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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
I:8J December 18,2007 December 3, 2007 (Noon) 0 February 19,2008 February 4,2008 (Noon)
0 January 2, 2008 December 17,2007 (Noon) 0 March 4, 2008 February 19,2008 (Noon)
0 January 15,2008 December 31, 2007 (Noon) 0 March 18,2008 March 3, 2008 (Noon)
0 February 5, 2008 January 14, 2008 (Noon) 0 April I, 2008 March 17,2008 (Noon)
0 AnnouncementslPresentations 0 City Manager's Report
NATURE OF 0 Administrative 0 New Business
AGENDA ITEM 0 Consent Agenda 0 Legal
0 Code Compliance & Legal Settlements 0 Unftnished Business
I:8J Public Hearing 0
RECOMMENDATION: Please place this request on the December 18,2007 City Commission Agenda under
Public Hearing. The Planning and Development Board on November 27,2007, recommended that the request be approved.
For further details pertaining to this request, see attached Department Memorandum No. 07-118.
EXPLANATION:
PROJECT:
AGENT:
OWNERS:
LOCATION:
Meadows Townhomes (NWSP 07-005)
Steven L. Cohen, Steven L. Cohen & Associates, P.A.
NICO Development, Inc.
100 Meadow Circle; north of Meadows Boulevard, approximately 2,500 feet west of Congress
Avenue .
Request for new site plan approval for 34 townhouse units and related site improvements on 7.966
acres zoned PUD.
DESCRIPTION:
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
City Manager's Signature
/!2
,i,-L -'" ?l?-
lanning & 20 . g Director
Assistant to City Manager
City Attorney I Finance
S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 07-005\Agenda Item Request Meadows Townhomes NWSP 07-005
12-18-07.doc
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 07-118
STAFF REPORT
Chair and Members
Planning and Devel~t Board and City Commission
Michael Rump'lJ;J'
Planning and Zoning Director
Ed Breese ~
Principal Planner
November 2, 2007
Meadows Townhomes / NWSP 07-005
New Site Plan
Property Owner:
Applicant:
Agent:
Location:
PROJECT DESCRIPTION
NICO Development, Inc.
Mr. James M. Beeson, Jr.
Mr. Steven Cohen - Steven L. Cohen & Associates, P.A.
100 Meadows Circle, north of Meadows Boulevard,
approximately 2,500 feet west of Congress Avenue (see
Exhibit "A" - Location Map)
Existing Land Use/Zoning:
Low Density Residential (LDR) (4.84 du/ac) / Planned Unit
Development (PUD)
Proposed Land Use/Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
No Change
Request site plan approval for 34 townhouse units
7.966 acres (346,978 square feet)
Freedom Shores Elementary School, with a land use designation of Moderate
Density Residential (MODR) and zoned Single-Family Residential (R-1);
Immediately south are developed condominiums in Tracts G & H of the Meadows
PUD (Meadows on the Green, fka Club Meadows), and farther south are the rights-
of-ways of Meadows Boulevard and Springfield Boulevard;
Staff Report - Meadows Townhomes (NWSP 07-005)
Memorandum No PZ 07-118
Page 2
East: To the northeast is Freedom Shores Elementary School, with a land use designation
of Moderate Density Residential (MODR) and zoned Single-Family Residential (R-1)
and to the southeast are developed condominiums in Tracts G & H of the Meadows
PUD (Meadows on the Green, fka Club Meadows); and
West: Developed single-family residential (Nautica Sound PUD), with a land use
designation of Low Density Residential (LDR) and zoned PUD.
Site Characteristic: According to the survey, the subject site is currently developed with only a three
(3) acre lake and a portion of the pathway that borders the lake and continues onto
Tract G (Meadows on the Green Condominiums). Also, a bermed buffer easement
runs along the west side of the parcel abutting Nautica Sound PUD, along with a
lO-foot \vide FPL easement. The highest elevation on the berm is 21.52 feet,
located approximately at the midpoint of the west property line, while the highest
elevation of natural ground is a point 17.79 feet above sea level, located near the
northeast corner of the property.
