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HomeMy WebLinkAboutDRC - Parcel 31.04 080510CITY OF PALM BEACH GARDENS MEMORANDUM TO: Officer Julius Barone, Police Massimo Bosso, P.E., Engineering Scott Fetterman, Fire Marshall Bruce Gregg, Seacoast Utility Authority Mark Hendrickson, Forestry Steven Kennedy, Building Official Via PBG Email: Bahareh Wolfs, Development Compliance Jack Doughney, Community Services Charlotte Presensky, Public Works Ray Ellis, City Clerk Todd Engle, Construction Services Ross Gilmore, GIS Mike Kelly, Parks Division Donna Cannon, City Clerk Max Lohman, City Attorney Angela Wong, Operations Via Email: Alan Boaz, Florida Power and Light Gerald Gawaldo, Palm Beach County Rick Kania, Waste Management Layle Knox, North Palm Beach Improvement District Robert Lozano, Florida Power and Light Angela Usher, Palm Beach County School Board DATE: July 14, 2010 FROM: Richard Marrero, Senior Planner itc rmarrero o,pb 561- 799 -4219 (direct line) 561- 799 -4281 (fax) SUBJECT: Parcel 31.04 PCD — Requesting approval of a Planned Community Development (PCD) amendment for a revised development program/master plan Please provide your comments on the subject DRC petitions to the Growth Management Department no later than 5:00 p.m. on Monday, August 2, 2010. Your comments must be forwarded to our office (attn: Richard Marrero (rmarrerogi fl� com) in order to provide written comments to the applicant in accordance with the timeframes established in the City's Land Development Regulations. Your comments must be provided by the deadline stated above. Should you have no comments, please indicate so next to your name on the second page and forward this memo to our office. Additional copies of the application are available in the Growth Management Department. Thank you for your attention to this matter. MEETING DATE: A Development Review Committee meeting will be held on Thursday, August 5, 2010 at 2:00 p.m., in the City Council Chambers to review the following development applications: PALM BEACH GARDENS PETITION NUMBER PCDA- 10 -07- 000010 — Parcel 31.04 Planned Community Development A request by Ryan Johnston, agent for the applicant, for a Planned Community Development (PCD) amendment to allow for a revised development program consisting of. 15,000 square feet of restaurant, 60,000 square feet of professional office, 35,000 square feet of commercial, 60,000 square feet of medical office, 10,000 square feet of bank with drive through, 15,000 square feet of drugstore with drive through, 20,000 square feet of health club, 341 multi - family apartment units. "Please note that the approved development program, which is proposed to be amended with this petition consists of: 15,000 square feet of restaurant, 4,000 square feet of bank with drive through, 12,000 square feet of drugstore, 11,600 square feet of commercial, and 10,000 square feet of professional office. The applicant will be in attendance at this meeting. Our office requests your participation in the review of this project. Please review this request and attend the meeting if possible. Receiving your comments prior to the meeting will provide staff with the ability to give proper direction to the applicant. Thank you for your ongoing cooperation and assistance. Please contact our office at 799 -4219 should you have any questions or comments. Officer Julius Barone, Police Massimo Bosso, P.E., Engineering Scott Fetterman, Fire Marshall Bruce Gregg, Seacoast Utility Authority Mark Hendrickson, City Forester Steven Kennedy, Building Official Jack Doughney, Community Services Todd Engle, Construction Services Charlotte Presensky, Public Works Mike Kelly, Parks David Reyes, Code Enforcement 4 Max Lohman, City Attorney Angela Wong, Operations Alan Boaz, Florida Power and Light Gerald Gawaldo, Palm Beach County Rick Kania, Waste Management Layle Knox, North Palm Beach Improvement District Robert Lozano, Florida Power and Light Attachment: Complete Project Submittal by the applicant received by the City on 07.06.2010. cc: Natalie M. Wong, AICP, Interim Growth Management Administrator Ray Caranci, Forestry Division Patricia Snider, City Clerk Stephen Stepp, Police Chief Ryan Johnston, Johnston Group J W V a X 2 0 ,.4 M J W V GC a t , a 4 LA Ivy H Z CW G a O J W W H Z a O � Z W Z> Z Q J a 0 r-i M J W V ce Q a J