HomeMy WebLinkAbout022615 - DRC - 5700 PGA BlvdCITY OF PALM BEACH GARDENS
MEMORANDUM
1
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
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, City 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: January 6, 2015
FROM: Tamashbeen Rahman, AICP, Senior Planner
trahman@pbgfl.com
561-799-4237 (direct line)
561-799-4281 (fax)
SUBJECT: Development Review Committee (DRC) Meeting for Petition PPUD-14-12-000038:
A request for a Planned Unit Development (PUD) Overlay Rezoning and Site Plan
approval to accommodate a 71,000 square foot three (3)-story professional and
medical office building for the property located at 5700 PGA Boulevard (a.k.a.
BallenIsles East Outparcel)
TIME: Wednesday, February 18, 2015 from 3 p.m. to 4 p.m.
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Please provide your comments on the subject DRC petition no later than 12:00 noon on Wednesday,
January 21, 2015. 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 Wednesday, February 18, 2015 from 3 p.m. to 4
p.m.
PALM BEACH GARDENS PETITION NUMBER PPUD-14-12-000038
A request from EW Outparcels, LLC to develop a 5.32 acre property located at the southeast corner of
PGA Boulevard and BallenIsles Drive to accommodate a three (3)-story 71,000 square foot office
building. The proposed breakdown of the square footage for the office building is 13,200 square feet of
professional office space and 57,800 square feet of medical office space. The site is located within the
PGA Boulevard Overlay and has a zoning designation of Neighborhood Commercial (CN) and a future
land use designation of Commercial, and is currently vacant.
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
Jennifer Morton, J Morton Planning & Landscape Architecture, Inc.
Lauren McClellan, Wantman Group, Inc.
BALLENISLES EAST OUTPARCEL
SITE PLAN APPLICATION
Background Information
EW Outparcels, LLC (Applicant) desires to develop the 5.32 acre property located at the southeast corner
of PGA Boulevard and BallenIsles Drive (Property) with a 50 foot tall three‐story 71,000 square foot office
building. As shown on the attached site plan, the Applicant intends to divide the total square footage of
the building as follows: 13,200 square feet for professional office and 57,800 square feet for medical office.
The Property is located within the PGA Boulevard Overlay and has a zoning designation of Neighborhood
Commercial (CN) and a future land use designation of Commercial. The Property is currently vacant. The
uses surrounding the Property are detailed in the table below.
Future Land Use Zoning
Designation
Use Development
Name
North Residential
Medium
PCD Golf Course & Single
Family Residential
Old Palm PCD
South Golf & Residential
Low/Residential
Medium
PCD Golf Course & Single
Family Residential
BallenIsles Golf
Course &
BallenIsles PCD
East Commercial &
Residential High
CN &
Residential
High Density
Retail/Office & Multi‐
Family Residential
PGA Concourse &
Longwood Condos
West Residential Low RL3 Vacant Vacant
Team
Owner/Applicant Agent/Planner
EW Outparcels, LLC J. Morton Planning & Landscape Architecture, PA
John Clark Bills Jennifer Morton
3920 RCA Boulevard, Suite 2002 3920 RCA Boulevard, Suite 2002
Palm Beach Gardens, Florida 33410 Palm Beach Gardens, Florida 33410
jmorton@jmortonla.com
(561) 371‐9384
Traffic Engineer Engineer/Planner
Kimley‐Horn and Associates, Inc. Wantman Group, Inc.
Adam Kerr Chris Holmes/Lauren McClellan
1920 Wekiva Way 2035 Vista Parkway
West Palm Beach, Florida 33407 West Palm Beach, Florida
(561) 845‐0665 (561) 687‐2220
Justification Statement
1. Explain the nature of the request.
The Applicant is proposing to develop a three‐story 71,000 square foot professional/medical office
building on the 5.32 acre Property. Professional/medical office uses are permitted in the
Neighborhood Commercial (CN) zoning district within the PGA Boulevard Corridor Overlay. The
proposed site plan shows one ingress/egress point on BallenIsles Drive and one right out onto PGA
Boulevard.