Proposal:
Concurrency:
Traffic:
Drainage:
School:
BACKGROUND
Mr. Steven Cohen, agent for NICO Development, Inc., proposes to develop the
subject property with 34 townhouse dwelling units. The project also involves the
slight reconfiguration of the lake and pathway amenities and would be built in one
(1) phase. The site previously received City Commission approval for 34 townhouse
units in 2006. However, the property was subsequently sold and the approvals
expired before the new owner submitted for building permits. The subject site plan
is practically identical to the previously approved project, with noted modifications
including the introduction of garages with each unit, the elimination of the lift
station and dumpsters, and the building facades were slightly changed with the
inclusion of garages.
ANALYSIS
A traffic statement was previously sent to the Palm Beach County Traffic Division
for concurrency review in order to ensure an adequate level of service. The City
received a letter from Palm Beach County Traffic Division, dated June 7, 2006,
indicating that the project is part of a pre-1990 approved PUD, and therefore meets
the Traffic Performance Standards of Palm Beach County.
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).
No confirmation of school concurrency has yet been received from the School
District of Palm Beach County. As such, no building permits may be issued until
Staff Report - Meadows Townhomes (NWSP 07-005)
Memorandum No PZ 07-118
Page 3
the School District of Palm Beach County confirms that adequate capacity exists to
accommodate the proposed 34 units (see Exhibit "C" - Conditions of Approval).
Driveways: The site plan (Sheet A1.2) shows that one (1) point of ingress / egress is proposed
at the southwest corner of the property, running south through the Meadows on
the Green Condominiums and connecting to a short drive running west off of
Meadows Boulevard. This entrance / exit, when scaled from the plans, appears to
be approximately 44 feet in width, with four (4) 10 foot lanes and a landscape
island/median between. This drive is proposed to be gated from the condominium
complex immediately to the south.
Parking Facility: The project consists of three (3) bedroom dwelling units, which require two (2)
paiking spaces per unit. The project proposes 34 residential units and therefore,
would require 68 parking spaces. The applicant has provided three (3) parking
spaces per unit and a total of 121 parking spaces, or an excess of 53 spaces. The
parking is proposed within individual garages and along the drive aisle in front of
each building. Parking spaces are dimensioned 9.5' X 18.5', with a drive aisle
dimension of 25 '.
Landscaping: According to the site plan tabular data (Sheet A1.2), the proposed pervious area
would total 34.42% of the site. Additionally, 3.03 acres of the subject property
would be set aside for the existing lake centrally located on the parcel. The
landscape data (Sheet LP-2) indicates that 73% of the shade and palm trees would
be native. The landscape data indicates that 52% of the shrubs would also be
native. The plan shows that a bermed landscape buffer 15-feet in width exists on
the west perimeter of the property, abutting Nautica Sound PUD. This berm is
planted with areca palms in an effort to form a solid landscape buffer. Staff
recommends that any gaps within the existing buffer, due to missing or damaged
landscape material, be planted with areca palms similar in size, to re-establish the
landscape buffer (see Exhibit "c" - Conditions of Approval). A five (5) foot
landscape buffer is proposed along the north property line abutting Freedom
Shores Elementary School. The landscape plan indicates that the north buffer
would also contain areca palms to be planted at a height between 5 and 6 feet,
and the east buffer along the school is designed to vary in width to follow the
walking path around the lake and would contain Live Oak, Gumbo Limbo and
Orange Geiger trees, as well as Sabal palms. The south buffer abutting the
Meadow on the Green condominium complex is proposed to be planted with
Gumbo Limbo and Yellow Elder trees.
The typical landscape design around the townhome buildings consists of silver
buttonwood, firebush, and myrsine material/foundation plantings, thryallis,
fakahatchee grass and arbicola accent shrubs, along with Orange Geiger and Silver
Buttonwood trees and Alexander and Sabal palm trees.
