HomeMy WebLinkAbout112122 - DRC Avenir Health ParkPALM 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
JR Evans, Neighborhood Services Director
Bahareh Wolfs, Development Compliance and Zoning Manager
Charlotte Presensky, Leisure Services Administrator
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
Yash Nagal, Palm Tran
Nina Verzosa, Palm Tran
Bruce Guyton, Palm Tran
Michael Owens, School District of Palm Beach County
Joyell Shaw, School District of Palm Beach County
Ken Roundtree, Northern Palm Beach County Improvement District
DATE: October 25, 2022
FROM: Brett A. Leone, Senior Planner
bleone@pbgfl.com
561-799-4257 (direct line)
SUBJECT: SPLN-22-io-000063 — Avenir PCD — Avenir Health Park
DRC Transmittal Memo
SPLN-21-lo-000063
October 25, 2022
Please provide your comments on the subject petitions no later than Tuesday, November 8,
2022. 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 AND TIME: A Development Review Committee meeting will be held in the
City Hall Council Chambers on Monday, November 21, 2022, at 2:oopm to review the
following development application:
PETITION: SPLN-22-io-000063 - A petition from Avenir Development, LLC
requesting Site Plan approval for Avenir Health Park consisting of a neighborhood
hospital and two medical office buildings within Parcel D 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
Joann Skaria, AICP, Assistant Director of Planning and Zoning
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PALM BEACH
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MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Don Hearing, Cotleur & Hearing
George Missimer, Cotleur & Hearing
DATE: November 16, 2022
CC: Natalie M. Crowley, AICP, Planning and Zoning Director
Peter S. Hofheinz, AICP, Assistant Director of Planning and Zoning
Joann Skaria, AICP, Assistant Director of Planning and Zoning
FROM: Brett A. Leone, Senior Planner
SUBJECT: SPLN-22-10-000063/ CUMJ-22-10-000071 — Avenir Health Park Site Plan
The following comments are based on the above referenced petition submitted to the City on
October 11, 2022, found insufficient on October 17, 2022, with supplemental information
submitted on October 24, 2022, and found sufficient on October 25, 2022.
Planning and Zoning
Please provide a separate application and narrative for the proposed Major
Conditional Use.
2. With the most recent PCD Amendment for the Avenir PCD (PCDA-20-02-000039)
Driveway #3 was added to the Master Plan with a note indicating a requirement for
a 6o-foot-wide right-of-way and the final design will be determined during the site
plan approval process. Pursuant to Resolution 27, 2021, Condition of Approval #3,
please provide a typical cross-section for the 6o-foot-wide Workplace District PCD
Street (Driveway #3) for review and comment.
3. Please include eight -foot -wide meandering sidewalks on both side of the 6o-foot-
wide required roadway.
4. The Avenir Development Standards establish the design criteria for the Workplace
District. Specifically, to facilitate connectivity and pedestrian accessibility, the layout
of the streets within the Workplace District shall be designed in accordance with the
Block Structure outlined in the Avenir Development Standards. Please provide a
Street Network/Block Structure plan for review and comment.
5. The Avenir Development Standards require a minimum of two public spaces of at
least one-half acre in size, for each 5o acres of land area. In addition, Parcel D shall
Avenir Health Park
SPLN-22-10-000063/CUMJ-22-10-000071
Comment Memo
November 16, 2022
provide additional gathering area(s) where residents/employees can need during
their workday activities. This area shall include shaded pedestrian seating areas and
wider sidewalks. The gathering area shall be a minimum of one acre in size. During
the Pre -application meeting and subsequent follow up meetings, Staff discussed
providing outdoor break/gathering areas for employees and patients. While the
Applicant has provided this space on the west side of the hospital building, the future
3,000 square foot expansion greatly impacts the outdoor seating areas on the west
side of the proposed hospital building. Staff strongly recommends the Applicant
revise the site plan to include the required gathering space(s), so they are
conveniently located to all buildings and are not impacted by future development
within the subject site plan or Parcel D. These spaces should include pedestrian
amenities and placemaking elements complementary to the proposed uses.
6. There is an opportunity to enhance the design of the proposed site plan by including
a water feature at the southeast corner of the subject site and have the hospital
building engage this feature. An example would be The Anderson Family Cancer
Institute building at the Jupiter campus of Jupiter Medical Center.
7. Staff does not support the inclusion of the bioswale within the proposed site plan.
Please revise the site plan to incorporate public spaces in this area with pedestrian
amenities.
8. Please include the petition number (SPLN-22-10-000063 and CUMJ-22-10-000071)
within the site data.
9. Within the Context Plan, please remove the linework associated with site plans that
have not received approval, including but not limited to the Charter School and Pod
21, and the lakes within Parcel D. Also, please revise the naming of the "City Annex"
parcel to "City Parcel".
