HomeMy WebLinkAbout010914 DRC - Banyan Tree Phase II ApprovalCITY OF PALM BEACH GARDENS
MEMORANDUM
TO: Aries Page, GIS Division (w/attachments)
Bruce Gregg, Seacoast Utility Provider (w/attachments)
Jack Schnur, Police Department (w/attachments)
Mark Hendrickson, Forestry Department (w/attachments)
Dave DeRita, Fire Department (w/ attachments)
Scott Danielski, Building Department (w/attachments)
Todd Engle, Engineering (w/attachments)
Andrea Troutman, Pinder and Troutman Traffic Consultants (w/attachments)
Masoud Atefi, Palm Beach County Traffic Division (w/attachments)
Via PBG Email:
Patty Snider, City Clerk
Ray Ellis, Deputy City Clerk
Donna Kramer, Municipal Services Coordinator
David Reyes, Director of Parks and Public Facilities
Jack Doughney, Deputy City Manager
Mike Morrow, Operations Director
R. Max Lohman, City Attorney
Angela Brown, Operations Manager
Bahareh Wolfs, Development Compliance and Zoning Manager
Natalie M. Crowley, Director of Planning & Zoning
Via Email:
Alan Boaz, Florida Power and Light
Gerald Gawaldo, Palm Beach County
Rick Kania, Waste Management
Ken Roundtree, North Palm Beach Improvement District
DATE: December 3, 2013
FROM: Tamashbeen Rahman, Planner
trahman@pbgfl.com
561-799-4237 (direct)
561-799-4281 (fax)
SUBJECT: Development Review Committee (DRC) Meeting for Petition PUDA-13-11-000052 &
CUMJ-13-11-000028 for Banyan Tree Phase II Approval. The subject site is located at the
northwest corner of MacArthur and Northlake Boulevard. The meeting will be held on
Thursday, January 9, 2014 from 2 to 3 pm in the City Hall Lobby Conference Room.
Please provide your comments on the subject DRC petition no later than 12:00 p.m. on Friday,
December 13, 2013. Your comments must be forwarded to my attention by that date and time so that
written comments can be given to the applicant in accordance with the timeframes established in the
City’s Land Development Code. Should you have no comments, please indicate so in a memo.
Additional copies of the complete application are available in the Planning & Zoning Department.
Page 2 of 2
MEETING DATE:
The Development Review Committee meeting will be held on Thursday, January 9, 2014 from 2 to 3
pm in the Palm Beach Gardens Lobby Conference Room to review the following request:
PUDA-13-11-000052 & CUMJ-13-11-000028 for Banyan Tree Phase II Approval:
Northlake Place II, LLC (the Applicant) is requesting approval of an amendment to the Banyan
Tree Planned Unit Development (PUD) Phase II, as well as concurrency for the site as proposed.
The Banyan Tree PUD is 12.64 acres and is located at the northeast and northwest corners of
Northlake Boulevard and MacArthur Boulevard. The overall PUD contains Phases I, II and III,
with Phases I and III of the PUD already developed and Phase II undeveloped and currently
vacant.
The Applicant would like to amend the PUD to allow Phase II to be developed with 3 separate
single story buildings, for retail and restaurant uses with the majority of the square footage for
restaurant uses.
Thank you for your ongoing cooperation and assistance. Please contact this office at (561) 799-4237
should you have any questions.