The Landscape Plan for BallenIsles East takes a holistic approach to the proposed outparcel
development. The existing clusters of native trees, palms, and shrubs planted along the
meandering side walk adjacent to the ROW are to remain in place, preserving the mature look
from PGA Blvd and matching the remainder of the frontage. The foundation planting around the
proposed building pulls cues from the main entrance of BallenIsles by utilizing a similar plant
palette. In an effort to reduce maintenance, irrigation, and the amount of turf on site, the parking
islands have been planted with native or drought tolerant shrubs and groundcovers. Native
canopy trees are utilized to reduce the heat island effect. By blending the plant palette of
BallenIsles main entry and the native palette of the ROW buffer along PGA Blvd, the proposed
development will integrate with the existing surroundings and have an overall upgraded aesthetic
appearance.
2. What will be the impact of the proposed change on the surrounding area?
The City’s Future Land Use and Zoning Maps identify the Property as Commercial and
Neighborhood Commercial, respectively. The proposed development will be consistent with the
PGA Boulevard Corridor Overlay as well as the existing future land use and zoning designations.
The proposed professional/medical office building will provide additional needed services to the
surrounding residential communities. Office uses tend to generate less traffic and noise than retail
uses as they are typically open during the week and have business hours during the day. Therefore
the impact of the proposed development will be minimal on the adjacent residential uses.
3. Describe how the rezoning request complies with the City’s Vision Plan and the following
elements of the City’s Comprehensive Plan – Future Land Use, Transportation, Housing,
Infrastructure, Coastal Management, Conservations, Recreation and Open Space,
Intergovernmental Coordination and Capital Improvement.
The City’s Future Land Use and Zoning Maps identify the Property as Commercial and
Neighborhood Commercial, respectively. This application does not propose changes to the existing
future land use or zoning designations.
4. How does the proposed project comply with City requirements for preservation of natural
resources and native vegetation (Section 78‐301, Land Development Regulations)?
The proposed development will comply with the purpose and intent of Section 78‐301 of the City
Code by conforming to the 10 standards listed. The development will protect, preserve and
enhance the natural environment and beauty of the City as further detailed below.
1) The proposed development will improve and sustain the aesthetic appearance of the City by
providing a significant landscape buffer adjacent to the right‐of‐way in accordance with the
requirements of the PGA Boulevard Overlay.
2) The proposed development will provide adequate landscape area thus not negatively
impacting air and water quality in the City.
3) Significant landscaping, including trees and shrubs will be installed so as to naturally buffer
noise and reduce pollution.
4) The Applicant is proposing landscaping throughout the parking lot in order to reduce the heat
island effect on the building and paved areas which will assist in energy conservation.
5) Soil erosion will be reduced by stabilizing the soil with sod and other appropriate measures.
6) The Property is located within an urbanized area not adjacent to any conservation area. Urban
wildlife will not be negatively impacted by the development of the Property.
7) Drought tolerant plants have been proposed and included on the landscape plan for this
development.
8) As indicate in the table above, the surrounding uses to the north, south and west are
residential, while the property to the east is commercial. Although the proposed office use is
not incompatible with any adjacent use, appropriate screening and buffering will be provided
in accordance with City code requirements.
9) The Property is currently vacant, thus not contributing any economic benefit to the City.
10) Once developed, the Property will become an economic asset to the City and contribute to the
public health, safety and welfare more than the existing vacant lot.
5. How will the proposed project comply with City requirements for Art in Public Places (Chapter 78‐
261, Land Development Regulations)?
The Applicant intends to provide an in lieu payment rather than provide art on‐site.
Waiver Requests
Concurrent with the site plan application, the Applicant is requesting two waiver requests as further
detailed below.