10. On the Context Plan, please provide the linework for Avenir Drive west of Coconut
Boulevard with the approved driveways from Pod 15 and the SUA parcel. Also, please
identify the driveway connections from Northlake Boulevard as approved by site plan
and on the PCD Master Plan.
11. Please provide a design and details, including font, colors and materials, of the
proposed ground sign. This includes elevations and plan view of the proposed sign.
12. Please advise if any directional signage is proposed. If so, please indicate the location
on all development plans and provide a design for review and comment. This includes
elevations and plan view of the proposed sign(s).
13. The site plan identifies several areas that will include pavers. Please provide a detail
of the proposed pavers.
14. Within the Site Data, please update the required minimum Open Space to 15% to be
consistent with the Avenir Development Standards.
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Comment Memo
November 16, 2022
15. Within the Site Data, please include the parking ratio for each of the proposed uses.
16. Staff encourages the Applicant to explore incorporating golf cart parking spaces
within the subject site plan.
17. Within the parking fields there is little pedestrian connectivity to the proposed
buildings. The Applicant is strongly encouraged to provide safe and accessible
connectivity within the parking fields of the subject site plan.
18. Please be advised this project is required to meet the City's Art in Public Places (AIPP)
requirement, Section 78-261 of the City's Code. A Condition of Approval will be
included to this effect. Staff encourages the Applicant to provide initial ideas for
review and feedback. In addition, please identify potential locations for AIPP on the
development plans for the subject site.
19. Along the southern boundary of the subject site, please provide a hedge to provide
screening of the parking area. (Forestry)
20. Please provide a landscape plan for the portion of the Northlake Boulevard Parkway
Buffer adjacent to the subject site for review and comment. (Forestry)
21. On the applicable development plans, please dimension the throat distance at all
access driveways. (Engineering, Traffic)
22. The Site Plan identifies "(2) First Responder Parking" spaces. Please advise how these
spaces will be delineated and reserved for said use.
23. The Site Data identifies four electric vehicle parking spaces; however, the Site Plan
only identifies one dual position level II electric vehicle charging positions, for a total
of two spaces. Staff strongly suggests the Applicant provide additional electric vehicle
charging stations and spaces within the proposed site plan. Based on Staffs
experience, the demand for electric vehicle charging stations/spaces within an
office/medical park is high.
24. Please provide a detail for the proposed electric vehicle charging station. This detail
should include if any signage is proposed on the equipment.
25. Please indicate the location of any equipment that is required to accompany the
electric vehicle charging station on all applicable development plans.
26. Within the Site Data, please include the number of covered parking spaces. Code
Section 78-374(g) regulates the maximum number of covered parking spaces.
27. Please provide elevations and details on the translucent canopy system proposed
adjacent to the buildings and the parking canopy for review and comment. For the
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covered parking structures, Code Section 78-374(c) regulates the materials for the
subject structures.
28. Please depict on all applicable plan sheets the location of all ground -mounted
equipment, including Florida Power & Light (FP&L) transformers, and ensure they
are in an area that can accommodate the required screening, per Code Section 78-
3o6(c).
29. The Site Plan identifies a "Landscape Focal Point" at the western terminus of the main
entry drive isle into the subject site. Upon review of the Landscape Plan, this focal
point is a cluster of curved Sabal Palms. Staff encourages the Applicant to further
enhance this landscape focal point.
30. The Applicant is proposing signage for each building. The development plans include
the proposed dimensions of each sign location. Code Section 78-285, Table 24
regulates the size of the sign, which is based on the surface area of which the sign is
attached. Please provide the dimensions required to calculate the surface area of the
elevation to ensure compliance with the Code regulations.
31. The north and south elevations show the logo of the proposed hospital. Please advise
of the material, color, and how the sign is proposed to be lit.
32. Please provide a design and details of the proposed signage on the north and south
elevations for review and comment.
33• "Emergency" signage is proposed on the east elevation. Please provide the proposed
dimensions for this sign.
34• Please dimension the length of the proposed loading spaces south of the proposed
hospital building and show the maneuvering apron pursuant to Code Section 78-362.
35• Code Section 78-364 requires one loading spaces for buildings io,000 square feet up
to 50,000 square feet. Please provide a loading space for each of the medical office
buildings.
36. On all architectural plans (color as well as black and white), please provide consistent
information, including but not limited to dimensions, materials, and colors for all
elevations.
37. On the architectural plans for the hospital and medical office buildings, please
dimension the length and width of each building, as well as the depth of any
projections/recesses.
38. Please provide details on the proposed screenwall architectural louvers for review and
comment.