Attachment:
Submittal Package
cc: Alessandria Palmer, Cotleur and Hearing
Landscape Architects I Land Planners I Environmental Consultants
1934 Commerce Lane Suite 1 Jupiter, Florida 33458 Ph 561.747.6336 Fax 561.747.1377 www.cotleurhearing.com Lic # LC-C000239
Banyan Tree PUD Phase II
PUD Amendment, Major Conditional Use & Concurrency Request
Justification Statement
Introduction
Northlake Place II, LLC (the Applicant) is requesting approval of an amendment to the Banyan Tree
Planned Unit Development (PUD) Phase II, as well as concurrency for the site as proposed. The Banyan
Tree PUD is 12.64 acres and is located at the northeast and northwest corners of Northlake Boulevard
and MacArthur Boulevard. The overall PUD contains Phases I, II and III, with Phases I and III of the PUD
already developed and Phase II undeveloped and currently vacant. The Applicant would like to amend
the PUD to allow Phase II to be developed with 3 separate single story buildings, all of which will be for
mostly restaurant uses and a small amount of traditional retail uses. The restaurant uses that will
occupy the site will intentionally be selected so they vary in the types of meals that are served
(breakfast, lunch, dinner, etc.) as well as their hours of heavy operation (breakfast, lunch, dinner, etc.)
Project Team
Agent, Planner, & Landscape Architect
Cotleur & Hearing Inc.
1934 Commerce Lane, Suite 1
Jupiter, Florida 33458
Phone: (561) 747-6336 Ext. 109
Fax: (561) 747- 1377
Email: akalfin@cotleur-hearing.com
Background
The Banyan Tree PUD was approved by Ordinance 41, 2001 and includes three phases. Phases III and I
are developed, while Phase II is currently vacant. Resolution 86, 2006 granted the Phase II site approval
to allow a four story building with 30,000 square feet of professional office and 20,000 square feet of
medical office, for a total of 50,000 SF of building area. This plan was never implemented. The
concurrency approval for the subject parcel has since expired.
The subject site has a Future Land Use designation of Mixed Use (MXD) and a zoning designation of MXD
with a PUD Overlay. The property is also located within the Northlake Boulevard Overlay Zone (NBOZ)
and MacArthur Protection Overlay Zone (MPOZ). No changes to the existing land use and zoning
designations are proposed. The building locations, architectural style, and landscaping have been
designed in accordance with both overlays.
PUD Amendment & Concurrency
The Applicant is proposing to construct three separate buildings (Buildings A, B, and C) on the site, for a
total of 28,100 square feet of restaurant and retail uses. Building A would include approximately 22,200
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square feet of restaurant and retail space. Building B would include approximately 2,500 square feet of
restaurant space with drive-through. Both buildings A and B would be built in the first phase of
development. Building C would include 3,400 square feet of restaurant space with drive-through and
would be built in the final phase of development.
Building A is proposed to be located at the setback line near the southern property line by Northlake
Boulevard. The building has been located to engage the street as encouraged by the Northlake Overlay.
Buildings B and C are located towards the middle of the site. Pedestrian connectivity is proposed
between the three buildings. Buildings B and C have been setback approximately 97 feet from the north
property line in consideration of the adjacent residential community to the north. No buildings or
structures are proposed within the MacArthur Boulevard Protection Overlay, which has been delineated
on the plan.
Bldg. A 15,700 SF Restaurant
6,500 SF Retail
Bldg. B 2,500 SF Restaurant
Building C 3,400 SF Restaurant
TOTAL SF 28,100 SF
Major Conditional Use
A mixture of retail and predominantly restaurant uses are proposed for the site. Two drive-through
restaurant facilities are proposed for Buildings B and C. The drive-through users would include specialty
operators (Ex. Einstein Bagels), which would complement the other restaurant tenants. Buildings B and
C are located significantly separate from Building A, so the drive-through operations will not interfere
with the patrons of the retail and sit-down restaurant uses. Furthermore, the drive-through facilities
have been setback approximately 97 feet from the north property line.
Ordinance 41, 2001, approved the Banyan Tree PUD with a list of uses. “Restaurant with drive-through”
is not listed as a permitted use. Therefore, the Applicant is requesting to amend the list to include
“Restaurant with drive-through” as a major conditional use. The drive-through use is consistent with
the surrounding uses along the Northlake Boulevard Corridor. The visual impact from Northlake
Boulevard would be minimal, as the drive-through buildings will be blocked by Building A as well as
landscaping within the buffer. A response to the Major Conditional Use criteria has been provided
herein.
