HomeMy WebLinkAbout070622 - DRC Avenir Town Center HomesPALM BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Mark Hendrickson, City Forester
Ross Gilmore, GIS Manager
Todd Engle, City Engineer / Kathy Gilbert, Deputy City Engineer
Scott Danielski, Building Official
Jennifer Nelli, Community Services Operations Manager
Jeneve Labossiere, Police Sergeant / Robert Seay, Police Officer
Neil Rosenberger, Fire Marshal
Bruce Gregg, Seacoast Utility Authority
Andrea Troutman, Pinder Troutman Consulting
Via PBG Email:
Patty Snider, City Clerk
Renata Schwedhelm, Agenda Coordinator
Stephen Stepp, Deputy City Manager
John Boehm, Assistant to the City Manager
David Reyes, Community Services Administrator
Angela Brown, Deputy Community Services Administrator
Mike Morrow, Engineering Operations Director
JR Evans, Neighborhood Services Director
Bahareh Wolfs, Development Compliance and Zoning Manager
Charlotte Presensky, Leisure Services Administrator
Jamie Cobb, Administrative Services Manager
R. Max Lohman, City Attorney
Janice Massie, Legal Administration Manager
Barbara Chabre, Executive Legal Assistant
Via Email:
Daniel Turbet, Florida Power and Light
Nicholas Ramos, Florida Power and Light
Anthony Lozano, Florida Power and Light
Vaughn Moncrieffe, Florida Power and Light
Rick Kania, Waste Management
Fred Harmon Jr., Waste Management
Anna Bielawska, Palm Tran
Michael Owens, School District of Palm Beach County
Ken Roundtree, Northern Palm Beach County Improvement District
DATE: June 20, 2022
FROM: Brett A. Leone, Senior Planner
bleone@pbgfl.com
561-799-4257 (direct line)
SUBJECT: SPLN-20-09-000041— Avenir PCD — Town Center Townhomes
DRC Transmittal Memo
SPLN-20-09-000041
June 20, 2022
MEETING DATE AND TIME: A Development Review Committee meeting will be held in
the City Hall Council Chambers on Wednesday, July 6, 2022, at 2:oopm to review
the following development application:
PETITION: SPLN-20-09-000041 — A petition from Avenir Development, LLC
requesting Site Plan approval for a 250-unit townhome subdivision within the
Town Center District of the Avenir PCD.
Thank you for your ongoing cooperation and assistance. Please contact me at (561) 799-4257 or
bleone@pbgfl.com should you have any questions or comments.
Cc: Natalie M. Crowley, AICP, Director of Planning and Zoning
Peter S. Hofheinz, AICP, Assistant Director of Planning and Zoning
Page 2 of 2
PALM BEACH
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MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Ken Tuma, Urban Design Studios
Marty Minor, Urban Design Studios
DATE: June 27, 2022
CC: Natalie M. Crowley, AICP, Director of Planning and Zoning
Peter Hofheinz, AICP, Assistant Director of Planning and Zoning
Joann Skaria, AICP, Planning Manager
FROM: Brett A. Leone, Senior Planner
SUBJECT: SPLN-20-09-000041 — Avenir Planned Community Development (PCD) —
Site Plan approval for 25o Townhomes within the Town Center District
The following comments are based on the Site Plan Application received by the City on August
31, 2020. The petition was found insufficient on September 30, 202o and was resubmitted on
November 16, 2020. The petition was found insufficient on December 15, 202o and was
resubmitted on May 26, 2022. The petition was found sufficient on May 31, 2022.
Planning and Zoning
The Avenir Development Standards establish a street network and require the Town
Center to be developed in a block style. Please provide a Block Diagram that
demonstrates compliance with this requirement.
2. The Avenir Development Standards establish a hierarchy of street types within the
Town Center District. Please identify the proposed street type within the townhome
community and demonstrate how the design of the proposed streets meet the design
requirements outlined in the Avenir Development Standards.
3. The Avenir Development Standards include a provision to allow additional street
sections to be approved by the City at the time of site plan approval provided they
meet the criteria outlined within the Streetscape Standards on page 3o. Based on the
Applicant's submitted design for the streets within the townhome community, the
proposed design is not in compliance with the Streetscape Standards provided in the
Avenir Development Standards on Page 30. Please comply with the design
requirements or propose a new design with a detailed explanation and justification
for the streets within the townhome community.
Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
4. Staff strongly encourages the Applicant to remove the central median within the
central roadway and relocate the planting areas to the sides of the roadway to allow
for canopy street trees.
