HomeMy WebLinkAbout081915 - DRC - Gosman Parcel
PROJECT NARRATIVE
Gardens Corporate Center
PUD Site Plan Amendment
July 1, 2015
Request/Location:
On behalf of Gardens Corporate Center, LLC, we would like to request a Site Plan
Amendment to Phase 2 of the 15.6-acre Planned Unit Development (PUD) known as the
Gardens Corporate Center (f/k/a Medical Mall Phase 2) to allow Class “A” professional
office buildings. The subject site is located on the northeast corner of the PGA Boulevard
(PGA Bypass) and Alternate AIA in the City of Palm Beach Gardens Florida. Only the
Phase 2 area is addressed with this request.
Proposed:
The proposed buildings and garage parking structure are consistent with the previously
approved 223,943 s.f. square footage of professional office space that is vested based on
Ordinance 6, 2013.
The Site Plan Amendment application is being requested to allow changes to the approved
site plan and architecture, the site changes more specifically are as follows:
− The site plan has been revised to provide approximately 192 surface parking spaces
and approximately 714 parking spaces within the proposed garage;
− Addition of an entrance into the site from the PGA Bypass Lane;
− The architecture has been redesigned to provide a modern iconic design consistent
with PGA Corridor.
− Art in Public Places (AIPP) locations have been shown on the proposed site plan.
History:
The following is a list of all the approvals for Gardens Corporate Center:
Gardens Corporate Center
LIST OF APPROVALS
Petition No. Application Request Date of Approval
Resolution 9, 1984 MacArthur Regional Center DRI approved on 458
acres of land
February 16, 1984
Resolution 118,1994 Creating a PUD for construction of professional
office buildings and a Skilled Nursing Facility within
the Regional Center DRI
September 1, 1994
Resolution 21, 1995 The Medical Mall at Palm Beach Gardens Plat 1 –
replatting to include the Gardens Corporate
Center, prior to issuance of the next building
permit
February 16, 1995
Resolution 89, 1995 Approve modification to exterior of Medical Mall September 7, 1995
Gardens Corporate Center
July 1, 2015
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Gardens Corporate Center
LIST OF APPROVALS
Petition No. Application Request Date of Approval
Resolution 69, 1996 Approve modification to exterior of Medical Mall April 18, 1996
Resolution 164, 1996 Approve modification to exterior of Medical Mall December 5, 1996
Resolution 64, 1998 Approve Master Signage for MacArthur Center September 3, 1998
Resolution 10, 2001 Granting Waivers to allow additional wall signs and
for two (2) signs to be located beneath the tenth
floor parapet of the 3801 PGA Boulevard Building
January 18, 2001
Ordinance 42, 2001 Amend Phase 2 of the “Medical Mall” December 6, 2001
Resolution 66, 2007 Approving an agreement between the City of Palm
Beach Gardens and Downtown at the Gardens
related to parking at Downtown at the Gardens
June 2007
Resolution 27, 2010 Approving an agreement between the City of Palm
Beach Gardens and Downtown at the Gardens
related to parking at Downtown at the Gardens
June 3, 2010
MISC 12-04-000084 Time extension for the temporary parking for use
on the Gasman Property for a period of three (3)
years (expires June 2015)
June 12, 2012
Ordinance 06-13 Amending regional center May 2, 2013
Resolution 22-13 Rescinding of DRI April 4, 2013
Resolution 23-13 Approved Master Plan and conditions May 2, 2013
Resolution 47, 2013 Modify a previously approved monument sign for
Phase 1 (3801 PGA Boulevard)
July 16, 2013
Surrounding Uses:
The subject site is bounded on the north by Kyoto Gardens and then Downtown at the
Gardens; to the east is the Medical Mall Phase 1; to the south is PGA Boulevard; and to the
west is Alternate AIA.
Existing Zoning and Land Use Designations
EXISTING USE FUTURE LAND USE ZONING
SUBJECT PROPERTY: PO PUD
TO THE NORTH :
Kyoto Gardens and Downtown
at the Gardens
PO PCD
TO THE SOUTH :
PGA Boulevard
TO THE EAST :
Medical Mall Phase I
PO PCD
TO THE WEST :
Alternate AIA
Concurrency
A Traffic Report has been submitted as part of the application request. However, the
project is vested pursuant to Ordinance 6, 2013.
Gardens Corporate Center
July 1, 2015
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Architecture:
The architecture is in keeping with the established caliber of the PGA corridor and the City
of Palm Beach Gardens while also creating a unique statement for this location. The
proposed buildings are designed with clean lines and steel to reflect a modern classic
character in neutral hues that are consistent in the corridor. A sense of place is defined
with the proposed rooftop art that provides iconic elements that will read during the day and
night. At the ground level water is used in artistic amenities that will include a water wall
and artful fountain. Thus the proposed architecture will create locational identity from a far
and at the pedestrian level. The Art in Public Places requirement is being address to
emphasize location and as a part of the architectural character of the building itself.