Waiver # 1
The Applicant is requesting to allow a 50 foot tall building rather than the maximum 35 foot tall building
permitted by Code to accommodate three stories. A three story building will allow for a more compact
building footprint that can be developed closer to PGA Boulevard while reducing the amount of impervious
area and increasing the amount of landscape area. The multi‐family residential development to the
southeast is comprised of three story buildings. The proposed three‐story office building will not impact
the single family developments to the north or south as the closest single family house is over 900 feet
away.
1. The request is consistent with the City’s Comprehensive Plan.
This waiver request will allow for the development of a three‐story professional/medical office
building within the PGA Boulevard Corridor Overlay. The proposed building height is 50 feet which
is within the maximum building height limitation of 50 feet in the City’s Comprehensive Plan (Policy
1.1.1.7). The proposed request will allow for development consistent with the PGA Commons
development to the east, which is also three stories. The proposed three‐story building will
contribute to PGA Boulevard as the City’s “main street” character (Policy 1.1.2.5).
2. The request if consistent with the purpose and intent of this section.
The proposed waiver is consistent with the purpose and intent of Section 78‐158 of the City’s code
which encourages an innovative and creative design that will benefit the City and surrounding
neighborhoods. This waiver request is not included in the list of prohibited waiver requests.
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 proposed waiver request will allow for a 71,000 square foot office building that can meet the
market demands of the surrounding community. The proposed waiver is necessary in order to
accommodate the square footage within a building with a smaller footprint. The reduced footprint
will allow for additional pedestrian amenities and linkages. Additionally, the three‐story building
will be of a scale that is architecturally consistent with other three‐story buildings along PGA
Boulevard including the multi‐family development adjacent to the southeast, PGA Commons, and
Mainstreet at Midtown.
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 waiver is necessary in order to accommodate the square footage within a building
with a smaller footprint. The reduced footprint will allow for an increased amount of open space
around the building that will accommodate additional landscaping consistent with the intent and
purpose of the PUD to allow for the provision of adequate light and air.
5. The request for one or more waivers results from innovative design in which other minimum
standards are exceeded.
The proposed waiver is necessary in order to accommodate the square footage within a building
with a smaller footprint. The reduced footprint will allow for an increased amount of pervious area
that will accommodate additional landscaping, pedestrian linkages, and parking spaces.
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.
By allowing a slightly taller building, more of the Property can be utilized for the preservation of
valuable natural resources. The requested waiver to allow the development of a three‐story
building will result in the preservation of open space to accommodate drainage and water
retention.
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 or pedestrian linkages outside of the
project boundaries, preservation of important natural resources, and use of desirable
architectural, building, and site design techniques.
As mentioned above, the proposed request will allow for the development of a 71,000 square foot
building within a smaller footprint. The proposed three‐story building will be of a scale that is
consistent with other buildings along PGA Boulevard. Additionally, the proposed building is
situated on the northern half of the Property close to PGA Boulevard with the parking area behind
the building. This site design has also been used for other developments along PGA Boulevard
including PGA Commons and Mainstreet at Midtown.
8. Sufficient screening and buffering, if required, are provided to screen adjacent uses from adverse
impacts caused by a waiver.
Due to the Property’s location within the PGA Boulevard Corridor Overlay, 55 feet of landscaping
is required abutting PGA Boulevard. The building is situated in the north half of the Property away
from any adjacent residential uses. It should be noted that the closest single family home that
would be impacted by any proposed building on the Property would be more than 900 feet away.
9. The request is not based solely or predominantly on economic reasons.
The proposed waiver is not based on economic issues. In fact, a taller three‐story building is more
expensive to construct than a two‐story building. This waiver is being requested to accommodate
the required landscape buffers, open space, pedestrian amenities, and parking requirements. The
proposed building will be of a scale that is consistent with other buildings along PGA Boulevard.
10. The request will be compatible with existing and potential land uses adjacent to the development
site.