Access & Vehicular Circulation
Phase II is accessed from Northlake Boulevard and MacArthur Boulevard. The access point on Northlake
Boulevard is shared between Phases I and II. The access point on MacArthur Boulevard is located at the
northeast corner of the site. Both vehicular access points exist today, and will be enhanced with
additional landscaping. The site has been designed to allow efficient traffic flow throughout the site.
Cross-access has also been provided between the subject site and the Blood Bank site (Phase I) to allow
the many employees of the Blood Bank to patronize the restaurant establishments.
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Pedestrian walkways are proposed between Building A and Building C, and between Building B and
Building C. There do exist sidewalks along Northlake Boulevard and MacArthur Boulevard, which will
remain intact. A connection from the site to the existing sidewalks is proposed on the south side of and
at the northeast corner of Building A.
Parking
Based on the many proposed restaurant uses, a total of 253 parking spaces are required per the
standard requirements of the code. However, parking has been provided for on site based on what will
actually be needed for the two requested uses (some retail and substantially restaurant). It is
important to understand the synergies within the proposed shopping center that will justify less parking
than the amount required by code. For instance, the code only recognizes one parking rate for all types
of restaurant uses. However the applicant is intentionally proposing several different types of
restaurants. Some tenants will be open predominantly for breakfast, some predominantly for lunch and
some predominantly for lunch/dinner. Due to these different periods of operation throughout the day,
the parking will not operate the way anticipated by the code. For instance a coffee / bagel store, will
have most of their traffic in the morning and some light activity at lunch time (they are generally closed
for dinner), whereas a sub shop will have most of their business at lunchtime and a light dinner business,
and fast casual restaurants that serve hamburgers and tacos will have most of their sales split evenly
between lunchtime and dinner.
Due to the dynamic of these different tenants and their hours of business/operations, the Applicant has
looked at the parking in a more detailed analysis. A parking study by Kimley Horn and Associates has
been included herein that looks at each of these relationships. The study concludes that only 236
parking spaces are necessary at the peak hour, 11 am on the weekends and that only 231 parking spaces
are necessary at the peak hour, 12 pm on the weekdays. The applicant has a total of 208 parking
spaces, 198 of which are on site and 10 are located (per a recorded agreement) at the adjacent Blood
Bank .
The Baynan Tree PUD is mostly developed with fields and fields of existing parking. The Blood Bank
office building alone has 149 parking spaces and phase III has 303 parking spaces. Although these spaces
may have been required by code for the existing uses, it is clearly evident from a field perspective that
these spaces are never completely used during their daytime peak hour operation. The Blood Bank
office-building parking lot is half empty most of the day. Furthermore the office uses will be closed
during the peak times of the restaurant operation, at night and on the weekends, so that all 452 parking
spaces will be available, accommodating the additional 28 parking spaces required per the parking
study. These spaces are within the overall PUD and should be “reused” to accommodate the proposed
uses. The last thing the applicant wants to do is provide additional unused fields of parking within the
PUD.
Most of the PUD has been developed with office and bank users. It is highly likely that the employees
from these existing facilities will patronize the restaurants several times a week if not daily. The
convenience is more attractive then getting into a car on Northlake Boulevard during the lunch hour.
The trip capture proposed through the PUD will be highly significant when looking at the proposed mix
of uses.
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The Applicant is proposing 9.5’ x 18.5’ parking stalls. Per Section 78-344 (I)(1), reduced parking spaces of
9.5’ x 18.5’ are permitted for retail and commercial uses, subject to City Council approval and the
provision of additional open space. Additional open space has been provided at the required ratio of 1.5
(Section 78-344(I)(2)).