Parking and Circulation:
The applicant is proposing a revised site plan to provide an additional direct access point
(ingress only) along the PGA Boulevard bypass into the Phase II building parking lot. This
additional access will allow for better circulation through the site.
The proposed site plan includes on-grade parking, as well as the proposed 3 story garage.
This improves the parking to better support circulation throughout the site. Parking will
exceed the code required number.
Landscape:
Maintain consistency with the established character of the area with highlighted hardscape
amenity areas.
Landscape Points:
The table below shows how the proposed plan exceeds required points.
LANDSCAPE POINTS
Required Landscape Points 11,428
Approved
Provided Landscape Points 17,040
Waivers:
Ordinance 42, 2001 approved on December 6, 2001 granted the following two waivers for
Phase 2 in Ordinance 42, 2001:
1. A waiver from Section 78-344(l), which requires 10-foot wide parking spaces to
allow for 9-foot wide parking spaces in the parking garage.
Gardens Corporate Center
July 1, 2015
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2. A waiver for maximum height for buildings – Section 78-153 which allows a
maximum building of 36 feet, to allow for buildings up to 6-stories (98 feet) in
height.
The proposed waivers are:
1. Special Front Setback (Section 78-186 (6) and 78-221d(4):
− PGA Boulevard Overlay – reduction of the 55 foot setback to 15 feet to
pavement and 88’ to building;
− Alternate AIA – reduction of the 55 feet to minimum 11.8’ feet to pavement
and 28.1’ to building;
Although the Applicant is requesting a waiver from these requirements, it
should be noted that this parcel is within an overall PCD that provides a
buffer along Alt. A1A and the PGA that meets the intent of the special
setback requirements (A1A 60+ feet and 120+ feet on PGA.) Thus, the
relief is requested for the site plan that is within the PCD. Note along PGA,
the applicant is working to have the FDOT easement released to work to
ensure the buffer will be maintained.
2. Height of proposed building (Section 78-153) – previous waiver to 98 feet –
proposing 138’-4”. Note - on approved Site Plan dated December 6,
2001/Ordinance 42, 2001 - existing Phase 1 building is approximately 151’
to top of skylight; proposed Phase 2 – 89’-6” to top of parapet; and garage
is 75’ to ridge high point); a waiver for 98 feet is currently approved. Thus
our request is consistent with the previous approvals and provides for
height in a location where the City has established a character for the
corridor which is in proximity of I-95 and that sets a sense of arrival to the
City. The four sided iconic architecture provides added benefit for this
consideration.
3. Right of way Landscape Buffer (Section 78-319(2) along Kyoto Gardens –
reduction of the required 20 foot landscape buffer to 17’ with a 5’ overlap of the
utility easement.
The requirement for a 20 foot landscape buffer along Kyoto Gardens Drive
is needed because of the width of the roadway and expanded intersection
designs. The roadway is also wider because of the center landscape
median that ranges from 7.5’ to 19 feet in width. These expanded
intersections that provide the turn lanes into the MacArthur Center/Mall and
Downtown at the Gardens. The area is additionally restricted for
addressing utilities for the same reasons. Due to the utility placement, the
buffer has an existing ten foot utility overlap (code only permits 5 feet) thus
forces more consideration for relief. However, the overall design
maintains the thematic landscaping of the center. The project well exceeds
the landscape points required for the project.
Gardens Corporate Center
July 1, 2015
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WAIVERS AND SITE DEVIATIONS
ITEM SECTION CODE APPROVED APPROVAL
METHOD
Parking Space Width Sec. 78- 344(l) 10 foot spaces 9 foot spaces in garage Ordinance 42, 2001
Max. Building Height – Phase 2 Sec. 78-153 36 feet 98 feet Ordinance 42, 2001
PROPOSED REQUESTED
WAIVERS
Special Front Setback –
- PGA Overlay – PGA Blvd,
- Alt. AIA
78-186 (6) and
78-221d (4)
No pavement or
building within the
55 foot setback;
PGA –
- pavement 17’
- building – 88.5’
Alt. AIA –
- pavement 11.8’
- building 28.1’
Yes
Right of Way landscape buffer
along Kyoto Gardens
Sec.78-319(2) 20 foot buffer with
5’ U.E. overlay
17 feet with 10 foot UE
overlap Yes
Max. Building Height – Phase 2 Sec. 78-153 (36 feet)
Approved waiver:
98 feet
138’-4”
Yes
Criteria for waivers is provided for in Section 78-158 of the code. Please note that all
the requested waivers fulfill these criteria:
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 Planned Developments. The proposed waivers are not in violation of
the Comprehensive Plan.
