditions of Approval Project name: Tuscan Villas File number: NWSP 06-002 Reference: 3m review plans identified as a New Site Plan with a February 28.2006 Planning & Zoning date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: None X PUBLIC WORKS - Traffic Comments: 1. At the time of permitting, add stop bar(s), stop sign(s), and double yellow X lane separators on the north and south side of the main entrance into the development (on the internal road) 2. Insufficient space is provided to allow gating of the community, now or in the X future. 3. Add a handicap space adjacent to the pool area. X ENGINEERING DIVISION Comments: 4. Lighting is only required for public parking. The street lighting is not X required, just recommended. 5. Sight triangle clearance two (2) feet - six (6) inches to eight (8) feet X clearance. The sight triangles need to be shown on the landscape plans at the time of permitting - use FDOT standards. UTILITIES Comments: 6. The City's water capacity, as increased through the purchase of up to 5 X 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 9,560 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 4,300 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan. COA 03/06/06 2 DEPARTMENTS INCLUDE REJECT 7. At the time of permitting, all utility easements shall be shown on the rectified X site plan and landscaping drawings so that staff can 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. LDR Chap. 7.5, Art. I, Sec. 18.1 give public utilities the authority to remove any trees that interfere with utility services, either in utility easements or public rights-of-way. 8. Palm Beach County Health Department permits will be required for the water X and sewer systems serving this proiect (CODE Sec. 26-12). 9. At the time of permitting, fire flow calculations will be required X demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p.m. on certain residential developments) with 20 p.s.i. residual pressure as stated in LDR Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance underwriters, whichever is greater (see CODE Sec. 26-l6(b)). A single 6- inch (assumed) stub line connection does not yield this requirement. Consider looping a new 8-inch water main back into the existing 8-inch in Federal Highway, with routing along side of Unit #16 (or ideally in the replacement of Unit #16). 10. CODE Sec. 26-34(E) requires that a capacity reservation fee be paid for this X 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. The new time line requires payment within seven (7) days. 11. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable X water. City water may not, therefore, be used for irrigation where other sources are readily available. As the project is close to the Intracoastal, if brackish water is encountered, then city water may be approved for landscape irrigation. 12. 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). Insufficient information has been provided regarding manhole depth to determine final sanitary sewer utility easement widths. Sanitary easements are assumed to be twice the depth of the manhole (deeper) depth. A 10-foot separation is required between water and sewer in shared easements. The minimum easement width is 12 feet. An administrative waiver will be required for variations to the separation widths. COA 03/06/06 3 DEPARTMENTS INCLUDE REJECl' 13. 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 CODE Sec. 26-15. FIRE Comments: None X POLICE Comments: None X BUILDING DIVISION Comments: 14. The height and area for buildings or structures of the different types of X construction shall be governed by the intended use or occupancy of the building, and shall not exceed the limits set forth in Table 503 of the 2004 FBC. 15. Buildings, structures and parts thereof shall be designed to withstand the X minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2004 FBC, Section 1609 (Wind Loads). Calculations that are signed and sealed by a design professional registered in the state of Florida shall be submitted for review at the time of permit application. 16. 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. 17. 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. 18. At time of permit review, submit signed and sealed working drawings of the X proposed construction. 19. 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. 20. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be X provided at the time of building permit application: A The full name of the project as it appears on the Development Order and the Commission-approved site plan. COA 03/06/06 4 DEPARTMENTS INCLUDE REJECT B If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building. D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 21. 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. 22. 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 A legal description of the land. B The full name of the project as it appears on the Development Order and the Commission-approved site plan. C If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building. E The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 23. 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. 24. 