5. Within the open spaces throughout the community, Staff strongly encourages the
Applicant to explore incorporating more placemaking/sense of place elements. For
example, within the open spaces south of Buildings 21 and 27, at the northern
terminus of the central roadway, within the open space adjacent to the
Leasing/Community Center/ Pool, behind Buildings 18/19/20, and Buildings
32/33/34• Most of these areas only provide a sidewalk with landscaping. There is an
opportunity to provide elements that allow for free -form recreation.
6. Please provide a cross-section for the central roadway for review.
7. Staff requests the Applicant increase the width of the sidewalks to a minimum of eight
feet in width along the central roadway.
8. On sheet SP-4, please revise the boundary of the park parcel to exclude a portion of
the parking spaces.
9. On sheet SP-4, the rear yard and front yard of the northern most townhome unit in
Buildings 19 and 24, respectively, encroach into the utility easement. Please address.
lo. On sheets SP-6 and SP-8, please provide an eight -foot -wide sidewalk connection
from the townhome community to Coconut Boulevard and Town Center Access Drive,
respectively. It appears on the plan that a five -foot -wide sidewalk is currently
proposed.
11. The internal design of the roadway network provides natural locations for sidewalk
connections from internal of the townhome community to the Primary Street to the
south. Please add sidewalk connections between Buildings 40/41 and Buildings
42/43•
12. Please provide a wall between the townhome community and the proposed hotel
within the commercial portion of the Town Center.
13. On Sheet SP-1, under the "Property Development Regulations", please provide
setback information for pool/spa, porches, and screen enclosures. Also, please clarify
if individual pools will be permitted.
14. On sheet SP-8, please identify the number of on -street parking spaces adjacent to
Building 34•
15. On LP-3, the northern end unit of Building 19 yard encroaches into the utility
easement to the point that the landscaping ends. This may also be problematic for a
fence. Please change the configuration of the yard so a fence and landscaping can be
installed within the private property without an open exposure.
Page 2 of 8
Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
16. The access driveway shown on sheet LP-7 does not match sheet SP-8. Please address.
17. On Sheet LP-19, cross-section C-C, please explain what appears to be a wall at the end
of a patio. The floor plans show a front portico.
18. On Sheets SP-4, SP-7, LP-3, LP-6, LP-16 and LP-17, there is a dark heavy line with
columns and gates along the sidewalk that is unlabeled and does not have an exhibit
showing the proposed improvement. Please provide more information.
19. On Sheets LP-10 through LP-12, Staff has a concern that the Applicant is proposing
the sidewalk leading to the end unit's front door and the air conditioning units are
outside of the lot on common property. These residential elements should be on
private property pursuant to Code Section 78-181(c). Please address. (Planning and
Zoning, Forestry)
20. On sheet LP-21, please revise the naming convention for the details that are labeled
for "Single Family Residential Lots". This petition is not proposing single family
dwelling units.
21. Buildings 40 through 42 appear to have a dark line along Avenir Town Center Road
next to the sidewalk but, Buildings 37 through 39 do not along the same roadway
treatment. Please provide more information.
22. Please advise if the future residents have an option to install generators, and if so,
please indicate on a typical townhouse lot plan a generator location. If generators are
not allowed per the narrative, this needs to be added to the Site Plan setback chart
and HOA documents.
23. The proposed entry sign detail provided on sheet SP-11 has significant opportunity
for architectural improvements. Please address the design of the entry sign.
24. On the Site Plan, please indicate the location of the proposed entry sign(s).
25. Staff encourages the Applicant to provide a pathway from the leasing/community
center/pool through the open space connecting to the sidewalk north of Building 16.
In addition, there is an opportunity to incorporate pedestrian amenities and
placemaking elements.
26. Please address the location and design of the driveway associated with the southern
most townhome unit within Building 21. The geometry and radius required to use the
driveway does not provide easy access for a resident.
27. Along the southern boundary of the townhome community, please provide details on
the edge treatment for the rear loaded townhomes. This treatment should be
consistent between both townhome products and create a clear and defined
delineation between public and private space.
Page 3 of 8
Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
28. The Applicant has provided cross-section C-C' on sheet LP-19 that demonstrates the
condition in the area east of the entrance to the townhome community. West of the
entrance from the Primary Street (Town Center Access Drive) is a different townhome
product type. Please provide a cross-section of the southern property line west of the
entrance for review.
29. Within the Lawn, on SP-5, please consider adding a hardscape and shade elements
for an additional gathering space within the community.
