HomeMy WebLinkAbout081514 DRC - Trevi IslesCITY OF PALM BEACH GARDENS
MEMORANDUM
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TO: Ross Gilmore, GIS Department
Mark Hendrickson, Forestry Division
Geoffrey Soule, Police Department
Dave DeRita, Fire Rescue
Scott Danielski, Building Official
Todd Engle, Engineering Department
Bruce Gregg, Seacoast Utility Authority
Andrea Troutman, Pinder Troutman Consulting, Traffic Consultant
Masoud Atefi, Palm Beach County Traffic Division
Via PBG Email:
Patty Snider, City Clerk
Ray Ellis, Deputy City Clerk
Kenthia White, Municipal Services Coordinator
Jack Doughney, Deputy City Manager
Mike Morrow, Operations Director
David Reyes, Director of Parks and Public Facilities
Angela Brown, Operations Manager
Jack Doughney, Deputy City Manager
Bahareh Wolfs, Development Compliance and Zoning Manager
R. Max Lohman, Cit y Attorney
Ansley Marr, Unified Services Director
Via Email:
Alan Boaz, Florida Power and Light
Robert Lozano, Florida Power and Light
Brian Kane, Utility Arborist, Florida Power and Light
Rick Kania, Waste Management
Ken Roundtree, North Palm Beach Improvement District
DATE: July 9, 2014
FROM: Tamashbeen Rahman
trahman@pbgfl.com
561-799-4237 (direct line)
561-799-4281 (fax)
SUBJECT: Development Review Committee (DRC) Meeting for Petitions CPMA-14-07-
000018/PPUD-14-07-000037/CONC-14-07-000026: A Large-Scale Future Land
Use Amendment, Rezoning, Concurrency, and Site Plan Approval for a 50-unit
Townhouse Subdivision on Parcel 18.A07.
TIME: Friday, August 15, 2014 at 10:00 am.
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Please provide your comments on the subject DRC petition no later than 12:00 noon on Wednesday,
July 23, 2014. 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.
MEETING DATE:
A Development Review Committee meeting will be held in the City Hall Lobby Conference Room
to review the following development application on Friday, August 15, 2014 at 10:00 am:
PALM BEACH GARDENS PETITION NUMBERS CPMA-14-07-000018/PPUD-14-07-
000037/CONC-14-07-000026
A request by Kennedy Homes, LLC for a Large-Scale Future Land Use Amendment, Rezoning,
Concurrency, and Site Plan application for a 50-unit townhouse subdivision on Parcel 18.A07. Parcel
18.A07 is 12.39-acres, and is located at the northwest corner of Hood Road and the Florida Turnpike.
Thank you for your ongoing cooperation and assistance. Please contact me at (561) 799-4237 should
you have any questions or comments.
Attachment: Complete submittal packet
cc: Natalie M. Crowley, AICP, Director of Planning and Zoning
Anne Booth, Urban Design Kilday Studios
Urban Planning and Design
Landscape Architecture
Communication Graphics
PROJECT NARRATIVE
TREVI ISLE
June 27, 2014
Request/Location
On behalf of the applicant, Kennedy Homes, LLC, Urban Design Kilday Studios
hereby respectfully submits this application request for; Concurrency; the Concurrent
processing of a Large Scale Future Land Use Map Amendment to modify the current
land use designation from Residential Low (RL) to Residential Medium (RM); a
Rezoning from Residential Low (RL2) to Residential Medium (RM); and a Planned
Unit Development (PUD) overlay for the vacant 12.39 acre site located on the
northwest corner of Hood Road and Florida’s Turnpike. This request proposes the
development of fifty (50) residential townhome units.
The property consists of two vacant parcels, a 9.7 acre parcel and a 2.8 acre parcel,
which are both under the ownership of Kennedy Homes, LLC. The Property Control
Numbers for the properties are 52-42-41-34-00-000-1030 and 52-42-41-27-00-000-
5010.
The proposed townhome development will be a continuation of the successful Trevi
development built by the applicant on the southwest corner of Hood Road and I-95.
The proposed development will be consistent with the density allowed under the RL-2
district and will provide an enhanced development plan which exceeds the community
serving open space and amenities of a comparable single family detached
development.
Although the proposed development at a density of 4 du’s/acre is consistent with the
density allowed under the RL2 and Residential Low zoning and Future Land Use
categories, the development of an attached Townhome product is not allowed in the
RL2 District. Restrictions on the Comprehensive Plan amendment, together with the
proposed PUD and rezoning will restrict the development of the property to the same
density levels allowed in the RL categories while allowing a quality townhome
development. As part of the requested development approval the applicant is
requesting a maximum limit of 50 units be set on the development approval through a
note on the Comprehensive Plan. The proposed product type will be an excellent
transitional use and buffer between the single family units in Eastpointe and the
Turnpike and will provide a much higher percentage of open space and amenities than
a standard single family development would otherwise be able to provide.