Parking for Retail = 6,500 SF
(1/250 SF) = 6,500 SF / 250 SF
= 26 spaces
Parking for Restaurant = 21,600 SF
(1/150 SF + 1/250 SF) = 21,600 SF/150 SF + 21,600 SF/250 SF
= 144 spaces + 86 spaces
= 230 spaces
PARKING REQUIRED = 256 spaces
Landscape
Landscape buffers are proposed along the north, south, and east property lines of the site. The cross-
connection with the Blood Bank site prohibits a landscape buffer along the western property line;
however, landscaping will be provided to the greatest extent possible in this area. Landscaping is
proposed along the west side of Building A as well as throughout the parking areas.
The Applicant will implement the required roadway beautification along Northlake Boulevard. A small
portion of the eastern landscape buffer is reduced due to the configuration of MacArthur Boulevard, the
existing sidewalk, and the Banyan Tree. A waiver has been requested for this limited deviation.
The Applicant is proposing 24% open space, which is well above the 15% required per the code for MXD
use PUD’s.
North Buffer South Buffer East Buffer West Buffer
36 feet 25 feet 25 feet 0 feet
Signage
A signage program has been submitted for the project, which includes wall signs, monument signs,
directional signs, and drive-through signs.
Monument Sign
The Applicant is proposing to construct 3 monument signs, which includes a new monument sign at the
southeast corner of the site, a replacement of the existing Blood Bank freestanding sign at the northeast
corner of the site at the existing entrance. In addition, the already approved (but not constructed)
monument sign on the Blood Bank site will be constructed. The monument signs are proposed to be 71
SF with a total height of 10 feet and a total width of 15 feet and a total of five tenant names. A waiver
will be required for the total area of the sign. This will be the second monument sign for Phase one and
two of the PUD, however the frontage of the sites combined exceeds 1,240 linear feet and meets the
requirements of the code.
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Wall Signs
The Applicant is proposing to have two wall signs for each tenant in Building A, one facing Northlake and
one facing north towards the parking area, due to the double frontage architectural design. Visibility is
important from the street as well as from the parking lot for directional purposes. The Applicant is
proposing four tiers of wall signs for the different types of tenants within the center. For Building A,
there are eight (8) ground floor tenant signs, 10 mid-sized ground floor tenant signs, two (2) principal
tenant signs and two (2) project signs proposed. Three (3) wall signs are proposed for the end cap users
due to their location facing the main entry into the PUD as well as MacArthur Boulevard. Project signs
will identify the name of the center on the end caps of the building that are facing the entry and
MacArthur Boulevard.
For Buildings B and C, two (2) principal tenant signs are proposed; one on the south elevation facing the
parking lot and one on the east elevation facing MacArthur Boulevard. Waivers will be required for both
the quantity and the size of these signs.
Sign Area Letter Height Quantity
Ground Floor Tenant Wall Sign 70 SF Maximum 24 inch 8
Mid-Sized Ground Floor Tenant Wall Sign 80 SF Maximum 30 inch 10
Principal Tenant Wall Sign 90 SF Maximum 36 inch 6
Project Wall Sign 70 SF Maximum 24 inch 2
Under Canopy/Blade Signs
The applicant is proposing for each tenant in Building A to have a blade sign under the canopy of the
north façade facing the parking area. This will help patrons find the tenant they wish to visit after they
have walked into the covered plaza area. The blade signs are a maximum of 3.0 square feet.
Waivers
The following waivers are requested.