30. Please add a bicycle rack adjacent to the Lawn on SP-5
31. Please provide architectural plans and details for the proposed pavilion(s).
32. Please advise if the HOA documents will allow lot owners to screen their front entry
and/or liana, and if so, please indicate on the elevation plans with details.
33• Please add a note on the site plan that explains if the parallel parking spaces along
Avenir Town Center Road south of Buildings 37 through 42 are for the general public
or private use for the townhouse residents. Based on Staff experience there have been
problems of this nature on other projects and signage may be required to clarify the
parking usage.
34• Other townhome communities within the City have a fire suppression room located
at one end of the building that is not part of the end unit and is accessed by an outside
door. Please advise if this will be required for the proposed Avenir townhomes. If so,
please modify the site plan, elevations, and landscape plan as necessary. (Planning
and Zoning, Forestry, Fire)
35• Please revise the terminus of the truncated streets to allow for a vehicle to turnaround
within having to utilize a private driveway per Code Section 78-502.
36. On the Site Plan and Landscape Plan, please show the location of all proposed ground
mounted equipment. Per Code Section 78-195, all ground mounted equipment shall
be screened from public view.
Architecture
37. The architectural styles are somewhat compatible; however, there is an opportunity
for further compatible to provide a more cohesive architectural style within the
townhome community. This is especially important on the front elevation because
along the central roadway there are two different products directly across the street
from one another. Staff suggests the Applicant address this between the two
architects.
Mattamy Architecture
38. On the rear load product type, please consider incorporating brackets on the side of
the second -floor projections, as shown on the 4-unit front loaded product.
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Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
39• Please incorporate additional material differences to break up the long expanses of
the facades.
40. Water tables and material differences should be included on all four elevations.
41. Staff suggests a header element be included on all overhang openings, including back
patios.
42. Please advise how the Applicant intends to delineate the rear yard of each townhome
unit.
43• Staff encourages the Applicant to incorporate a variety of main body colors for the
townhome buildings. As currently proposed, the main body color for all three color
schemes is the same.
MArchitecture
44• Please label the drawings to indicate front -loaded versus rear -loaded product types.
45• Staff suggests the Applicant explore providing more differentiation in the facade
protrusions on the rear elevation. At a minimum and overhang could be added above
the rear sliding doors, similar to the front elevation of the rear -loaded product type.
46. Please explore providing a wall cap on the walls separating the back patio for the
front -loaded product type.
47. Staff suggests the Applicant explore providing architectural correlation between the
first floor and second floor on the rear elevation of the front -loaded product type. This
elevation lacks dimension and architectural interest as provided on the front
elevation. The rear elevation of some of the townhome buildings will be highly visible.
48. The front elevation provides for a flat roof at above the entryway to the end unit on
the left-hand side of the building. There are no other flat roofs provided on the
buildings. Staff suggests the Applicant revise this roof slope to be more inline with
the other proposed roof slopes.
49• There is only one color and material pallet proposed. Please provide a variety of color
and material packages for the townhome buildings. This will ensure architectural
diversity throughout the community.
Forestry
50. On Sheet LP-5, the 6-foot-tall wall along Coconut Boulevard disappears behind
Buildings 12 and 44. Please revise the landscape plan to be consistent with the Site
Plan.
51. On Sheet LP-5, please show the proposed wall between Buildings 43 and 44 and the
hotel and where it terminates as it relates to the residential improvements.
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Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
52. On Sheets LP-8 through LP-17, please revise the plans to show a typical townhouse
lot with private fencing, expanded patio, pool/spa and/or screen enclosure.
53• On Sheets LP-8, LP-9, LP-15 through LP-17, Staff has a concern that almost all the
landscaping is eliminated in the rear/front yards with the proposed o-foot-side and
2-foot-rear setbacks for patios. Please provide a typical landscape plan for all lots
demonstrating this condition.
54• For rear loaded townhome products, please add a landscape area between the
sidewalk and the hardscape similar to what is proposed in front of a portion of
Building 24.
55• On several Lot Typical Landscape Plans, there are palms and shrubs that are on the
lot lines. Please explain who is responsible for the landscape maintenance of these
lots and if there is a minimum landscape requirement if the property owners want
landscaping removed and not replaced.
56. The City recommends not using wart ferns in the plant pallet.
Engineering
57. Please provide right turn lanes into the site from Coconut Boulevard.
58. Please provide cross -sections for the north, south, east, and west property lines.
(Engineering, Planning and Zoning, Forestry)
59• Please provide a drainage plan for the rear of all townhomes not adjacent to the lake.
6o. Please provide a drainage plan for all common areas.