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Comment Memo
November 16, 2022
39• The hospital building elevations include several overhang elements. Please provide
details on these elements, including but not limited to height, color, and material.
40. The generator and oxygen tank enclosure includes fencing. Please provide details on
the proposed fencing for review and comment.
41. On the elevations for both medical office buildings, please incorporate stone to
complement the proposed materials on the hospital building.
42. Staff does not support the heavy use of visible metal roof mechanical screening
material. The buildings architecture should screen the mechanical equipment. Please
revise.
43• On all four elevations of both medical office buildings, please provide architectural
elements such as recesses and projections in lieu of scored stucco lines. In addition,
Staff encourages the Applicant to explore additional architectural features to provide
more visual interest on the medical office buildings.
44• The 3D rendering of Medical Office Building 2 appears to show a stone -like material
in the gray portions of the elevation. The 2D color elevations identify this area as
textured formwork. Please update the rendering or elevation to accurately reflect the
proposed material and finish.
45• The color elevations of the proposed buildings indicate a color of West Pewter Mica.
This color is not provided on the Color and Material board provided. Please update.
46. Please provide a photo of the proposed glass tint applied on an existing building for
review and comment.
47. Please add architectural enhancements to the dumpster enclosure. Pursuant to Code
Section 78-378(b)(2) the enclosure shall be constructed in the same architectural
style, color, and materials as the principal use.
48. Please provide a dumpster for Medical Office Building 3.
49• Please provide an electronic version of the physical color and material board that was
submitted.
50. Within the Narrative, please provide separate justification for each proposed waiver.
Forestry
51. Please explain how maintenance access to the Clusia hedge on the west side of the 25-
foot-wide PCD buffer will be provided.
52. Please advise who will own and maintain the PCD buffer.
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Comment Memo
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53• Please provide a cross-section of the parking lot planter diamonds showing the car
overhang and the proposed Sabal palms. Sabal palms have a much wider trunk
diameter than other palms, so Staff requests assurance that cars will not hit the palms
in these small diamonds.
54• Please provide a landscape plan for the Northlake Boulevard median landscaping.
55• On Sheet 1, Landscape Plan, on the plan view and cross- section of the 25400t PCD
buffer, please add the 6-foot-tall chain link fence to be consistent with the proposed
landscape plan.
56. On Sheet 1, Landscape Plan, the PCD buffer cross-section "C", appears to have the
buffer on a berm that extends off -site onto the adjacent property. On previously
submitted Avenir projects adjacent to this Palm Beach County tract, a retaining wall
was necessary. Please provide at least two (2) engineering cross -sections of this buffer
at the lake and parking lot demonstrating that there are not impacts to the adjacent
property caused by this site plan.
57. On Sheet 1, Landscape Plan, please indicate the location of fountain electrical panel
and the irrigation pump station equipment and their appropriate screening.
58. On Sheets 4 and 5, Landscape Plan, please "ghost in" the Northlake Boulevard go -
foot Parkway Buffer landscaping and Northlake Boulevard road -shoulder
landscaping.
59• On Sheets 3 and 5, Landscape Plan, please provide a landscape plan for the Driveway
#3 road shoulder and median.
6o. On Sheet 5, Landscape Plan, please provide more screening details on the generator
and storage compounds. Staff recommends adding landscaping in addition to any
walls and fencing.
61. On Sheet 1, Site Plan, please indicate the entire future development area will be
planted with sod.
Engineering
62. Please provide and dimension the left- and right -turn lanes into the site.
63. Please be advised that prior to the issuance of the first Certificate of Occupancy
related to this project, the Driveway #3 connection from Northlake Boulevard to
Avenir Drive will be required to be completed for public access as approved by the
City Engineer. (Engineering, Traffic)
64. Please delineate where an ambulance will park while unloading patients.
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Comment Memo
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65. Please provide the maximum footcandles at the west property line.
66. All parking stalls are indicated as 9.5 feet in width. Additional open space is required
per Code Section 78-344•
67. Please revise all Lake Maintenance Easements (LME) to Lake Maintenance Tracts
(LMT) per Code Section 78-563.
68. Please revise the standard parking space detail on Sheet 2 of 2 from 9.o feet to 9.5
feet for consistency with the site plan.
69. This project will be required to be platted.
GIS
70. The entry monument signs shall include the range of addresses for the building on
site. The heights of the address numerals shall not be less than eight (8) inches or
exceed twelve (12) inches in height.
71. The Applicant shall submit a request for a commercial Address Plan. The Addressing
Committee will not approve any request until the Site Plan for the associated petition
has received approval. Please submit a letter requesting the development and review
of an Addressing Plan along with a site plan and check in the amount of $200.00.