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History
The site was annexed into the City on June 17, 2010 via Ordinance 11, 2010. On
October 21, 2010, via Ordinance 12, 2010 the property’s Future Land Use designation
was changed from Palm Beach County (PBC) Low Residential, two (2) units per acre
(LR-2), to the City of Palm Beach Gardens Residential Low (RL), with a density
allowance of up to four (4) units per acre under straight zoning and six (6) units per
acre with a PUD. On December 16, 2010, via Ordinance 27, 2010, the property was
rezoned from Palm Beach County Residential Single Family (RS) and Residential
Estate (RE) to City of Palm Beach Gardens Residential Low (RL-2), which allows up
to four (4) units per acre under straight zoning and six (6) units per acre under a
Planned Development. There are no current Development Order conditions of
approval for the site.
Existing Zoning and Future Land Use Plan Designations
The site is a long rectangular parcel with 1,203 linear feet of frontage on the Florida
Turnpike, and 343 feet of frontage on Hood Road. The parcel is surrounded on the
west and north by the Eastpointe County Club residential subdivision. Eastpointe was
developed in the 1980s and early 1990s and is located in the unincorporated
jurisdiction of Palm Beach County. To the south of the site are the Hood Road
overpass, and the Marsh Pointe Elementary School, which is part of the Mirasol PCD
and was built in 2008. To the east of the Florida Turnpike is the Scripps Phase
II/Briger Tract DRI.
EXISTING USE ZONING FUTURE LAND USE
Subject Site:
Vacant Residential Low (RL-2) Residential Low
TO THE NORTH:
Eastpointe Country Club
(Palm Beach County)
Single Family Residential
(RS)
Residential Estate (RE)
Residential Transition (RT)
Low Residential, 2 DU/ AC
(RL-2)
TO THE EAST:
Florida Turnpike N/A N/A
TO THE SOUTH:
Marsh Pointe Elementary
Planned Community
Development (Mirasol PCD) Residential Low
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TO THE WEST:
Eastpointe Country Club
(Palm Beach County)
Single Family Residential
(RS)
Residential Estate (RE)
Residential Transition (RT)
Low Residential, 2 DU/ AC
(RL-2)
Concurrency
Included in this application is a request for concurrency for 50 residential units. The
proposed project will comply with all required levels of service standards as adopted
by the city. Total capacity requirements of the proposed project will be available at the
time of construction of the project as evidenced by the following:
Roadway System: Attached is a traffic analysis which indicates that the project build-
out date will be the end of 2019 and that no additional intersection modifications are
required to the roadway system for acceptable operation.
Wastewater: The Seacoast Utility Authority has provided a statement of service
availability for the proposed project which indicates that wastewater service is
available upon the payment of connection fees, administration fees and capacity
reservation fees.
Solid Waste: The Solid Waste Authority has provided a statement that capacity for
solid waste is available through the year 2046.
Drainage System: The drainage system has been designed to control all water within
the site. The project will have a perimeter berm established that will meet the 25 year
3 day storm event requirements of the SFWMD and the City of Palm Beach Gardens.
All offsite runoff will be discharged and controlled by the project control structure.
Potable Water: The Seacoast Utility Authority has provided a statement of service
availability for the proposed project which indicates that potable water service is
available upon the payment of connection fees, administration fees and capacity
reservation fees.
Recreation: 3.7 acres of improved and neighborhood parks are required per 1000
permanent residents. The proposed development will generate the demand for .43
acres of improved park area based on 50 residential units. The proposed plan of
development provides improved recreation areas of .68 acres in addition to the
preservation area and lake. Total Open space for the project far exceeds the Land
Development Regulations for open space.
Concurrent Processing Request
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The applicant is requesting approval to allow the Comprehensive Plan Amendment,
Rezoning and Planned Unit Development Overlay applications to be processed
concurrently for consideration by the City Council. The concurrent review of the
applications will allow the City Council to have a more cohesive understanding of the
proposed development, and will provide assurances with regard to development
intensities and design limitations. The concurrent review process will also allow a
more comprehensive review with regard to the compatibility of the project to the
adjacent neighborhoods.
Proposed Future Land Plan Amendment Analysis
Land Use Compatibility with Surrounding Area
Included in this application are maps which show the location of the property in
relation to the surrounding zoning and land uses. Immediately to the north and west
of the site is the Eastpointe residential development which is located within the
jurisdiction of Palm Beach County. Eastpointe is developed with a mixture of single
family custom homes, zero lot line homes, attached patio/townhomes and a golf
course. The overall gross density of 1.31 DU’s/ac includes multiple parcels which are
developed at net densities that range from 4.06 du’s/ac to .50 du’s/ac. The net density
of the parcel immediately adjacent to the parcel is 1.32 du’s/ac. Prices of homes in
Eastpointe range from the mid-high $200’s to $700’s.
Development on the south side of Hood Road, west of the Turnpike, is part of the
Mirasol PCD. Immediately south of the site are the Marsh Pointe Elementary School
and Mirabella zero lot line homes. The density of the three Mirabella parcels range
from 3.9 du’s/ac to 6.69 du’s/ac. The price range of the homes in Mirabella range
from the low $400’s to the mid $800’s.
The existing zoning of RL-2 and Future Land Use of RL allow a density range of 4
DU’s/ac under straight zoning to 6 du’s/ac under a Planned Development. Although
the proposed development will be restricted to 4 units per acre, the Land Development
Regulations do not allow the construction of attached units therefore the applicant is
requesting a change to the RM zoning and RM Future Land Use category to allow an
attached unit to be constructed. The attached unit design in the site plan allows for a
consolidation of open space which has been located to maximize the separation
distance between the existing homes and the proposed homes. The site plan also
provides a natural buffer and lake between the adjacent units, together with the
construction of the sound barrier wall and placement of the homes, the proposed
project will provide a beneficial sound and visual barrier between Eastpointe and the
Turnpike.