Building and Site: The PUD regulations require that perimeter buffers and setbacks within PUDs must
mirror those in abutting development to ensure adequate separation between
buildings. The building setbacks in the Nautica Sound Planned Unit Development
to the west were approved with rear setbacks of 15 feet abutting the proposed
Staff Report - Meadows Townhomes (NWSP 07-005)
Memorandum No PZ 07-118
Page 4
Design:
Signage:
Meadows Townhomes parcel. As mentioned earlier, there is an existing 15-foot
bermed landscape buffer on the proposed townhome parcel adjacent to Nautica
Sound. The closest any of the townhome units are proposed to Nautica Sound's
east property line is 26' - 4", at the northwest corner of the townhouse property,
with the aforementioned landscape berm in between. This is approximately five (5)
feet further from Nautica Sound than the originally approved plan. At the northeast
corner, the townhomes would be setback 21' - 0" from the Freedom Shores
Elementary School property line, which is approximately seven (7) feet closer than
the original approval. Finally, at the south end of the property, the townhomes are
proposed to be in excess of 145 feet from the first condominium building in the
Meadows on the Green complex.
The seven (7) townhome buildings, totaling 34 units, are arranged around the lake
in clusters of four (4) and six (6) units. The elevations show that the mean height
of the two (2) story homes measures approximately 25 feet in height and the peak
of the roof would be 28 feet - eight (8) inches tall, well below the maximum height
allowed in the PUD zoning district of 45 feet. The project proposes the townhouse
units -as three (3) bedroom/2.5 bath, with air-conditioned living areas ranging
between 1,573 and 1,588 square feet.
Architecturally, the design of the buildings would probably be considered
"contemporary", with a touch of Mediterranean Revival. The townhomes would be
two (2) stories tall, with a hip/gable roof combination. The proposed roofing
material would be a Certainteed shingle roof tile called "Fieldstone", which has the
appearance of a variety of umber earthtones. The elevations show that the
exterior finish of the walls would be textured stucco. The applicant is proposing
the following colors: The lower portion of the exterior wall area would be painted a
medium tan (Benjamin Moore - Beeswax #2157-40). The body of the wall area,
which contains the greatest portion of mass, would be painted a light tan color
(Benjamin Moore - Crisp Straw #2157-50). The accent moldings and fascia would
be a cream color (Benjamin Moore - Tudor Cream #2157-60). The columns and
decorative moldings at each doorway and decorative louvers would be painted an
ivory white color (Benjamin Moore - Ivory Tower#2157-70). Lastly, the doors,
shutters and decorative railings would be a muted green color (Benjamin Moore -
Aegean Teal #2136-40).
The applicant is proposing a CBS monument sign, approximately four (4) foot tall
by eight (8) foot in width, painted to match the townhouse wall colors, with black
lettering.
RECOMMENDATION:
The Technical Advisory Review Team (TART) has reviewed this request for new site plan approval. Staff
recommends approval of the site plan, subject to satisfying all comments indicated in Exhibit "c" -
Conditions of Approval. Any additional conditions recommended by the Board or approved by the City
Commission shall be documented accordingly in the Conditions of Approval.
S:\Planning\Shared\Wp\Projects\Meadows 300\Meadows Townhomes\NWSP 07-005\Staff Report.doc
...
1 in. = 362.1 feet
Meadows Townhomes
Exhibit A
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MEADOWS TOWN HOMES
34 UNIT DEVELOPMENT
NlCO IlE'otlOPMENT INC.
100 MEADOWS GRClE
BOYNTON BE ACH. rLO~iDA
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F'CRT l.AUDERDA'-E:, F'L.DR.IDA a33DV
PHDNE (954) 971",D10
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34 UNIT DEVELOPMENT
NlCO DEVELOPNENT INC.
100 ME ADOWS CIRCLE
BOYNiON BEACH, rLOR!DA
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AND ASSOCIATES, P.A.
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34 UNIT DEVELOPMENT
NICO OE'IU<PI!ENT INC.
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. STEVEN L. COHEN
ANO ASSOCIATES, F'.A.
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F'CRT L-AUgERDAL.E, F"L.CRIDA 33309
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EXHIBIT "C"
Conditions of Approval
Project name: Meadows Townhomes
File number: NWSP 07-005
Reference: 2nd review plans identified as a New Site Plan with an October 30, 2007 Planning & Zoning date
ki
stamp mar ng.