This waiver request to allow for a 50 foot tall three‐story building is compatible with the existing
and potential land uses adjacent to the development. As indicated above, the closest single family
house is more than 900 feet away. The proposed building will be situated close to PGA Boulevard
so as to lessen any impacts on the Ballen Isles development. The proposed building is of the same
scale as many other buildings in the vicinity along PGA Boulevard.
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.
This waiver request is consistent with other new developments along PGA Boulevard including PGA
Commons and Mainstreet at Midtown. Furthermore, as detailed above the proposed three‐story
building will have a smaller footprint than a two‐story building with the same square footage. This
allows for additional pervious area for landscaping and drainage, which is in harmony with the
intent of this section of the code.
Waiver # 2
The Applicant is requesting to allow 10 consecutive parking spaces between landscape islands rather than
9 consecutive parking spaces per Code. The Applicant wants to provide ample parking spaces to
accommodate employees and clients of the proposed offices. The industry standard square footage per
person for office is between 125 sq. ft. and 225 sq. ft. per person. Utilizing this standard to aid in parking
calculations, the proposed 71,000 square feet of office would generate a demand for parking larger than
the City’s parking generation rates. The required amount of landscape area will still be provided on‐site.
1. The request is consistent with the City’s Comprehensive Plan.
This waiver request will allow for the development of a 71,000 square foot professional/medical
office building within the PGA Boulevard Corridor Overlay.
2. The request if consistent with the purpose and intent of this section.
The proposed waiver is consistent with the purpose and intent of Section 78‐158 of the City’s code
which encourages an innovative and creative design that will benefit the City and surrounding
neighborhoods. This waiver request is not included in the list of prohibited waiver requests.
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 proposed waiver request will allow for a 71,000 square foot professional/medical office
building that can meet the market demands of the surrounding community. The proposed waiver
is being requested to accommodate the parking demand anticipated by the Applicant. This request
will aid in creating additional employment opportunities.
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 waiver is being requested to accommodate the anticipated demand for parking.
Granting of the waiver will allow for the provision of needed additional parking. The proposed
development will meet the other requirements for landscaping and open area provision.
5. The request for one or more waivers results from innovative design in which other minimum
standards are exceeded.
As mentioned above, this waiver to allow a landscape island every 10 parking spaces rather than
every 9 spaces as required by code will allow for the development of an office building with enough
parking spaces to accommodate employees, client, patients, and customers of the proposed
tenants. The Applicant is proposing to add parking diamonds throughout the site to ensure that
each parking space is within the required 40 feet from the center of a shade tree. The amount of
landscaped area will exceed the amount required by the City’s code.
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.
Granting of this requested waiver will not impact natural resources. The proposed parking area
boundaries have been designed and are static. The Applicant is requesting this waiver in order to
accommodate the additional parking desired within the fixed parking area boundary. If the
Applicant were to meet the landscape island every nine space requirement, additional parking
area would be needed.
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 or pedestrian linkages outside of the
project boundaries, preservation of important natural resources, and use of desirable
architectural, building, and site design techniques.
As mentioned above, the proposed request will allow for the accommodation of additional parking
spaces on‐site without providing additional impervious area. Additional parking spaces are needed
to meet the parking demands of the proposed professional/medical office. As demonstrated by
several other uses in the City, including other professional/medical offices, parking demands
during peak hours is often more than the minimum number of spaces required by the City’s code.
8. Sufficient screening and buffering, if required, are provided to screen adjacent uses from adverse
impacts caused by a waiver.
Due to the Property’s location within the PGA Boulevard Corridor Overlay, 55 feet of landscaping
is required abutting PGA Boulevard. The building is situated in the north half of the Property away
from any adjacent residential uses. It should be noted that the closest single family home that
would be impacted by any proposed building on the Property would be more than 900 feet away.
As indicated above, the proposed boundary of the parking area is fixed and will not change
regardless of the granting of this waiver. Therefore there will be no impact on surrounding
properties.