Section Code Required Proposed Waiver
1 78-319(a)(2) Landscape Buffer
Width
25 feet 5 feet (limited area) 20 feet
2 78-373(b) Drive-through
facilities
1 Bypass lane per
drive-through
No Bypass lanes 2 Bypass
Lanes
3 78-364 Loading Zones 12’ x 35’ 12’ x 18.5’ 16.5’
4 78-345 Required Parking 236 spaces 208 spaces on site 28 spaces
5 78-285 Monuments Sign 60 SF 71 SF 11 SF
6 78-285 Principle Tenant
Wall Sign
1 per structure 4 on Building A
2 on Building B
2 on Building C
5 signs
7 78-285 Ground Floor
Tenant Wall Sign
70 SF 80 SF 10 SF
8 78-285 Ground Floor
Tenant Wall Sign
24 inch letter
height
30 inch letter height 6 inches
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1. Landscape Buffer Width – 78-319(a)(2)
The Applicant is requesting a waiver for a small portion of the required landscape buffer along the east
property line. Section 78-319(a)(2) requires a minimum landscape buffer width of 20 feet adjacent to a
public right-of-way 100 feet wide or greater. MacArthur Boulevard ranges from 100 feet to 193 feet in
width; the widest point corresponds to the location of the Banyan Tree. The roadway widens to circle
around the Banyan Tree. Due to the configuration of the roadway in this area, a buffer width of five feet
is proposed. The proposed configuration will not impact the historical Banyan Tree and will still allow for
the pedestrian sidewalk along MacArthur Boulevard to remain in place.
2. Drive-through Facilities – 78-373(b)
Section 78-373(b) of the City’s Code requires a bypass lane for all drive-through facilities. The Applicant
is requesting a waiver to allow the two drive-through restaurants to operate without a bypass lane. The
drive-through lane for each establishment travels around the building in a counter-clockwise motion.
The drive-through lane is delineated by striping in a limited area along the north side of the building.
Utilizing striping, as opposed to a raised curb, in this area will provide a way for vehicles to exit the drive
through lane in case of emergency. While this design will allow vehicles to exit the drive-through at this
location, it will not encourage entry, since vehicles would miss the ordering point.
3. Loading Zones – 78-364, Table 35
The Applicant is proposing two loading zones; one in the center of the site and one in the rear of the
site. The loading zone in the center of the parking area meets the requirements of the code and will be
used for the larger semi-truck type deliveries. These deliveries typically come early in the morning
before most of the businesses are open. The applicant feels that with the tenant mix proposed one
standard loading zone will be sufficient so the second loading zone proposed has been reduced in length
to 18.5 feet, consistent with a regular parking space. This loading zone will be used for smaller deliveries
that will come at all times of day.
4. Required Parking – 78-345, Table 33
Per the City’s Code, 253 parking spaces are required for the subject site. The site plan has 208 spaces,
with 198 parking spaces on site and 10 spaces on the Blood Bank site, although all of the spaces are
within the PUD. The Applicant has submitted a parking study that analyzes the proposed number of
parking spaces in relationship to the mix of restaurant and retail tenants proposed. The parking study
demonstrates the actual demand of the proposed uses based on their peak activity throughout the day
and the week. The subject property is part of a large PUD. Parking calculations for PUD’s are based on
the total number of spaces within the PUD, not within each parcel. The Banyan Tree PUD is
predominantly occupied by office uses. The site directly adjacent to the subject site contains a 41,000-
square-foot office building. The peak hours of the office use are opposite that of the retail/commercial
uses, which makes them ideal uses to share parking. During the evening and weekend hours, patrons of
the retail/commercial center will be able to utilize the office parking spaces. And during the weekday
day time hours, many of the restaurant patrons will come from the neighboring office and bank
operations by foot. The Applicant and the Blood Bank plan to enter into a cross-parking agreement to
implement this scenario.
9 78-285 Ground Floor
Tenant Wall Sign
1 per tenant 2 per tenant 9 signs
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5 thru 8. Signage – 78-285
The Applicant is proposing a comprehensive master sign plan that is inclusive of all buildings on the site.
Although the master sign plan requires waivers it is a high quality package that will provide the signage
required for the directional purposes of the future patrons of the site. Due to the four sided
architecture, and bringing the building to the street, it was important for the Applicant to provide each
tenant with at least two signs. Without two signs the tenants would have to give up their Northlake
frontage, the major ROW, or their parking lot frontage where their patrons will eventually need to find
them. It’s also important to note that the site has two ROW frontages, Northlake and MacArthur
Boulevard, as well as a third secondary frontage along the main entry into the site shared with the Blood
Bank. It’s important for each of the buildings to maintain signage opportunities on each frontage so that
patrons can easily identify each building and the tenants within them.