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. PARKS AND RECREATION Comments: 25. Park Impact Fee - 22 single-family, attached units @ $771.00 = $16,962 due X prior to the issuance of the first permit. COA 03/06/06 5 DEPARTMENTS INCLUDE REJECT FORESTER/ENVIRONMENT ALIST Comments: 26. The Landscape Architect should tabulate the total diameter inches of existing X trees on the site. The tabular data should show the individual species diameters of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species (Live Oak, Mahogany) must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan sheets 3 of 3. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p.2. PLANNING AND ZONING Comments: 27. Approval of this project is contingent upon the approval of the accompanying X request for annexation (ANEX 06-002) and land use amendment / rezoning (LUAR 06-002). 28. The Palm Beach County Traffic Division determined that the proposed X redevelopment project is located within the county designated "Coastal Residential Exception Area", and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be issued after the 2010 build-out date. 29. No individual swimming pools or screened enclosures are proposed (or X shown on the plans) and its omission should be noted as such on the plans and within the Home Owners Association documents. Likewise, the develooer does not intend to screen-in the balconies either. 30. The buffer wall / fence may not exceed six (6) feet in height (Chapter 2, X Section 4.J.1.). The decorative caps cannot exceed seven (7) feet in height. 31. At the time of permitting, the site plan tabular data shall be revised to indicate X the correct building height. 32. All signage IS subject to review and approval of the Community X Redevelopment Agency and City Commission. The subdivision identification sign face may not exceed 32 square feet in area (Chapter 21, Article N, Section 1.D). 33. Staff recommends relocating the utilities (proposed along the 10-foot wide X east landscape buffer) four (4) feet to the west so that the easement does not overlap with the landscape buffer thereby allowing canopy trees within said buffer. COA 03/15/06 6 DEPARTMENTS INCLUDE REJECT ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD COMMENTS: Comments: 34. Improve upper portion of elevations on buildings fronting US-l (buildings X "A" and "B") with enhancements such as balconies, greater roof articulation, faux features, decorative medallions, etc. Enhance ends of said buildings similarly, and include additional trees at heights proportional to buildings. 35. Re-evaluate location of wall proposed within east landscape buffer X considering maintenance of outer edge of wall and landscape materials. 36. Review ultimate project lighting for proper fixture height, shielding, X orientation and intensity to mitigate light spillage and glare. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 3 5. To be determined. MWR/elj S:\Planning\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-002\COA.doc DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 06-035 STAFF REPORT TO: Chair and Members Community Redevelopment Agency Board and City Commission FROM: Michael Rumpf Planning and Zoning Director Eric Lee Johnson, AICP c;L Planner 7' THRU: DATE: March 6, 2006 PROJECf NAME/NO: Tuscan Villas (aka The Villas at Boynton Beach) I NWSP 006-002 REQUEST: New Site Plan PROJECT DESCRIPTION Property Owner: James Paisley I Tuscan Villas at Boynton Beach, LLC Applicant: James Paisley I Tuscan Villas at Boynton Beach, LLC Agent: Wendy Tuma I Urban Design Studio Location: On east side of Federal Highway approximately 1,100 feet north of Gulfstream Boulevard (Exhibit "A") Existing Land Use: Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) Existing Zoning: Palm Beach County Commercial General (CG) Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac) Proposed Zoning: Infill Planned Unit Development (IPUD) Proposed Use: 22 townhouse-style condominium units Acreage: :t1.341 acres Adjacent Uses: North: Developed commercial (Gulfstream Carpet) designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 2 South: Developed commercial (licensed as Supervised Construction Services), designated with Palm Beach County Commercial High, with an underlying Medium Residential S units per acre (CHIS) land use and zoned Palm Beach County Commercial General (CG); East: Developed single-family residential lots designated with Palm Beach County Medium Residential, S units per acre (MR-S) land use and zoned Palm Beach County Single-family Residential (RS); and West: Right-of-way for Federal Highway, then farther west is partially developed commercial property recently approved for townhouse units (Gulfstream Gardens) designated with Special High Density Residential (SHDR) land use and zoned Planned Unit Development (PUD). 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 several lots that are currently located within a small enclave of unincorporated Palm Beach County. If annexed, the property would lie within Study Area V of the Federal Highway Corridor Redevelopment Plan. The survey shows the parcel is currently developed with one a (i)-story commercial building, wood and chain-link fences, a concrete sign, and asphalt parking areas. No ground elevations were shown on the survey. It should be noted that a site inspection revealed that the building had been recently demolished. BACKGROUND Proposal: Wendy Tuma of Urban Design Studios, agent for Tuscan Villas at Boynton Beach, LLC is proposing a new site plan for 22 townhouse-style condominium units. As previously mentioned, the parcel, if successfully annexed would be located within Study Area V of the