DEPARTMENTS INCLUDE REJLA.d
PUBLIC WORKS- Solid Waste
Comments:
1. Prior to permit application contact the Public Works Department (561-742- X
6200) regarding the storage and handling of refuse per the CODE, Section
10-26 (a).
PUBLIC WORKS - Forestry & Grounds
Comments: None X
PUBLIC WORKS- Traffic
Comments: None X
UTILITIES
Comments:
2. All utility easements and utility lines shall be fully shown on the site plan X
landscape plans (as well as the Water and Sewer Plans) so that we may
determine which appurtenances, trees or shrubbery may interfere with
utilities. In general, palm trees will be the only tree species allowed within
utility easements. Canopy trees may be planted outside of the easement so
that roots and branches will not impact those utilities within the easement in
the foreseeable future. The LDR, Chapter 7.5, Article I, Section 18.1 gives
public utilities the authority to remove any trees that may interfere with utility
services, either in utility easements or public rights-of-way. Relocate light
poles and canopy trees out of utility easements.
3. Palm Beach County Health Department permits will be required for the water X
and sewer systems serving this project (CODE, Section 26-12).
4. Fire flow calculations will be required demonstrating the City Code X
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with
20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section
16, or the requirement imposed by insurance underwriters, whichever is
greater (CODE, Section 26-16(b)).
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
5. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X
for this project either upon the request for the Department's signature on the
Health Department application forms or within seven (7) days of site plan
approval, whichever occurs first. This fee will be determined based upon
final meter size, or expected demand.
6. Comprehensive Plan Policy 3.C.3.4. requires the conservation of potable X
water. As other sources are readily available City water shall not be allowed
for irrigation.
7. Water and sewer lines to be owned and operated by the City shall be included X
within utility easements in accordance with the LDR, Chapter 6, Article IV,
Section 6. 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(e).
8. This office will not require surety for installation of the water and sewer X
utilities, on condition that the systems be fully completed, and given to the
City Utilities Department before the first permanent meter is set. Note that
setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
9. A building permit for this project shall not be issued until this Department has X
approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
10. Utility construction details will not be reviewed for construction acceptability X
at this time. All utility construction details shall be in accordance with the
Utilities Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates) and will be
reviewed at the time of construction permit application.
FIRE
Comments: None X
POLICE
Comments:
11. Mailboxes for multi-units should be placed in a high activity and X
conspicuous location for enhanced safety and natural surveillance of users.
F or safety purposes due to cars stopping in the rights of way for mail pick-
up and for maximum efficiency in delivering the mail, both the City and the
Postmaster request that all mail kiosks be placed in a central location for
delivery and pick-up.
DEPARTMENTS INCLUDE REJECT
ENGINEERING DIVISION
Comments:
12. At the time of permitting, all projects one-acre or larger shall submit a X
Notice of Intent (NOl) to the FDEP for coverage under the NPDES Generic
Permit. Copies of the NOl shall be provided to the City of Boynton Beach
Department of Public W orkslEngineering Division and Utilities
DepartmentlEngineering Division.
13. All comments requiring changes and/or corrections to the plans shall be X
reflected on all appropriate sheets.
14. Please note that changes or revisions to these plans may generate additional X
comments. Acceptance of these plans during the Technical Advisory
Review Team (TART) process does not ensure that additional comments
may not be generated by the Commission and at permit review.
15. Upon satisfactory Commission approval of the site plan, the applicant shall X
enter the record plat process through the City's Engineering Division. A
preliminary record plat application may be initiated during the site plan
review to expedite issuance of the Land Development Permit.
16. Full drainage plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article IV, Section 5 and Section 10.2 will be required at
the time of permitting.
17. Paving, drainage and site details will not be reviewed for construction X
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reviewed at the time of construction permit application.
BUILDING DIVISION
Comments:
18. Please note that changes or revisions to these plans may generate additional X
comments. Acceptance of these plans during the TART (Technical
Advisory Review Team) process does not ensure that additional comments
may not be generated by the commission and at permit review.
19. 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).
20. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
21. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X
not, therefore, be used for landscape irrigation where other sources are
readily available.
Conditions of Approval
4
DEPARTMENTS
INCLUDE REJECT
22. 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.
23. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
A) The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
B) If the project is a multi-family project, the building numbers 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, Section, Sections 26-34)
24. 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 numbers 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)).
25. 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.
26. The full address of the project shall be submitted with the construction X
documents at the time of permit application submittal. The United States
Post Office, the City of Boynton Beach Fire Department, the City's GIS
Division, and the Palm Beach County Emergency 911 shall approve the
address plan.
A) Palm Beach County Planning, Zoning & Building Division, 100 Australian
Avenue, West Palm Beach, Florida (Sean McDonald: 561-233-5013)
B) United States Post Office, Boynton Beach (Michelle Bullard:
561-734- 0872)
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
27. The plan indicates live oaks to be planted in areas that are only seven (7) X
feet wide. The root structure will be hampered by this condition, and the
tree will not withstand heavy winds. Recommend using another species in
those small areas.
28. Bubblers are required on all trees. Irrigation is to have separate areas for X
grass and bedded areas. Coverage is to be 110%.
29. Park Impact Fee: 34 Single Family Attached homes @ $1,049.00 per home X
= $35,530.00 to be paid prior to issuance of first permit.
FORESTER/ENVIRONMFNTALIST
Comments:
Lake Plantines-LP-l X
30. The applica.'1t must provide a copy of the Lake Mallagement Plan.
(document) to be included with the Homeowner Association documents and
the re-plat of the property. [Environmental Regulations, Chapter 7.5,
Article II Sec. 5.R.p.13.]
31. A time zero and quarterly monitoring report for two years is required of the X
developer.
Plant Material Sheets LP-l. 2 X
32. The shade tree (Orange Geiger) must be shown in the description as a
minimum of three (3) inches DBH (4.5 feet off the ground) [Environmental
Regulations, Chapter 7.5, Article II Sec. 5.C. 2.]
PLANNING AND ZONING
Comments:
33. It is the applicant's responsibility to ensure that the new site plan is publicly X
advertised in accordance with Ordinance 04-007.
34. The project must obtain approval from the School District of Palm Beach X
County regarding school concurrency prior to the issuance of a building
permit.
35. Provide response from the school regarding potential access for school X
children in the neighborhood via a gate in the fence and improved walkway.
36. Landscape drawings indicate an existing 18 foot tall Areca Palm buffer X
along the west perimeter. Any gaps in the landscaping shall be filled in with
like-size Areca Palms and this buffer shall be dense, so as not to allow
headlights to show through.
Conditions of Approval
6
DEPARTMENTS INCLUDE REJ.l:K':T
37. All trees, if proposed as trees, must be at least 12 feet in height and three (3) X
caliper inches at the time oftheir installation (Chapter 7.5, Article II,
Section 5.C.2.).
38. At the time of permitting, depict what provisions are being made to ensure X
the residents in the vicinity will not be disturbed by audible entry gate call
box.
39. Provide copy ofthe recorded ingress/egress easements that provide access to X
this project at time of plat.
40. Conduct any warranted environmental audits on the property and satisfy any X
applicable County or State regulations regarding the preservation,
relocation, etc. of recognized or protected plants or animal species.
4l. At the time of permit application, submit revised photometric plans in X
accordance with Chapter 23, Article II, A.l.a., which requires a minimum
average light level of one (1) foot candle, with no more than 10% of the
readings below one (1) foot candle and none below 0.5 foot candles.
Additionally, at the same time, the photometric plan should be submitted to
the Senior Engineer for review and approval.
42. At the time of permit application, submit a revised monument sign detail, X
depicting the sign landscaped on all sides with a minimum of two (2) types
of colorful shrubs and one signature tree.
43. The applicant is responsible for compliance with Ordinance 05-060, the" X
Art in Public Places" program and must demonstrate their participation.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
None X
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I To be determined. I I I
S:\Planning\SHARED\WP\PROJECTS\Meadows 300\Meadows Townhomes\NWSP 07-005\COA.doc