Compatibility with the City’s Vision Plan
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At the time of the inception of the City’s Vision Plan, the site was under the jurisdiction
of Palm Beach County. The proposed development is however located within the
Urban Growth Boundary of the City’s Vision Plan and is consistent with the principals
and objectives of the plan. The proposed development will provide a system of
pedestrian sidewalks that will connect to the public sidewalk system as well as
providing a proposed emergency and pedestrian connection to the Eastpointe
community. The infrastructure required to service the project is currently in place and
the proposed development has included security and traffic calming techniques which
will enhance the safety and security of the community. A proposed emergency
access through the Eastpointe community will provide alternate emergency access for
both communities.
The proposed quality and pricing of the development will be consistent with the Trevi
project located on the south side of Hood Road as well as the immediately
surrounding Eastpointe and Mirasol developments. As noted in the City’s Vision Plan,
developments of higher intensities are acceptable adjacent to major roadways. In this
case the proposed development is consistent with the lower density use by right. The
proposed development plan will create a transitional buffer zone including a visual and
sound barrier between the existing Eastpointe community and the Turnpike.
The plan of development is consistent and comparable to the net densities of the
adjacent parcels. The proposed plan of development includes the protection and
preservation of natural resources and preservation of environmentally significant
lands. The preserve area will be enhanced by the addition of a pedestrian walkway
for the enjoyment of the community. The project will provide a variety of recreational
amenities including, a passive park area with Gazebo, a clubhouse complex with a
pool, a lake and a natural preserve.
Consistency with the City’s Comprehensive Plan
Economic Development Element
GOAL 13.1.: The economic goal of the city of Palm Beach Gardens is to achieve
sustainable economic development through a balanced and diversified
economy which is compatible with the city’s quality built environment and
protects important natural resources.
The proposed development will provide construction related jobs, as well as ongoing
maintenance and service jobs once the development is complete. The proposed
development will provide a high quality residential development which includes a 1.93
acre preservation area and 66% Open Space.
Future Land Use Element
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The predominant dwelling types in the Residential Medium category are attached and
detached single-family housing, duplexes, and townhomes. The compatible zoning
districts for this category are RL1, RL2, RL3, and RM. The proposed development is
within the urban service boundary and in accordance with Policy 1.1.1.4 the RM
District serves as a transition between Residential Low and more intense land uses,
such as the Turnpike. The site is centrally located with convenient access to
shopping and employment opportunities. The site is centrally located with access to
all required infrastructure and services.
Maximum allowable development
The maximum allowable development under the existing Residential Low - RL
designation is 4 dwelling units per acre and up to 6 dwelling units per acre
under a Planned Development. This designation would allow 50 units under
standard zoning by right and 75 units under a Planned Development.
Under the proposed Future Land Use designation of Residential Medium – RM,
the standard zoning density by right is 7 dwelling units per acre and up to 9
dwelling units per acre under a Planned Development. This designation will
allow 87 units under standard zoning and 112 units under a Planned
Development. The proposed plan of development intends to limit the maximum
density to 50 dwelling units through a notation on the Comprehensive Plan
map. The density levels of the proposed Planned Development plan are
consistent with the density levels allowed under the existing Future Land Use
designation and will not increase the intensity of the development as
anticipated when the property was annexed.
Transportation Element
Attached is a traffic analysis which indicates that the project build-out date will be the
end of 2019 and that no additional intersection modifications are required to the
roadway system for acceptable operation.
Infrastructure Element
Required infrastructure was confirmed at the time of annexation. The proposed
development is consistent with the intensity allowed under the existing zoning and
Future Land Use Designations. All required infrastructure is currently in place for the
proposed development.
Historical and Archeological Resources
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The applicant is not aware of any historical or archeological resources on the site.
Environmental Issues and Land Suitability for Proposed Land Use
The site has been designed to protect and preserve 1.93 acres of upland preserve in
addition to the perimeter buffers and open space throughout the site.
Sanitary Sewer
The Seacoast Utility Authority has provided a statement of service availability for the
proposed project which indicates that wastewater service is available upon the
payment of connection fees, administration fees and capacity reservation fees.
Potable Water
The Seacoast Utility Authority has provided a statement of service availability for the
proposed project which indicates that potable water service is available upon the
payment of connection fees, administration fees and capacity reservation fees.
Drainage
The drainage system has been designed to control all water within the site. The
project will have a perimeter berm established that will meet the 25 year 3 day storm
event requirements of the SFWMD and the City of Palm Beach Gardens. All offsite
runoff will be discharged and controlled by the project control structure.
Solid Waste
The Solid Waste Authority has provided a statement that capacity for solid waste is
available through the year 2046.
Parks and Recreation
Objective 7.1.1.: Provide open space areas, and active and passive recreation
facilities and areas for residents of Palm Beach Gardens in a timely manner so
as to comply with the Level of Service (LOS) standards set forth by this element
and to maintain such compliance in subsequent years.