Federal Highway Corridor Redevelopment Plan. The Redevelopment Plan allows for higher residential densities within this area, above the five (S) dwelling units per acre currently allowed by Palm Beach County CHIS land use classification. Under the CHIS land use classification, the maximum allowable project density would have resulted in a maximum of six (6) dwelling units. However, in order to achieve a higher density, the developer is requesting to reclassify the land use from Palm Beach County CHIS to Special High Density Residential (SHDR) and to rezone from Palm Beach County Commercial General (CG) to Infill Planned Unit Development (IPUD). The SHDR land use classification allows up to 20 dwelling units per acre, which would equate to a total of 26 units. The project proposes 22 units, resulting in a density of 16.4 dwelling units per acre. Townhouses are permitted uses in the IPUD zoning district. The project would be completed in one (1) phase. Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 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 is located within the county designated "Coastal Residential Exception Area", and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be issued after the 2010 build-out date (see Exhibit "C" - Conditions of Approval). The County traffic concurrency approval is subject to the Project Aggregation Rules set forth in the Traffic Performance Standards Ordinance. 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 9,560 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 4,300 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 22 dwelling units. The project is located within Concurrency Service Area (CSA) #19 and #20. Driveways: The project proposes one (1) main point of ingress / egress on Federal Highway. The civil drawing shows that the opening would be dimensioned 24 feet in width. The egress lane would allow for right-turn (northbound) traffic movement onto Federal Highway. No left-turn (southbound) traffic movement is proposed on Federal Highway due to the presence an existing landscaped median. The street system internal to the development is generally proposed in a circuitous configuration. The residents would access their garages via these drive aisles. The site plan shows that all two (2)-way drive aisle lanes would be 22 feet in width, Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 4 which would conform to current engineering standards. Much of the underground infrastructure (i.e. potable water lines, sanitary sewer lines) would be placed underneath the street network. In most areas of the site, the sidewalks are proposed separately from the street system. However, a sidewalk is proposed at only one (1) side of the project's main entrance. It was purposely designed this way in order allow for extra landscaping on the opposite side of the front entrance drive. The sidewalk, proposed across the main entrance drive would be made of brick pavers. Staff reviewed the internal pedestrian connections and found them to be adequate because the project is small and compact. However, it should be noted that the front entrance of the project was designed in such a way that it would not be able to accommodate security gates, either now or in the future due to the insufficient space for vehicle stacking from Federal Highway (see Exhibit "C" - Conditions of Approval). Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per unit. The project proposes 22, three (3)-bedroom units and a small recreation facility. Therefore, based upon the above referenced number of units and the amenity, the project requires a total of 44 parking spaces. The site plan shows that each unit would have a two (2)-car garage, which would thus equate to providing 44 parking spaces. The size of each unit would vary but generally, each garage would be dimensioned 19 feet in width by 20 feet in depth. The plan also proposes four (4) 90-degree parking spaces. According to the site plan, the 90-degree parking stalls would be dimensioned nine (9) feet in width by 18 feet - six (6) inches in length. Combining the garage spaces and 90-degree spaces, the site plan would provide for a total of 48 parking spaces or an excess of four (4) parking spaces. It should be noted that one (1) of the 90-degree parking spaces shall be converted to a handicap accessible space in order to meet ADA disability requirements; this conversion would occur at the time of permitting. Landscaping: The site plan tabular data indicates that 0.28 acres or 21 % of the site would be pervious surface. The plant list (sheet 1 of 5) indicates the landscape plan would provide a total of 31 canopy trees, all of which would be native. The plant list indicates that 49 or 70% of the palm trees would be native. Also, the landscape plan would contain 2,303 shrubs / groundcover plants, of which 1,201 (52.1%) would be native. The tree species would include the following: Live Oak, East Palatka Holly, Tree Ligustrum, Purple Glory Tree, Alexander palm, Cabbbage palm, and Green Coconut Malayan palm. The dwelling units are proposed as townhouse- style condominium units and staff understands that the lands remaining outside the building footprint would be under the control of the Homeowner's Association. Staff favors common ownership of landscaped areas because they are more likely to be maintained properly with less likelihood of individual unit owners removing trees within the buffer areas. 