2. The request is consistent with the purpose and intent of this section – the
proposed waivers are consistent with the provisions of the code that allow waiver
requests within a Planned Development district necessary to implement the site plan,
based upon the most comparable zoning district to provide for more innovative design.
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 providing
buildings of architectural significance, pedestrian amenities including water features,
new employment opportunities, and establishing a sense of place.
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 request to
waiver some of the standards of the district provides for the opportunity to create an
iconic modern design with the two (2) office buildings and garage in a premier location
of the City.
Gardens Corporate Center
July 1, 2015
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5. The request for one or more waivers results from innovative design in which
other minimum standards are exceeded – the proposed improvements and
subsequent waivers promote innovate and creative planning and design that will
improve the functionality and efficiency of the site, while addressing current market
trends. Noting the requests including the additional height are consistent with the
established development pattern in the existing PUD, the PCD and the area.
6. The request demonstrates that granting of the waiver will result in the
preservation of valuable natural resources, including environmentally-sensitive
lands, drainage and recharge areas, and coastal areas – the site has previously
been used as a temporary parking lot for Downtown at the Gardens with some of the
areas being cleared. The proposed improvements and waiver requests will have no
impact on valuable natural resources or environmentally-sensitive lands.
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 waiver requests will result in public benefits such as promoting
desirable architectural building and site design techniques. The granting of the waivers
will allow the site to make improvements that will enhance the functionally, efficiency
and aesthetics of the site.
8. Sufficient screening and buffering, if required, are provided to screen adjacent
uses from adverse impacts caused by a waiver – sufficient screening and buffering
has been provided. The granting of the waivers will not cause any adverse impact to the
adjacent uses.
9. The request is not based solely or predominantly on economic reasons – the
waivers requests are not based solely and predominantly on economic reasons. The
waivers are necessary to address existing site conditions in the current market. The
requests permit improved design consistent with the established development
character. The waivers will allow the development of this project to provide desirable
architecture and aesthetically pleasing features.
10. The request will be compatible with existing and potential land uses adjacent to
the development site – Phase 2 of the former Medical Mall PUD was previously
approved for 223,943 s.f. and 6 stories and was then and is now compatible with the
existing land uses of the adjacent property and the waiver request is consistent with
established PUD character and the overall pattern of development.
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.
Gardens Corporate Center
July 1, 2015
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SITE ANALYSIS: CONSISTENCY WITH THE CURRENT APPROVAL
Code
PO
Existing Approval Proposed Phase
2 Building
New Waiver
Requested
Max Lot Coverage 35% 32.1% 23.5% No
Max Building Height 36 feet 98 feet (waiver) 138’-4” feet Yes
Min. Open Space (per PCD) 10% 48.4% 32.5% No
Setbacks
Front – Kyoto Gardens 25 feet 27 feet 98 feet
Special Front Setback –
- PGA Overlay – PGA Blvd,
- Alt. AIA
78-186 (6) and
78-221d (4)
No pavement or
building within the
55 foot setback;
PGA –
- pavement 17’
- building – 88.5’
Alt. AIA –
- pavement 11.8’
- building 28.1’
Yes
Side - east 27 feet 610’ to Lake
Victoria Gardens
Parking
Number Required 747 884 906 No
Stall Dimensions
10’x18.5’
9.5’ x 18’5 surface
9’ x 18.5’ garage
(waiver)
9.5’ x 18’5
surface
9’ x 18.5’ garage
(waiver)
No
Landscaping
Buffers
On behalf of the applicant Gardens Corporate Center, LLC, Nader Salour of Cypress
Realty of Florida and Gentile Glas Holloway O’Mahoney & Associates, Inc. respectfully
requests processing of this application. The Project Managers at Gentile Glas Holloway
O’Mahoney & Associates, Inc. are Dodi Buckmaster Glas, Benjamin Dolan, and Pat Lentini.
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Sheet Title:
Sheet No.
Scale: 1" = 30'
Plan
120
Seal
Approved:
Designed:
Revisions:
Job no.
Cad no.
Date:
Drawn:
CAD0
MTH/BRD
7/2/15
GGG MTH EMO
MTH/BRD
Copyright 2015 All Rights Reservedc
561-575-9557
1907 Commerce Lane
Jupiter, Florida 33458
561-575-5260 FAX
www.2gho.com
Landscape Architects
Environmental Consultants
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