1. FLUP Recreation and Open Space LOS - 5 acres of improvement parks per
1000 permanent residents
.58 acres are needed to meet the City’s FLUP Level of Service of 5 acres per 1000
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residents for the estimated 2.35 persons per unit per 50 dwelling units.
2. Land Development Regulations LOS – 3.7 acres of Neighborhood and
Community Park per 1000 permanent residents
.43 acres are needed to meet the City’s LDR Level of Service of 3.7 acres per 1000
residents for the estimated 2.35 persons per unit per 50 dwelling units.
The project is proposing 8.21 acres of Open Space which includes .68 acres of
recreation. The proposed recreation areas include a .18 acre Passive Park with
Gazebo, .31 acre clubhouse and pool area, and preserve area amenities. In addition
to the recreation areas, the project provides a community lake.
PUD PROJECT DETAILS
Density
The current land use and zoning designations of residential low allow for a density of
four (4) units per acre, however the district does not allow for townhouse structures.
The applicant is therefore requesting to modify the land use and rezone to the medium
residential district to allow the townhouses. The applicant is further proposing that the
project be conditioned to restrict the density of the site to the four (4) dwelling units per
acre as is currently permitted on the site.
Architectural Style and Special Features
The proposed elevations of the townhomes are very similar to the Trevi development
located just east of the site on the south side of Hood Road. The proposed
townhomes will have 4 alternative models and will be constructed with 4 unit buildings
and 5 unit buildings. There are two alternative combinations of models for the 5 unit
building which will allow for more variety along the street façade. Enhancements to the
elevations have been included which include decorative aluminum railings, decorative
iron grills, shutters, banding, wood trellis, stone headers and sills around the windows,
varied roof lines and natural color tones. The clubhouse and gazebo will use the
same colors and materials being used on the homes.
Access
Access to the site is proposed from Hood Road. The applicant is coordinating with the
Home Owners Association of Eastpointe to allow an emergency access point which
will benefit both communities. Because of the severe grade changes and the
proximity of the overpass to the front of the property, the proposed entrance design
has been coordinated with both the Turnpike Authority and the Palm Beach County
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Roadway Division. Included in the design is a dedicated right turn lane from the
overpass for eastbound traffic. The westbound traffic and the exit lane will be
transitioned westward along Hood Road. The entrance will be constructed at an
elevated grade with a gradual transition down into the site. The change in elevation
on the entrance drive adjacent to the preserve will create a beautiful perspective as
the residents enter the community. Included in the application are letters from Palm
Beach County, and the Turnpike Authority along with design drawings for the entrance
design from Messler and Associates.
Pedestrian Connectivity
The applicant is proposing to continue and connect to the existing public sidewalk on
Hood Road which currently terminates on the overpass. The sidewalk will be brought
into the community and continued for the length of the roadway providing access to
the clubhouse and the park from each home. The applicant is also proposing to build
a pedestrian pathway in the preserve area which will connect at the clubhouse.
Project Signage
Because of the extreme grade changes at the entrance and the limitations on the
entrance design established by Palm Beach County, the applicant is requesting a
waiver to allow the proposed entrance sign to be located in the Hood Road median
which has been created as part of the entrance design. The sign design is in a
chevron shape to allow clear visibility from both eastbound and westbound traffic. The
design is an adaptation of the Trevi entrance design, with the addition of unique
features which complement the proposed home designs. Special features include tile,
decorative pots and lighting. Colors and materials will be consistent with the homes
and buildings in the community. Landscaping, in accordance with City code
requirements, will be planted at the base of the sign.
Lighting
All proposed lighting for the site will be in accordance with the City of Palm Beach
Gardens Land Development Regulations. Special light shields will be added to the
lights at the entrance to eliminate any light intrusion onto abutting properties.
Landscape Buffers and Foundation Plantings
The site has been designed with a 25’ natural buffer for the majority of the site. Within
the buffer along the Turnpike, the applicant is proposing the construction of a 16’ wall
in the center of the buffer. Where the buffer adjoins the preserve area, planting will be
an extension of the preserve area plantings. Along the perimeters adjacent to
Eastpointe, the existing trees and understory will be maintained. Where exotic plants
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are removed, new native plant material will be planted to infill the buffer and preserve
areas. A street tree program of Oaks, pines, flowering trees and palms will be used.
Foundation planting will include a variety of designs to provide a varied streetscape.
Several areas have been designated to protect and preserve existing trees.
Site Amenities
The proposed site plan design allows 66% of the site to be consolidated into
community serving open space. Included in the design are a passive park with a
gazebo, a clubhouse with pool, a lake and 1.93 acre preserve area. Many of the
existing trees are being preserved throughout the site for a natural and mature design.
A majority of the homes have frontage on the preserve, the lake or a buffer. Ample
guest parking has been provided throughout the community. The gazebo in the park
will provide a pleasant location for passive activities. The clubhouse will provide a
convenient location for mail collection in addition to a lush landscaped deck around
the pool area. The tree lined lake can be used for fishing and other community
activities. The preserve area will be enhanced with a pedestrian pathway to allow the
residents to enjoy and explore the preserve.
Parking
Each residence will have a two-car garage with an additional two spaces provided in
the driveway. There will be eight spaces at the clubhouse and thirteen guest parking
spaces provided in a variety of locations throughout the property. All spaces will be
9.5’ wide and 18.5’ long, except for the handicap spaces which will be 12’ wide and
the driveway spaces which will be 20’ long.