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. The colored renderings of the West (view from Federal Highway) and East (view from east) elevations illustrate how the landscaping would soften the appearance of the townhouse buildings. The landscape plan shows that the western landscape buffer (adjacent to Federal Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 5 Highway) would be at least seven (7) feet wide at its narrowest point. The landscape plan shows that this buffer would consist of East Palatka Holly, Green Malayan Coconut palm, Gold Mound Duranta, Dwarf Indian Hawthorne, and a row of Redtip Cocoplum hedges. It appears that most of the trees would be installed at a spacing of one (1) tree per 22 feet. Each townhouse unit proposed along Federal Highway would have a sidewalk that directly links to the sidewalk on Federal Highway. A small courtyard is proposed in front of each along Federal Highway. It would be enclosed with a four (4)-foot high black picket fence. The site plan shows that the south landscape buffer (adjacent to the supervised construction service trailers) would be at minimum, five (5) feet in width at its narrowest point. The landscape plan proposes the following plant material: Live Oak, East Palatka Holly, Cabbage Palm trees, Spanish Stopper, Silver Buttonwood and Redtip Cocoplum hedges. The site plan shows that the north landscape buffer (adjacent to Gulfstream Carpet) would be five (5) feet in width at its narrowest point. The landscape plan proposes the following plant material: East Palatka Holly, Cabbage palm, Gold Mount Duranta, Dwarf Fakahatchee Grass, Xanadu Philodendron, Wax Jasmine, and a row of Spanish Stopper. The site plan shows that the east landscape buffer (adjacent to the single-family residential neighborhood) would be 10 feet wide at its narrowest point. It would contain the following plant material: Live Oak, Cabbage palm, East Palatka Holly, Dwarf Fakahatchee Grass, Silver Buttonwood, and Redtip Cocoplum hedges. A six (6) foot high wall is proposed a few feet from the east property line; its location would allow for hedges to grow on both sides. The wall would provide for a lower- level buffer while the trees planted nearby would provide for an upper-level buffer. A sidewalk is proposed just east of the southeastern building and encroaches into the east landscape buffer. Staff recommends relocating this sidewalk slightly to the west in order to increase the width of the planting area within the landscape buffer (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 16.4 dwelling units per acre. The maximum density allowed by the Special High Density Residential land use classification is 20 dwelling units per acre. The project's 22 dwelling units are proposed within five (5) separate buildings, namely Buildings "A" through "E". Each building would contain a varying number of dwelling units, ranging from three (3) units to six (6) units. The floor plans show the proposed size and configuration of each unit. The project proposes four (4) model types, ranging from 1,947 square feet 2,513 square feet of "air-conditioned" space. No individual swimming pools or screened enclosures are proposed or shown on the plans. Staff recommends that their omission should be noted as such within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies (see Exhibit "C" - Conditions of Approval). Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 6 The IPUD 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. Despite the site plan tabular data indicating 40 feet in height, the elevations show the buildings would be 34 feet - six (6) 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. At the time of permitting, the site plan tabular data shall be revised to indicate the correct building height (see Exhibit "CIf - Conditions of Approval). It should be noted that the peak of the roof would be 39 feet - five (5) inches. However, as previously mentioned the abutting properties to the east are zoned Palm Beach County RS and developed with one (l)-story, single-family detached homes. The County RS zoning district allows a maximum building height of up to 35 feet (at mid-point of roof). As previously mentioned, it was the developer's intent to construct three (3)-story buildings along the east property line but staff warned that the proposed building height would be a critical design element to consider when requesting to rezone to the IPUD zoning district. Staff suggested that the applicant reduce the building height of those buildings proposed adjacent to the single-family homes, from three (3) stories to two (2) stories. In heeding staff's suggestions, the plans were modified so that the buildings, originally proposed along the east property line, were substituted with a drive aisle that is currently shown along much of the east side of the site. This substitution was done to maximize the setbacks between buildings on the subject property from homes on the adjacent single-family lots. In addition, the easternmost portion of each townhouse building (adjacent to the single-family homes) are proposed at two (2)- stories rather than three (3)-stories. The elevations show that the mid-point of the two (2)-story portion would be approximately 24 feet in height. Staff opines that the current configuration of the buildings represent a sufficient compromise to improve compatibility between the subject property and the