As far as the waivers for sign area and letter height, the Applicant strongly feels that the signage must be
in scale with the proposed architecture. The Applicant has worked diligently with the project architect to
provide meaningful design consistent with the vision of the Northlake Overlay, unlike anything that is
out there today. This building will be a gateway into the City and therefore all facets must be in scale
with the presentation of the structure, including the signage. The proposed increases in sign area and
letter height are appropriate based on the façades of each tenant space.
Conditional Use Criteria
(d) Criteria. In addition to the application requirements listed above, a development order application
for a minor or major conditional use approval shall demonstrate compliance with the criteria listed
below.
(1) Comprehensive plan. The proposed use is consistent with the comprehensive plan.
The Comprehensive Plan designation for this site is Mixed Use Development (MXD). The zoning
designation is PUD / MXD, which is consistent with the Comprehensive Plan designation. The
retail and restaurant uses are consistent with the intent of the MXD district.
(2) Chapter requirements. The proposed use is consistent with all applicable requirements of this
chapter.
The proposed Major Conditional Use will be consistent with all applicable requirements.
(3) Standards. The proposed use is consistent with the standards for such use as provided in Section
78-159.
Section 78-159, Table 21: Permitted, Conditional, and Prohibited Use Chart: Restaurant, Fast Food
(note 20).
(Note 20) Restaurant, fast food. Fast food restaurant is a high turnover establishment primarily
selling food and beverages that are generally precooked, prepackage, served in disposable
wrapping, and orders are taken from a counter or a drive-through window. Outdoor seating may
be provided consistent with Section 78-191.
The proposed use is consistent with these requirements.
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(4) Public welfare. The proposed use provides for the public health, safety, and welfare by:
a. Providing for a safe and effective means of pedestrian access;
The proposed site plan provides for pedestrian sidewalks along the south and east property
lines. An additional sidewalk connection is proposed at the southeast corner of the Building A
to connect the building to the adjacent sidewalks.
b. Providing for a safe and effective means of vehicular ingress and egress;
There are two existing ingress and egress points, which serve both Phase I and II. No changes
to the existing vehicular access points are proposed.
c. Providing for an adequate roadway system adjacent to and in front of the site;
The proposed buildings will not interfere with the existing ingress and egress to the site from
the public rights-of-way.
d. Providing for safe and efficient onsite traffic circulation, parking, and overall control; and
The proposed site plan provides for unobstructed vehicular circulation and adequate parking
based on a study of the proposed uses. No dead-end parking is proposed to ensure safe and
efficient onsite traffic flow.
e. Providing adequate access for public safety purposes, including fire and police protection.
The site can be easily accessed by emergency vehicles from Northlake Boulevard or MacArthur
Boulevard.
(5) Screening and buffering. The proposed use utilizes such techniques as landscaping, screening,
buffering, site or building design, or business operation procedures to mitigate impacts on
surrounding properties, including such impacts as:
a. Noise;
b. Glare;
c. Odor;
d. Ground-, wall-, or roof-mounted mechanical equipment;
e. Perimeter, interior, and security lighting;
f. Signs;
g. Waste disposal and recycling;
h. Outdoor storage of merchandise and vehicles;
i. Visual impact; and
j. Hours of operation.
The two drive-through restaurants have been strategically located to soften visibility from
Northlake Boulevard, while providing a substantial buffer from the residential community to the
north. A 36-foot wide landscape buffer is proposed along the north property line to buffer the
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residential community from any potential impacts. This is 10 feet more than what is required by
code. This buffer will address issues such as noise, odor , visibility, etc. Separate dumpsters and
recycling containers have been located in close proximity to each restaurant to ensure potential
odors are eliminated. All ground and rooftop mounted mechanical equipment will be screened
from view in accordance with City Code. The restaurants will hold normal business hours, serving
some combination of breakfast, lunch, and dinner. No 24-hour restaurants are proposed. Signage
will be addressed through a signage program for the entire site.