Parking space width
Section 76-344 allows the City Council to approve a reduction in the width of parking
spaces provided a corresponding increase in open space is provided.
The applicant proposes to provide 9.5’ x 18.5’ parking spaces.
The criteria for approval for a reduction in the width of parking spaces requires
additional open space be provided at a ratio of 1.5 square feet for each square foot of
paved parking area that is reduced. The following formula demonstrates that the site
exceeds the current code requirement for open space and meets the criteria for
approval.
• There will be a total of 219 – 9.5’ parking spaces.
• The area of the reduced pavement area is 2025.75 square feet (18.5' x .5' = 9.25
sf/space x 219 spaces).
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• At a ratio of 1.5, we are required to provide 3038.62 additional square feet of open
space (2025.75 sf x 1.5).
• The 40% open space requirement is 4.95 acres (41,382 sf). The open space
provided on this site is 66% or 8.21 acres (357,628 sf).
• The site provides 7.26 acres (316,246 sf) more open space than is required by
code which exceeds the requirement for additional open space.
Drainage
The proposed drainage system will consist of 2' valley gutter on each side of the road
with standard curb and gutter inlets. The storm water will then be transmitted to a 1.55
acre lake located on the west central portion of the project. Approximately 1.55 acre-
feet of storm water will be retained to meet water quality standards as required by
SFWMD. The additional runoff waters will be discharged through a control weir. The
weir will discharge into a an existing lake within the Eastpointe Country Club. The lake
system with in Eastpointe Country Club is managed and operated by Northern Palm
Beach County Improvement District (NPBCID). The finish floor elevations will be set
at a minimum of 19.5' NGVD.
The proposed drainage system will be designed and graded so that all of the project's
storm water will be controlled within the site. The project will have a perimeter berm
established at a grade that will meet the 25 year 3 day storm event (18.50 NGVD) as
required by SFWMD and the City of Palm Beach Gardens. The drainage system will
have no adverse effect to adjacent properties.
Phasing
The proposed development will be constructed in one phase.
Platting
The applicant is requesting a waiver to allow permits for dry model homes to be issued
prior to the plat being recorded. This request is consistent with waivers previously
approved for Mirasol and Paloma and will allow construction to begin while the plat is
being processed for review and approval.
Environmental
The City requires 25% of environmentally-significant lands be preserved on site or
mitigated. Based on the City’s environmental standards and the site conditions, 1.9
acres of upland habitat are required to be preserved. Included in this application is an
environmental assessment which describes the condition of the property and the
conditions which have impacted the site conditions. The entire property is surrounded
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by developed lands, roads and highways. The adverse effects of this type of urban
setting reduces hydrology, and together with a lack of a natural fire regime, allows
encroachment of exotic vegetation. There are no jurisdictional wetland areas observed
on the property, nor were any gopher tortoises or other listed animal species
observed.
The habitat on the property is considered disturbed based on the recent
Environmental Study of the site, conducted by Environmental Services, Inc. The study
further states that the upland preservation area contains some of the highest quality
habitat that exists on the property and is located in an area dense with native oaks.
Through a Preserve Area Management Plan, the preserve area will be enhanced
through the eradication of exotic and nuisance species and supplemental planting of
native species where necessary. The enhancements and preservation of this habitat
will ensure long-term functional viability.
Land Development Regulations
SITE ANALYSIS:
CVS at Northlake Boulevard and Military Trail Comparison
(per code unless
otherwise noted)
Allowed/Required Proposed Compliance Waiver
Requested
Open Space
(PUD)
40% min. 66% yes
Minimum PUD
Development Size
250 acre 12.39 acres yes
Minimum Site
Area (RM)
131,100 sf
(Min. 7,500 sf for
the first two-family
unit, and min. of
5,150 sf for each
additional unit)
539,708.4 sf yes
Minimum Building
Site Area (RM)
None n/a n/a
Minimum Lot
Width (RM)
100'
30’
yes
Maximum Building
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SITE ANALYSIS:
CVS at Northlake Boulevard and Military Trail Comparison
(per code unless
otherwise noted)
Allowed/Required Proposed Compliance Waiver
Requested
Lot Coverage
(RM)
35% 67%
yes Maximum Height
Limit (RM)
36' 23’-7”
yes
Setbacks (RM)
Front 30’ 15’ yes
Side 10’ 0’ yes
Side Facing Street 20’ n/a n/a
Rear 20’ 7’ yes
Parking
Number Required 169 221 Yes
Stall Dimensions 10’ x 18.5 feet 9.5' x 18.5'
Additional
open space
provided as
required.
Loading Spaces None n/a n/a
Coordination with Eastpointe Home Owners Association
The applicant has made a commitment to coordinate with the Home Owners
Association of the Eastpointe Planned Development in efforts to maintain open
communication and to promote mutually beneficial improvements.