9. The request is not based solely or predominantly on economic reasons.
The request to allow a parking island every 10 parking spaces rather than every 9 spaces as
required by the City’s code is consistent with other municipal codes in the area such as Jupiter,
Lake Park, West Palm Beach, June Beach, and Palm Beach County. The proposed waiver is not
based on economic issues, rather on ensuring that the parking will meet the demands of the
proposed professional/medical office.
10. The request will be compatible with existing and potential land uses adjacent to the development
site.
This waiver request to allow for the provision of a parking island every 10 parking spaces rather
than every 9 spaces per code is compatible with the existing and potential land uses adjacent to
the development. As indicated above, the closest single family house is more than 900 feet away.
The proposed building will be situated close to PGA Boulevard so as to lessen any impacts on the
Ballen Isles development. The proposed building is of the same scale as many other buildings in
the vicinity along PGA Boulevard.
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.
This waiver request is would allow for the configuration of a parking lot that is similar to other
developments constructed recently along PGA Boulevard including PGA Commons, Bascom Palmer
office at PGA National, Legacy Place, and Downtown at the Gardens.
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BUILDING DATA
PROPOSED TOTAL SQUARE FOOTAGE
SECTION
SITE DATA
SF
PGA
CONCOURSE
FUTURE LAND USE
COMMERCIAL
FLU:
COMMERCIAL
EXISTING ZONING
NEIGHBORHOOD COMMERCIAL (CN)
ZONE:
NEIGHBORHOOD
PROPERTY CONTROL NO.
52- 42- 42- 11 -00- 000 -3100
COMMERCIAL
GROSS SITE AREA
5.2691 ACRES
USE:
RETAIL /OFFICE
RETENTION AREA
5,293 SF (2.3 %)
1 PARKING
LOADING PROPOSED
TOTAL IMPERVIOUS AREA
110,628 SF (48.2 %)
SPACES
REQUIRED
TOTAL PERVIOUS AREA
113,600 SF (49.5 %)
BUILDING DATA
PROPOSED TOTAL SQUARE FOOTAGE
SECTION
PROFESSIONAL OFFICE: 14,400
SF
MEDICAL OFFICE: 56,600 SF
WAIVER
PROPOSED HEIGHT
78 -153
PARKING DATA
36 FEET
PARKING REQUIRED
14 FEET
1 SPACE /300 SQ FT (PROFESSIONAL
OFFICE)
1 SPACE /200 SQ FT (MEDICAL
OFFICE)
PARKING PROVIDED
0
HANDICAP PARKING REQUIRED
78- 315(b)
HANDICAP PARKING PROVIDED
1 EVERY 9 PARKING
LOADING REQUIRED
1 PARKING
LOADING PROPOSED
BUILDING SETBACKS
SPACES
REQUIRED
PROPOSED
FRONT 40 FEET
222 FEET
SIDE 30 FEET
240 FEET
SIDE STREET 30 FEET
38 FEET
REAR 30 FEET
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1. ALL PAVEMENT MARKING AND STRIPING, EXCLUDING MARKING
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2. HANDICAPPED PARKING SIGNS SHALL BE PLACED BEHIND THE
SIDEWALK IN AREAS WHERE SIDEWALK ABUTS THE STALL.
3. ALL HANDICAPPED ACCESSIBLE RAMPS SHALL MEET ALL
APPLICABLE LOCAL, REGIONAL AND STATE ACCESSIBILITY
GUIDELINES AND REGULATIONS. ANY MODIFICATIONS SHALL BE
APPROVED BY THE ENGINEER OF RECORD.
4. ALL TREES AND LANDSCAPING WILL BE FIELD LOCATED TO
AVOID CONFLICT WITH THE EXISTING AND PROPOSED UTILITIES,
LONGWOOD CONDOS LIGHT POLES AND DRAINAGE LINES.
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