(6) Utilities. The proposed use minimizes or eliminates the impact of utility installation, including
underground and overhead utilities, on adjacent properties.
All proposed utilities will be provided underground. The proposed uses will have no impact on
utilities located on adjacent properties.
(7) Dimensional standards. The proposed use meets or exceeds all dimensional requirements
required by the chapter.
All attainable dimensional requirements have been met. For those requirements that have not
been met, waivers have been requested by the Applicant with the necessary justification.
(8) Neighborhood plans. The proposed use is consistent with the goals, objectives, policies, and
standards of neighborhood plans.
There are no neighborhood plans for this area.
(9) Compatibility. The overall compatibility of the proposed development with adjacent and area
uses, and character of area development.
The proposed uses will be located amongst similar and compatible uses. The proposed uses will
complement the existing office and restaurant uses within the Banyan Tree PUD. The uses are
also compatible with the surrounding uses along the Northlake Boulevard Corridor.
(10) Patterns of development. The proposed use will result in logical, timely, and orderly
development patterns.
The proposed use is located between two developed site that are commercial in nature, directly
accessible to a major arterial roadway, and located in an area where water supply and
wastewater collection are provided, consistent with orderly development patterns.
(11) Purpose and intent. The proposed use will be in harmony with the general purpose and intent
of this chapter and the goals, objectives, and policies of the city.
The retail and restaurant uses are compatible with the surrounding area and are in harmony with
the general purposes of the City’s policies for Mixed Use Developments.
(12) Adverse impact. The design of the proposed use and structures will minimize any adverse visual
impacts or impacts caused by the intensity of the use.
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The proposed use will improve the visual aesthetics of the area by developing a currently vacant
parcel, adding lush vegetation, bringing building close to the roadway, and creating architecturally
significant buildings that will complement the vision of the Northlake Boulevard Corridor.
(13) Environmental impact. The design of the proposed use minimizes any adverse impacts that may
be created, including impacts on environmental and natural resources including air, water,
stormwater management, wildlife, vegetation, and wetlands.
The subject site does not contain any environmentally significant wildlife, vegetation, or wetlands.
Additionally, the Applicant is proposing to development a vacant parcel. Infill development of this
nature discourages urban sprawl, which further minimizes the potential for adverse
environmental impacts to be generated by the site.
Conclusion
The Applicant is seeking a PUD amendment, major conditional use and concurrency approval for Phase II
to allow a retail / restaurant center. The center will become a much needed improvement and example
within the Northlake Boulevard Overlay as well as the gateway into the Gardens. The proposed uses will
complement the existing uses within the Banyan Tree PUD, providing a place for employees of the Blood
Bank, office building, and bank to eat breakfast/lunch/dinner and visit various retail establishments. The
Applicant has already worked thoughtfully and diligently to present a very workable plan; and is looking
forward to working with staff to achieve a sustainable and successful project that will bring added value
to the City.