Waivers/Justification
One of the general purposes and intentions of the Planned Unit Development overlay
district is to “establish and encourage efficient and creative development or re-
development of property; to provide maximum opportunity for the application of
innovative concepts of development in the creation of aesthetically pleasing living,
shopping and working environments on properties of adequate size shape and
location...and to ensure that development occurs according to limitations of use,
design, density, coverage, and planning as stipulated in an approved development
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plan”. As a result of these concepts, the PUD Overlay District was created as a
Flexible Zoning district that is intended to allow for deviations from standard Land
Development Regulations. In turn, the applicant understands that they will be subject
to conditions of approval. Deviations to the standard Land Development Regulations
are accommodated through the waiver approval process. The granting of waivers
allows innovative, and creative design concepts to be realized that will be a benefit to
the city.
Along with the request for a rezoning to a PUD district, we have selected the
“underlying” zoning district of Residential Medium (RM) for the purposes of comparing
the proposed development plan with standard zoning district land development
regulations, and which allows for the townhouse product. The purpose of the
comparison is to identify any deviations that may be proposed from the standard land
development regulations.
The unique physical conditions of the parcel along with the desire of the applicant to
develop the site as a townhome community, has required the applicant to request a
number of waivers from the City’s LDRs. It should be noted that because of the
attached home design, the community serving open space can be consolidated, the
separation between adjacent uses can be increased, and more amenities can be
provided. The design allows a large number of the lots to abut the lake with the
remaining units abutting some form of natural area or buffer. As an alternative to the
concept of each lot enjoying an open space area, the proposed design provides these
community serving open space areas as an amenity and a benefit for all residents of
the community.
We believe that the design of this project is consistent with previously approved
townhouse projects in the City, is consistent with the intent and purpose of the PUD
district regulations, and is consistent with comparable development standards within
other communities. The code does not address the allowance of an attached product
type which requires the applicant to request a number of waivers. The approval of the
waivers will also allow a project design that increases the separation between the
existing homes in the Eastpointe community and creates more cohesive community
serving open space. Because the proposed development has been designed to
incorporate significant amenities into the design, the consolidated community serving
open space allows for creativity in designing the homes and placement on the lots. For
these reasons we feel the requested waivers should be approved and respectfully
request your support.
The applicant is requesting ten (10) waivers:
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Trevi Isle PUD Page 15
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1. The applicant would like to request a waiver from Section 78-141, Table 10, Lot
Width, to allow the width of the individual townhome lots to be reduced from 100’ to
30’. This waiver request is a result of the applicants desires to provide an attached
product type and represents the width of the individual homes. The open space that
would otherwise be included in the lot width has been incorporated into community
serving open space.
2. The applicant would like to request a waiver from Section 78-141 – Table 10, Lot
Coverage, to allow individual lot coverage to be increased from 35% to 67%. This
waiver request is a result of the applicants desire to consolidate individual lot area
open space into more cohesive community serving open space for the enjoyment of
all the residents. This waiver is consistent with similar waivers granted for attached
product types in other communities.
3. The applicant would like to request a waiver from Section 78-141, Table 10, Front
Setback, to allow a Front setback of 15’ for the non-garage portion of the home. In all
cases the garage portion of the home will meet a 20’ front setback providing a 20’
driveway. This waiver is consistent with previously approved waivers for similar
projects and will allow the townhouse product to be placed on the lots in a manner that
continues to provide a full size driveway along with adjacent landscaping and utilities.
The reduced front setback allows for a more flexible and creative approach to the
design of the townhouse product.
4. The applicant would like to request a waiver from Section 78-141, Table 10, Rear
Setback to allow a reduction of the rear setback of from 20’ to 7’ for buildings and
screen enclosures. In all cases the rear of the units will face some form of open space
which will provide a visual separation between uses. The homes are limited to the
design and configurations presented with one option for patio and landscape
alternatives. All yards will be maintained by the Master Association.
5. The applicant would like to request a waiver from Section 78-141, Table 10, Side
Setback to allow the reduction of the required 10’ side setback to allow an attached
product type. All buildings will have a minimum 15’ separation between structures.
6. The applicant would like to request a waiver from Section 78-154, Table 14,
Minimum Planned Development Size requiring Planned Developments located north
of PGA Boulevard and west of the Florida Turnpike to be a minimum of 250 acres. At
the time of the creation of this code requirement, the property was not included within
the boundaries of the city limits. Most of the land area within this geographic area can
meet this requirement. This property has been in this configuration and size prior to
the inception of the code provision and at the time of the annexation. Development of
this property as a Planned Development provides the City and the abutting resident’s
assurances that the project will be completed as presented and affords the City the
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Trevi Isle PUD Page 16
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opportunity to impose conditions of approval to protect the existing residents.
7. The applicant would like to request a waiver from Section 78-186(7)(a), Yards to
waive the perimeter wall height for residential communities from eight (8) feet to allow
the construction of a 16’ wall adjacent to the Florida Turnpike. The installation of the
wall is intended to lessen the visual and noise impacts of the Turnpike. This waiver
has been previously permitted for projects that are adjacent the Florida Turnpike and
Interstate 95.
8. The applicant would like to request a waiver from Section 78-284(b), Prohibited
Sign Locations to allow a sign in the right-of-way. The unique grades and location of
the property in relation to the Turnpike Overpass require the construction of an
elevated entrance drive into the site. The entrance drive configuration has been
designed in coordination with Palm Beach County and the Turnpike Authority. The
design includes a median which will accommodate the proposed sign however; the
median is in the right-of-way of Hood Road. The placement of the sign in the median
will meet all other requirements for visibility and required landscaping. Project
identification signage is an important element to allow clear communication for the
safety of the public. Placement of the sign in the right-of-way will reduce confusion for
the public as they try to locate the community. Because of the unique site constraints
and the design requirements of the roadway, there are no alternative locations for the
entrance sign.