61. There appears to be more than 9 parking spaces in a row in several places. For
example, on SP-4 adjacent to the Tot Lot and on SP-5 adjacent to the Lawn. Code
Section 78-315(b) requires landscape islands for every nine parking spaces located in
a row.
62. Please provide a detail showing the dimensions for the parallel stalls and go -degree
parking stalls in accordance with Code Section 78-3440)•
63. On the Photometric table, please add the following areas: Park 1, Park 2, Tot Lot,
Lawn Area, Guest Parking, and Roadways.
64. All driveways and garages should be a minimum of 20-feet by 20-feet. (Engineering,
Planning and Zoning)
GIS
No comments at this time.
Page 6 of 8
Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
Fire
65. An updated water supply analysis for the area shall be performed and reported to
ensure that there are adequate resources available for fire suppression at the site.
66. Due to the proposed density of the development, Fire Rescue recommends that all
residential units and the proposed clubhouse be protected with NFPA 13R Sprinkler
Systems and NFPA 72 Fire Alarm Systems.
67. An auto -turn analysis shall be performed ensuring the site meets the R20 turning
radii requirements for emergency vehicles.
Police
68. Mail kiosks shall be illuminated to increase natural surveillance.
69. It is highly recommended to equip each townhome with a wired doorbell that faces
the walkway leading up to the front door. Due to the community not being gated, the
governing authority over elevation changes should allow residents to install doorbell
style cameras to obtain footage of evidentiary value.
70. Ensure front door styles provide visibility through the use of glass or a peep hole.
71. Landscaping shall not obstruct the view from windows, address signage, or lighting.
72. To increase pride of ownership for both leased and owned homes, please consider
adding more activity generation to the community. The amenities shown do not
appear to support the number of families the community is designed for. Consider
increased playground size, workout stations, dog park, etc. Activity generation within
open spaces throughout the community deters criminal activity through the principle
of eyes on the street. (Police, Planning and Zoning)
73. On Sheet SP-2 and LP-2, Staff recommends the Applicant install a fence in the rear
yards of Building io from the wall to the first open space opening for Crime
Prevention Through Environmental Design (CPTED) principles. (Police, Forestry)
74. On Sheet LP-4, Staff recommends the Applicant install a fence in the rear yards of
Building 1 from the wall to the first open space opening for CPTED. (Police, Forestry)
75. On all applicable sheets, Staff has a concern about all end units that abut a road (side
facing) where there is access to the rear patios and yards. Please secure all such areas
with fencing or walls. For example, Building 40 is located at an intersection with no
security. (Police, Forestry)
76. On Sheets LP-8 and LP-9, for CPTED reasons Staff does not recommend open yards
to the Avenir Town Center Road and interior roads. Please add wall and/or fencing
with gates around the yard for security and add a landscaped open space between the
sidewalk and the hardscape. (Forestry, Police)
Page 7 of 8
Avenir Town Center District Townhomes
SPLN-20-09-000041
Staff Comments
June 27, 2022
Seacoast Utility Authority
77. The Applicant needs to clarify if the attached townhomes will be fire sprinklered.
There are no double detector check valves or fire department connections (FDCs)
shown on the Site Plan or Landscape Plan.
78. The Applicant needs to show the proposed location of FP&L transformers on the Site
Plan and Landscape Plan. A typical detail for all utilities, including transformers,
needs to be shown on the Engineering Plan and Landscape Plan for the various
building configurations.
79. Seacoast reserves the right to provide additional comments once the proposed Site
Plan is better defined.
Traffic
80. With this new Site Plan, Driveway B.2 should show volumes in the north/south
through movements in Figure 2, with the appropriate lanes in Figure 3.
81. The Traffic Analysis recommends two egress lanes at Driveway B.1; however, this is
not shown on the Site Plan.
82. Table 2 shows additional trips for the Townhomes in the PM Peak Hour. Please
correct.
83. The CMAs in Appendix C on pages C-2 and C-3 have incorrect Project Trips for the
northbound through movements in the PM Peak Hour. Please correct.
84. Please show throat distance measurements on the Site Plan at the three driveways.
The Applicant shall provide a written response to all comments, indicating how
each comment has been addressed and/or acknowledgement of each comment.
Compliance will expedite the subsequent review.
It is suggested that the applicant clearly identify all changes to the plans by
either "clouding", or highlighting, the location of all changes to further expedite
the review.
City staff reserves the right to make additional comments throughout the review
process.
Please contact me if you have any questions at 561-799-4257 or via email at
bleone(&pbgfl.com.
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