During this review, the Addressing Committee shall assign all addresses, street
names, and any additional items requested.
72. If the project is to be named, then the Applicant shall submit a request for a
subdivision name approval. The Addressing Committee will not approve any request
until the site plan for the associated petition has received approval. There is a $too
fee to process the desired name.
Police Department
73. All landscaping shall be maintained in accordance with CPTED (crime prevention
through environmental design) standards, which include - Landscaping shall not
obstruct the view from windows, address signage, or lighting. Trees canopies shall be
maintained at 7ft or higher and hedges/shrubs at aft or lower to promote natural
surveillance, unless specifically designed as screening for ground -mounted
equipment or structure.
74. Prior to the issuance of the permit for the first phase of infrastructure, the Applicant
shall submit a completed Construction Phasing and Safety Plan for review and
approval by the Police Department. The plan shall be maintained throughout all
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phases of the project. Non-compliance may result in a Stop -Work Order on the
project.
75. The operation of exterior lighting must meet Palm Beach Gardens Ordinance Sec 78-
182(H)(1) "Open parking lots, parking garages, loading zones, and access roads and
paths in nonresidential, multi -family residential, and mixed -use developments shall
maintain a lighting level at least 50 percent of the minimum average lighting
requirements set forth in Table 1 from dusk to dawn or outside of normal business
hours" shall be implemented and maintained.
76. Exterior deadbolt locks shall be protected with the following or a combination there
of: Spinning collar, flush mount design, latch guard, escutcheon plate, mortise
cylinder guard, or otherwise designed to resist tampering. Locket details shall be
provided with building permits for review. Standardized preinstalled locksets utilized
during the construction of building shells shall not be deemed compliant with this
condition.
77. Exterior doors located in service areas or related to back -of -house operations shall be
equipped with a door scope viewer or similar feature to increase natural surveillance
for staff. Installation of these features shall occur during the construction of the
buildings shell, not during the buildout tenant process.
Fire Rescue
78. The Auto -turn analysis that was conducted utilized a fire truck that does not meet the
specifications for the largest Palm Beach Gardens Fire apparatus. Please utilize the
proper specifications for review and comment.
79. Please be advised elevators in the multi -story buildings shall be required to meet the
size and design requirements to accommodate standard medical stretchers.
80. A fire protection water supply analysis calculating the needs for the three buildings
being proposed will need to be performed and submitted for approval.
Building
81. Please be advised as the project gets closer to Building Permit submittal, the Building
Division would like to meet with the Applicant prior to permit submittal to discuss
opportunities to streamline the review process.
82. The following will be required at time of permitting: two sets of signed and sealed
plans, sub -permits for all trades, product approvals, and gas will require a separate
permit.
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83. Any grease trap work proposed, approval is through Seacoast utility and by separate
permit.
Traffic
84. The trip tracking generation (Table 3) should not have additional intrazonal trips
removed. The intrazonal trips allowed for the Town Center District do not apply to
this parcel.
85. Two tables within the traffic analysis are labeled as Table 3. Please correct.
86. It is unclear at the bottom of page 4 of the report, which Driveway 3 intersection will
ultimately be signalized. The only HCS analysis in Appendix B was for the
unsignalized Site driveway. Please clarify.
87. The Driveway #3 roadway from Northlake Boulevard to Avenir Drive should provide
a northbound left turn lane into the Site driveway. This should consist of 5o feet of
queuing and the appropriate deceleration length based on FDOT standards.
88. At the intersection of Northlake Boulevard and Driveway #3, please provide U-turn
pavement for southbound to northbound U-turns. The Site driveway is showing a
Level of Service E in the PM peak hour. Some of that traffic may end up making a
right turn out of the Site with subsequent U-turn to go north.
89. Based on the projected volumes at the right-in/right-out driveway, it would be
classified as an Intermediate driveway. This requires 50 feet of throat distance to the
first point of conflict. Please address.
go. With the one-way flow around the south and east sides of the hospital, it is unclear
how ambulances would access the building. Please clarify. Also, the dumpster
location may pose a conflict with the ambulance traffic. (Fire, Planning and Zoning)
Seacoast Utility Authority
91. The Applicant needs to submit conceptual water, sewer, and drainage plans for the
Workplace District (Parcel D) and Driveway #3 before SUA can make additional
comments.
92. The perimeter fire hydrants will need to be on a separate fire line to avoid water
quality issues.
93• Comments on the landscaping and photometric plans cannot be made until the
previous comments are addressed and approved. The proposed water and sewer need
to be shown on these plans.
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The Applicant shall provide a written response to all comments, indicating
acknowledgement of each comment and how each comment has been addressed.
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 at 561-799-4257 or via email at bleone(&pbgfl.com with any questions. Thank
you.
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