9. The applicant would like to request a waiver from Section 78-345(d)(3), Number of
Parking Spaces Required, to allow an increase in the number of guest parking
spaces provided. The code requires 8 guest parking spaces and 2 clubhouse spaces.
The plan provides for 13 spaces around the community and 8 spaces at the
clubhouse. The parking provided exceeds the requirement for guest and clubhouse
parking by 11 spaces. The additional spaces provided throughout the community will
allow convenient access to guest parking spaces for the community as a whole. The
code limits excess parking to an increase of 10% over the required parking. The
proposed waiver exceeds the 10% allowance.
10. The applicant would like to request a waiver from Section 78-441(c), Platting, to
allow permits for vertical construction for Dry Models prior to the plat being recorded.
Allowing the issuance of vertical construction permits prior to the approval and
recording of the plat for the property allows the commencement of construction while
the documents are being processed. There are previous approvals of this waiver
included in similar projects. Conditions of approval prohibit the sale of the homes until
the plat is recorded, and allow for construction related issues to be resolved prior to
the plat being recorded.
Waiver Criteria:
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(1) The request is consistent with the city's comprehensive plan.
The proposed waivers are consistent with the provisions of the Land Development
Regulations that allow for waivers in a PUD. The proposed waivers are not in violation
of the Comprehensive Plan.
(2) The request is consistent with the purpose and intent of this section.
This request is consistent with the provisions of the code that allow waiver requests
within a Planned Unit Development district necessary to implement the site plan,
based upon the most comparable zoning district.
(3) The request is in support of and furthers the city's goals, objectives, and
policies to establish development possessing architectural significance,
pedestrian amenities and linkages, employment opportunities, reductions in
vehicle trips, and a sense of place.
The approval of the site plan and architectural design of the overall project satisfies
the city’s goals and objectives for a project with architectural significance, pedestrian
amenities and linkages, and a sense of place. Approval of the requested waivers will
enhance the proposed development by allowing for the proposed townhome
development to reflect traditional design and characteristics of similar Townhome
development in the City and allow for adequate parking for the residents and their
guests.
(4) The request demonstrates that granting of the waiver will result in a
development that exceeds one or more of the minimum requirements for PUDs.
The proposed waivers will allow for the development of the site as townhome
community that will provide for residential amenities and adequate parking for the
residents and their guests. In that City of Palm Beach Gardens’ Land Development
Code does not address the development requirements for a Townhome product, it is
necessary that the applicant request these waivers in order to provide for a townhome
community that is both innovative in its design, and provides exceptional community
amenities. The applicant proposes to exceed the open space and landscape
requirements for the site by 16 percent in the form of 1.93 acres of preserves, .18 acre
park, .31 acre clubhouse area, natural buffers and a lake.
(5) The request for one or more waivers results from innovative design in which
other minimum standards are exceeded.
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Trevi Isle PUD Page 18
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The proposed design of the townhome community allows for an efficient circulation
pattern on a uniquely shaped parcel of land, allowing for convenient and safe access
for the residents, along with a number of amenities that include a 1.55 acre accessible
lake, a 480 square foot clubhouse and pool area, a park and a 1.93 acre preserve.
The overall design of the site allows the consolidation of open space for the benefit of
the community as a whole. The design also allows for the maximum separation
between the existing Eastpointe homes and the proposed townhomes. The granting of
the waivers will allow the applicant to address the unique site location and access
constraints in a creative and innovative design.
(6) The request demonstrates that granting of the waiver will result in
preservation of valuable natural resources, including environmentally-sensitive
lands, drainage and recharge areas, and coastal areas.
The site design allows for the consolidation of open space and preservation area
which will which creates more viable and useful area for the community. The
proposed design will improve the quality of the habitat. The design will allow for
appropriate drainage and recharge areas, while providing for community usable open
space.
(7) The request clearly demonstrates public benefits to be derived, including but
not limited to such benefits as no-cost dedication of rights-of-way, extensions
of pedestrian linkages outside of the project boundaries, preservation of
important natural resources, and use of desirable architectural, building, and
site design techniques.
The proposed waivers will provide the residents of the PUD townhome community
larger consolidated areas of preserve and lake that can be shared by the community
as a whole and allows for the protection of a viable preserve area strategically located
maintaining the natural buffer along Hood Road. The proposed development has
been able to incorporate the construction of the public sidewalk system into the design
of the entrance which will complete the sidewalk route along Hood Road. The
consolidation of open space allows an increase in the separation between the propsed
units and the existing Eastpointe residential units.
(8) Sufficient screening and buffering, if required, are provided to screen
adjacent uses from adverse impacts caused by a waiver.
The project has been designed to provide buffers and preserves along all perimeter
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Trevi Isle PUD Page 19
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property lines. The proposed sound wall will provide a visual and sound barrier for all
adjacent communities. Careful attention has been given to protect and preserve many
of the existing trees in the proposed buffers. All adjacent properties that could be
affected by the proposed development are residential in nature and will be screened
by both existing and proposed buffer and lake areas.