abutting properties to the east to mitigate the height discrepancy. Staff also feels that decreasing the height of the east fac;ade of these buildings would provide an equitable transition between the maximum height of 35 feet allowed in the adjacent single-family neighborhood and the 45-foot height allowed in the IPUD district. The IPUD zoning district contains no speCific minimum building setback requirements other than mirroring the setbacks of adjacent zoning districts. However, 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. In this case, the proposed height of the condominium building would be slightly more than 34 feet tall. Therefore, this would equate to an additional required setback of four (4) feet (in conjunction with mirroring the setback of the abutting properties). The Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 7 properties to the east are located in an enclave of unincorporated Palm Beach County, zoned County RS, and directly abut the subject site. These lots have been developed with single-family detached homes. The IPUD zoning regulations specifically addresses compatibility requirements with these types of developments. The rear setback of the County RS zoning district is 15 feet; so therefore, the project should have a rear building setback comparable to 15 feet. However, it should be noted that the city may grant some relief from the required setbacks provided that screening or other barriers are provided along the perimeter. Along the east property line, the site plan proposes a building setback that ranges between a minimum of 11.7 feet to a maximum of 35.2 feet. As previously mentioned, a buffer wall is proposed along the east property line in conjunction with a multitude of trees and shrubs that would provide the necessary buffering between the townhouses and the single-family neighborhood. Likewise, the easternmost portion of each townhouse building (adjacent to the single-family homes) are proposed at two (2)-stories rather than three (3)-stories. The developer provided a cross-section drawing, labeled "Section A-A", which shows a townhouse building and how it compares with the adjacent single-family detached homes. The detail indicates the existing / proposed setbacks, building heights, and landscape material. The property to the north of the subject property is zoned County CG and has been developed with a commercial use (Gulfstream Carpet). The County CG zoning district requires a 15-foot side setback. The proposed townhouse buildings would be setback 10.3 feet from the north property line. This difference in building setbacks between the subject project and the commercial property to the north is consistent with other residential infill projects reviewed by the City. Similarly, the property to the south is also zoned County CG. The townhouse buildings would be setback between five (5) feet and nine (9) feet. Like the north setback against commercial zoning, the reduced building setback from the south property line is consistent with other approved projects. For this new site plan, all proposed building setbacks are consistent with the existing setbacks within the surrounding neighborhoods and meet the intent of the IPUD zoning district setback regulations. The main recreation area would be located at the center of the site, centrally located to all residents. It would include a swimming pool, cabana building, decorative water fountain, and bicycle racks. The recreation area is proposed large enough to meet the IPUD's special requirement for usable open space. The elevations do not indicate the actual roof height of the cabana building, but depicts it as a one (l)-story structure. When scaled, it appears to be approximately 13 feet - six (6) inches in height. The photometric plan demonstrates that lighting levels at the recreation area would be adequate and not "spill" over onto adjacent properties. Design: The proposed buildings and clubhouse resemble a modern Spanish-Mediterranean design with textured stucco finish, tile inserts, simulated stone band and sills, cast stone baluster and panels, rounded-windows, wood-panel front doors, clear glass Staff Report - Tuscan Villas (NWSP 06-002) Memorandum No PZ 06-035 Page 8 with bronze finish aluminum frames, and S-tile roof. The project proposes multi- colored buildings consisting of the following Porter paints and color schemes: Color code Paint Name Color Location Scheme # 1 #6805-1 Pale Honey Light tan Main wall #7195-1 White Umber White Main wall #6808-2 Dustv Airport Dark tan Main wall Scheme #2 #6115-2 Pale Coral Light peach Main Wall #6118-3 Sun Coral Peach Main wall #7195-1 White Umber White Main wall Scheme #3 #6169-2 Bud White Light yellow Main wall #6172-4 Sun Amber Yellow Main wall #7195-1 White Umber White Main wall The elevations of the cabana building show that it would have the same roof style, exterior finish, and paint colors as that of the townhouse buildings. The developer provided staff with an illustration of the proposed outdoor freestanding lighting fixture that would be used throughout the recreation area. The Pole Detail indicates it would be a Sky Cast decorative pole, 15 feet in height and made of concrete. No pole color was indicated on the illustration. Similar to other recently approved townhouse projects, the buildings proposed along Federal Highway would have their front doors oriented towards the street. Staff endorses this design