NAME OF PROJECTNORTHLAKE GARDENS PCN: 52-43-42-18-22-000-0020 SECTION: 18, TOWNSHIP: 42, RANGE: 43 FLU DESIGNATION:MIXED USE ZONING DESIGNATION:PUD / MXD OVERLAYS:NBOZ - CENTRAL PETITION NUMBER:TBD PHASE II SITE AREA3.87AC168,744.03 SF FLOOD ZONEB PROPOSED USES RETAIL6,500SQ.FT.RESTAURANT15,700SQ.FT.RESTAURANT (W/ DRIVE-THROUGH)5,900SQ.FT.TOTAL GROSS BUILDING AREA28,100SQ.FT.LAND USE ALLOCATIONSFAC%BUILDING LOT COVERAGE32,4610.7519.8%VEHICULAR USE AREA92,1202.1156.2%OPEN SPACE39,3880.9024.0% TOTAL 163,9693.76100.0%SURFACE COVER IMPERVIOUS AREASFAC% BUILDING LOT COVERAGE32,4610.7519.2% VEHICULAR USE AREA92,1202.1154.6% SIDEWALK & PLAZA4,8270.112.9%TOTAL IMPERVIOUS129,4082.9776.7%PERVIOUS AREA LANDSCAPE BUFFER AND GREENSPACE39,3880.9023.34%TOTAL PERVIOUS 39,3880.9023.34% * TOTAL168,7963.88100.0%* NOTE: CALCULATIONS OVER BY 51.76 SF (0.03%) DUE TO CAD OPERATOR HUMAN ERROR. BUILDING DATA MAXIMUM BUILDING HEIGHT35FEET BUILDING STORIES1STORIES PHASING1PHASE BUILDING SETBACK DATAPROVIDED FRONT (SOUTH)25'REAR (NORTH)97'SIDE STREET (EAST)25'SIDE (WEST)23.5'PARKING CALCULATIONS*REQUIREDPROPOSED PARKING ON BLOOD BANK10 ON SITE PARKING198 TOTAL 208 HANDICAP SPACES (INCLUDED IN TOTAL)66 BICYCLE PARKING (2 BICYCLE RACKS WITH 7 SPACES EACH)014 * REFER TO KIMLEY‐HORN PARKING STUDY
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i
v
e
r
6
78
‐28
5
Pr
i
n
c
i
p
l
e
Te
n
a
n
t
Wa
l
l
Si
g
n
1 pe
r
st
r
u
c
t
u
r
e
4 on
Bu
i
l
d
i
n
g
A
2 on
Bu
i
l
d
i
n
g
B
2 on
Bu
i
l
d
i
n
g
C
5 si
g
n
s
7
78
‐28
5
Gr
o
u
n
d
Fl
o
o
r
Te
n
a
n
t
Wa
l
l
Si
g
n
70
SF
80
SF
10
SF
8
78
‐28
5
Gr
o
u
n
d
Fl
o
o
r
Te
n
a
n
t
Wa
l
l
Si
g
n
24
in
c
h
le
t
t
e
r
he
i
g
h
t
30
in
c
h
le
t
t
e
r
he
i
g
h
t
6 in
c
h
e
s
9
78
‐28
5
Gr
o
u
n
d
Fl
o
o
r
Te
n
a
n
t
Wa
l
l
Si
g
n
1 pe
r
te
n
a
n
t
2 pe
r
te
n
a
n
t
9 si
g
n
s
Se
c
t
i
o
n
Co
d
e
Re
q
u
i
r
e
d
Pr
o
p
o
s
e
d
Wa
i
v
e
r
1
78
‐31
9
(
a
)
(
2
)
La
n
d
s
c
a
p
e
Bu
f
f
e
r
Wi
d
t
h
25
fe
e
t
5 fe
e
t
(l
i
m
i
t
e
d
ar
e
a
)
20
fe
e
t
2
78
‐37
3
(
b
)
Dr
i
v
e
‐th
r
o
u
g
h
fa
c
i
l
i
t
i
e
s
1 By
p
a
s
s
la
n
e
pe
r
dr
i
v
e
‐th
r
o
u
g
h
No
By
p
a
s
s
la
n
e
s
2 By
p
a
s
s
La
n
e
s
3
78
‐36
4
Lo
a
d
i
n
g
Zo
n
e
s
12
’
x 35
’
12
’
x 18
.
5
’
16
.
5
’
4
78
‐34
5
Re
q
u
i
r
e
d
Pa
r
k
i
n
g
23
6
sp
a
c
e
s
20
8
sp
a
c
e
s
on
si
t
e
28
sp
a
c
e
s
5
78
‐28
5
Mo
n
u
m
e
n
t
s
Si
g
n
60
SF
71
SF
11
SF