(9) The request is not based solely or predominantly on economic reasons.
The proposed waivers are necessary in that the City of Palm Beach Gardens’ Land
Development Code does not address the development requirements for a townhome
product, or the unique conditions of the site. By granting approval of these waivers
the applicant will be able to provide for a townhome community that is innovative in its
design while providing residential amenities and exceeding open space and preserve
requirements.
(10) The request will be compatible with existing and potential land uses
adjacent to the development site.
The proposed development provides a transitional separation between the intense use
of the Turnpike and the residential community of Eastpointe. The density proposed is
consistent with the densities of the patio home parcels within Eastpointe and the zero
lot line parcels in Mirasol.
(11) The request demonstrates the development will be in harmony with the
general purpose and intent of this section, and that such waiver or waivers will
not be injurious to the area involved or otherwise detrimental to the public
health, safety, and welfare.
The proposed waivers are in harmony with the intent of this LDR section as they will
allow for unique development design solutions to a unique site, thereby providing for a
quality residential community with quality amenities. The granting of these waivers will
not be injurious to the area involved or otherwise detrimental to the public health,
safety, and welfare, but instead will allow a high quality residential community within
the City.
25'LandscapeBuffer25'Buffer 80.0'50.0'
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Drawing name: H:\JOBS\Trevi Isle - Hood & Turnpike_06-039\Kennedy Homes_LUP_.005\Drawings\Site Plan\2014-06-25_SP.dwg
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Palm Beach Gardens, FL
Conceptual Site Plan
Trevi Isle
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PETITION NO:PROJECT NAME:EXISTING LAND USE DESIGNATION:PROPOSED LAND USE DESIGNATION:EXISTING ZONING DISTRICT:PROPOSED ZONING DISTRICT:SECTION/ TOWNSHIP/ RANGE:PCN (S):TBDTREVI ISLERLRMRL-2RM34/41/42 & 27/41/4252-42-41-34-00-000-103052-42-41-27-00-000-5010 SITE DATA:GROSS SITE AREA:RESIDENTIAL HOUSING TYPE: (FEE SIMPLE, 2 STORIES, LOT SIZE=30' x 80')RESIDENTIAL HOUSING CLASSIFICATION:TOTAL DWELLING UNITS:PROPOSED GROSS DENSITY (50D.U. / 12.39 AC.):BUILDING HEIGHTTOTAL BEDROOMS: 39 UNITS @ 3 BDRMS & 11 UNITS @ 4 BDRMS =LOT COVERAGE ALLOWED (MAX. 35%):PROVIDED:12.39 AC.MULTI-FAMILYATTACHED50 D.U.4.0 D.U./AC.26'161 BR.MAX.4.34 AC.1.50 AC. (12.13%)REQUIRED RECREATION AREA:PROPOSED RECREATION AREA:PROPOSED PARK:PRESERVE CREDIT:TOTAL:
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OPEN SPACE REQUIREDACREAGE
%
4.95 AC.
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OPEN SPACE PROPOSEDACREAGE
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Landscape / Sod areas3.28 ac. / 142,877 SFRetention Water Surface Area 1.55 ac. / 67,518 SFLME0.96 ac. / 41,817 SFPreserve Area1.93 ac. / 84,071 SFRecreation area 0.49 ac. / 21,344 SFTotal: 8.21 ac. / 357,628 SF
6
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WAIVER REQUESTS:1.Sec. 78-141., Table 10: Lot width - A waiver to allow a reduction of the minimum lot width of 100 feet for a multifamily dwelling to allow 30 foot wide lots.2.Sec. 78-141., Table 10: Lot Coverage - A waiver to allow for an increase in the maximum 35% lot coverage to allow for a maximum of 67% lot coverage.3.Sec. 78-141., Table 10: Front Setback - A waiver to allow for a reduction of the front 30 foot setback to allow for a front setback of 15 feet.4.Sec. 78-141., Table 10: Rear Setback - A waiver to allow for a reduction of the rear 20 foot setback to allow for a rear setback of 7 feet.5.Sec. 78-141., Table 10: Side Setback - A waiver to allow for a reduction of the side 10 foot setback to allow for a side setback of 0 feet.6.Sec. 78-154, Table 14: Minimum PUD Development Size - A wavier to allow a reduction in the size of a PUD Development from 250 acres to 12.39 acres.7.Sec. 78-186 (7)(a). Yards. A waiver to allow for an increase in the height of the perimeter wall from 8 feet to a height of 16 feet.8.Sec. 78-284(b). Prohibited signs and prohibited sign locations - A waiver to allow the project signage to be located off-site and in the right-of-way of Hood Road.9.6HFWLRQ G 1XPEHURI3DUNLQJ6SDFHV5HTXLUHG$ZDLYHUWRDOORZDQLQFUHDVHLQWKHJXHVWSDUNLQJVSDFHVSURYLGHGLQH[FHVVRIRIWKHUHTXLUHGSDUN
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7KHZDLYHUZLOODOORZIRUSDUNLQJVSDFHVWREHSURYLGHGDQLQFUHDVHRISDUNLQJVSDFHV10.Section 78-441(c), Plat - A waiver to allow the issuance of building permits prior to approval of the plat.
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