characteristic of how Building "A" and Building "B" engage the main street while Building "C" and Building "D" are oriented towards the pool area. Signage: The project proposes a subdivision identification sign, located on the front fa~ade of the recreation building, visible to motorists when entering the site. The Entry Sign elevation (sheetA5.1) shows that "The Villas at Boynton Beach" sign would be externally lit and made of aluminum pin letters of brushed gold color. The letters would be centered between two (2) cast stone accent features. RECOMMENDATION: Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon the successful request for annexation (ANEX 06-002), land use amendment / rezoning (LUAR 06-003), 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. S:\Planning\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-002\Staff Report.doc C-3 PUD LOCATION MAP Tuscan Villas IPUD TURNER RD PUD ~ .- s: c ;;0 County CG Exhibit "A" ROBERTS RD Gulfstream OR County RM 200 100 0 I 200 400 600 800 I Feet N W+E S ~, . 1 in. = 97.4 feet # -~. I- ,.t':'-. ,,~- ~, 111- \', Exhibit "A" .. ~' ~~t'I~S€:;:iE~:~". r, ; / / . // " // ;:!' / l' - / I ----'~''''' /fJ .- /;' /"k"-..p'_ "',P I l o I !~ ~!j II ! 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DlTt 1 l-D-OI IOTtfTON CClMWDfJS 'I r- eg .. ;:0 ~-u ~ !oS;: q,z ~ ~ i I!uq ~UI II il I I!l ~ I I ~~ 12'-4~ ITB ACCESSORY BUILlDNGS THE VILLAS AT BOYNTON BEACH BOYNTON BEACH. FL ::;OJ me :E- 'TI' :;:00 0- s::Z zG1 "OJ m~ ~:E ~m ,en J:-I -m G), ~m ~~ ~ o Z . ~EXHIBIT B ~ ::;OJ me :E- 'TI' :;:00 0- s::Z zG1 ,,)> m~ ~:E ~m ,en J:-I -m G), ~m ~~ ~ o Z (J)m m)> ~en 6-1 z"'O ::;;0 ~~ m ~ c: Z m ~ ~? ['-':-"---'-"-'_.:...._'~"-" I~ -'-', , ' ['-f'-"l I' .1' ~: \.u . c,'l \"'.0 [] i :~,,"-, j' - , \ l ~... . '\ \. \ > \ . \ \ '\\,\\\\ m x ~ ~ ~ !f1 ~ ~ EXHIBIT "C" Conditions of Approval Project name: Tuscan Villas File number: NWSP 06-002 Reference: 3rd review plans identified as a New Site Plan with a February 28, 2006 Planning & Zoning date stamp marking. DEPARTMENTS INCLUDE REJECT PUBLIC WORKS - General Comments: PUBLIC WORKS - Traffic Comments: 1. At the time of permitting, add stop bar(s), stop sign(s), and double yellow lane separators on the north and south side of the main entrance into the development (on the internal road) 2. Insufficient space is provided to allow gating of the community, now or in the future. 3. Add a handicap space adjacent to the pool area. ENGINEERING DIVISION Comments: 4. Lighting is only required for public parking. The street lighting is not required, just recommended. 5. Sight triangle clearance two (2) feet - six (6) inches to eight (8) feet clearance. The sight triangles need to be shown on the landscape plans at the time of permitting - use FDOT standards. UTILITIES Comments: 6. 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 9,560 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 4,300 gallons per day, subject to the applicant making a firm reservation of capacity, following approval of the site plan. COA.doc 03/03/06 2 DEPARTMENTS 7. At the time of permitting, all utility easements shall be shown on the rectified site plan and landscaping drawings so that staff can 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. LDR Chap. 7.5, Art. I, Sec. 18.1 give public utilities the authority to remove any trees that interfere with utility services, either in utility easements or public rights-of-way. 8. Palm Beach County Health Department permits will be required for the water and sewer systems serving this project (CODE Sec. 26-12). 9. At the time of permitting, fire flow calculations will be required demonstrating the City Code requirement of 1,500 g.p.m. (500 g.p.m. on certain residential developments) with 20 p.s.i. residual pressure as stated in LDR Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance underwriters, whichever is greater (see CODE Sec. 26-l6(b)). A single 6- inch (assumed) stub line connection does not yield this requirement. Consider looping a new 8-inch water main back into the existing 8-inch in Federal Highway, with routing along side of Unit #16 (or ideally in the replacement of Unit # 16). 10. CODE Sec. 26-34(E) requires that a capacity reservation fee be paid 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. The new time line requires payment within seven (7) days. 11. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable water. City water may not, therefore, be used for irrigation where other sources are readily available. As the project is close to the Intracoastal, if brackish water is encountered, then city water may be approved for landscape irrigation. 12. Water and sewer lines to be owned and operated by the City shall be included 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). Insufficient information has been provided regarding manhole depth to determine final sanitary sewer utility easement widths. Sanitary easements are assumed to be twice the depth of the manhole (deeper) depth. A 10-foot separation is required between water and sewer III shared easements. The minimum easement width is 12 feet. An administrative waiver will be required for variations to the separation widths. INCLUDE REJECT COA.doc 03/06/06 3 DEPARTMENTS INCLUDE REJECT 13. A building permit for this project shall not be issued until this Department has approved the plans for the water and/or sewer improvements required to service this project, in accordance with CODE Sec. 26-15. FIRE Comments: None POLICE Comments: None BUILDING DIVISION Comments: 14. The height and area for buildings or structures of the different types of construction shall be governed by the intended use or occupancy of the building, and shall not exceed the limits set forth in Table 503 of the 2004 FBC. 15. Buildings, structures and parts thereof shall be designed to withstand the minimum wind loads of 140 mph. Wind forces on every building or structure shall be determined by the provisions of ASCE 7, Chapter 6, and the provisions of 2004 FBC, Section 1609 (Wind Loads). Calculations that are signed and sealed by a design professional registered in the state of Florida shall be submitted for review at the time of permit application. 16. Every building and structure shall be of sufficient strength to support the 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. 17. Buildings three-stories or higher shall be equipped with an automatic 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. 18. At time of permit review, submit signed and sealed working drawings of the proposed construction. 19. A water-use permit from SFWMD is required for an irrigation system that 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. 20. If capital facility fees (water and sewer) are paid in advance to the City of Boynton Beach Utilities Department, the following information shall be provided at the time of building permit application: A The full name of the project as it appears on the Development Order and the Commission-approved site plan. COA.doc 03/03/06 4 DEPARTMENTS INCLUDE REJECT B If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. C The number of dwelling units in each building. D The number of bedrooms in each dwelling unit. E The total amount paid and itemized into how much is for water and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections 26-34) 21. At time of permit review, submit separate surveys of each lot, parcel, or tract. 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. 22. At time of building permit application, submit verification that the City of 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 A legal description of the land. B The full name of the project as it appears on the Development Order and the Commission-approved site plan. C If the project is a multi-family project, the building number/s must be provided. The building numbers must be the same as noted on the Commission-approved site plans. D The number of dwelling units in each building. E The total amount being paid. (CBBCO, Chapter 1, Article V, Section 3(f)) 23. Pursuant to approval by the City Commission and all other outside agencies, 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. 24. The full address of the project shall be submitted with the construction 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. PARKS AND RECREATION Comments: 25. Park Impact Fee - 22 single-family, attached units @ $771.00 = $16,962 due prior to the issuance of the first permit. COA.doc 03/03/06 5 DEPARTMENTS INCLUDE REJECT FORESTER/ENVIRONMENT ALIST Comments: 26. The Landscape Architect should tabulate the total diameter inches of existing trees on the site. The tabular data should show the individual species diameters of trees proposed to remain in place, be relocated throughout the site, or removed / replaced on site. All desirable species (Live Oak, Mahogany) must be relocated rather than removed if the trees are in good health. These trees should be shown by a separate symbol on the landscape plan sheets 3 of 3. [Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p.2. PLANNING AND ZONING Comments: 27. Approval of this project is contingent upon the approval of the accompanying request for annexation (ANEX 06-002) and land use amendment / rezoning (LUAR 06-002). 28. The Palm Beach County Traffic Division determined that the proposed redevelopment project is located within the county designated "Coastal Residential Exception Area", and therefore, meets the Traffic Performance Standards of Palm Beach County. No building permits are to be issued after the 2010 build-out date. 29. No individual swimming pools or screened enclosures are proposed (or shown on the plans) and its omission should be noted as such on the plans and within the Home Owners Association documents. Likewise, the developer does not intend to screen-in the balconies either. 30. The buffer wall / fence may not exceed six (6) feet in height (Chapter 2, Section 4.J.1.). The decorative caps cannot exceed seven (7) feet in height. 31. At the time of permitting, the site plan tabular data shall be revised to indicate the correct building height. 32. All sIgnage IS subj ect to reVIew and approval of the Community Redevelopment Agency and City Commission. The subdivision identification sign face may not exceed 32 square feet in area (Chapter 21, Article IV, Section 1.D). 33. Staff recommends relocating the utilities (proposed along the 10- foot wide east landscape buffer) four (4) feet to the west so that the easement does not overlap with the landscape buffer thereby allowing canopy trees within said buffer. COA.doc 03/03/06 6 DEPARTMENTS INCLUDE REJECT ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD COMMENTS: Comments: 34. To be determined. ADDITIONAL CITY COMMISSION COMMENTS: Comments: 35. To be determined. MWRlelj S:\Planning\SHARED\WP\PROJECTS\Tuscan Villas\NWSP 06-002\COA.doc