HSTON GROUP PARCEL 31.04 MIXED -USE PLANNED COMMUNITY DEVELOPMENT PCD AMENDMENT TO MODIFY DEVELOPMENT INTENSITY PROJECT NARRATIVE J U LY 6, 2010 REQUEST Johnston Group Land Development Consultant, Inc., on behalf of Cimarron Cove, LLC ( "Cimarron ") and Hawkeye Central, LLC ( "Hawkeye ") (collectively, the "Owners "), respectfully requests approval of an amendment to the Parcel 31.04 Mixed Use Planned Community Development (the "PCD ") to provide for an updated development program that will allow for the development of 15,000 square feet of restaurant use 60,000 square feet of general professional office use, 35,000 square feet of general commercial use, 60,000 square feet of medical office use, 10,000 square feet of bank with drive - through use, 15,000 square feet of drugstore with drive - through use, 20,000 square feet of health club use and 341 multi - family apartment units within the 50.58 -acre PCD. The PCD is generally located at the southeast corner of Central Boulevard and Victoria Falls Boulevard and is bounded on the west by Central Boulevard and Interstate 95, on the north by Victoria Falls Boulevard, on the east by Elm Avenue, and on the south by the Northern Palm Beach County Improvement District EPB -3 canal. BACKGROUND The site combined with the property comprised by the adjacent Paloma PUD residential development to the east was originally part of the MacArthur Foundation's real estate portfolio. The Property was purchased by WCI Communities in 1999 and later sold to Gardens 95 Limited Partnership ( "Gardens 95 ") in 2003. On July 20, 2006 the City Council approved Ordinance 22, 2006 and Resolution 53, 2006 thereby approving the rezoning and master development plan for the PCD. The master plan specified three (3) parcels within the PCD: Parcels A and B comprising 15,000 square feet of high turnover restaurant use, 4,000 square feet of bank with drive - through use, 12,000 square feet of drugstore use, 11,600 square feet of commercial retail use, 10,000 square feet of general professional office use on 8.99 net acres; and Parcel C comprising 252 multifamily townhome units on 24.17 net acres. Concurrently with the master plan approval, the City Council approved Resolution 55, 2006 which approved a site plan for a 204 unit residential development by Centex Homes on Parcel C. Parcel C was then sold by Gardens 95 to JAFTO Land Trust ( "JAFTO "), an entity controlled by a Fort Lauderdale investment firm. Centex Homes maintained an option to buy the property from JAFTO while permits and approvals were pursued for Parcel C and construction of the required collector roads adjacent to the property was completed. In December 2006, around the beginning of the residential real estate market ced'ev*%^�") Homes forfeited its interest in Parcel C of the Property to JAFTO with no further plans property as originally intended. JAFTO later transferred the property to Cimarron, an associ te� �y a 6' ro ti� V0 0 601 Heritage Drive, Suite 127 • Jupiter, f L 33458 • 561.691A i'52 2 p • S61.691.45.53 f - wf� 1 :; ,ongroupincxorn .V-vVW.jof III ,Iongrollpinc.Coll) Parcel 31.04 PCD Amendment Project Narrative July 6, 2010 Page 2 of 4 The remainder property comprising Parcels A and B was sold by Gardens 95 to Hawkeye in January 2007. On February 1, 2007 the City Council granted approval of Resolution 7, 2006 thereby approving a site plan for a commercial project on Parcels A and B consisting of 9,000 square feet of restaurant use, 14,866 square feet of professional office use, 15,000 square feet of commercial retail use, and 38,000 square feet medical office use (the original traffic concurrency approval for the PCD was amended as part of this application to the provide for the aforesaid development program). Subsequent to the approval of the site plan by the City Council, Hawkeye diligently pursued all permits and approvals necessary for construction. With plans to build purely on speculation, Hawkeye completed 100% construction drawings for two (2) multi -use commercial buildings on Parcels A and B of the PCD and submitted vertical permit applications for same to the City's Building Department for approval. The required upland preserve improvements were also completed in anticipation that construction of the commercial project would soon be commenced. However, by the time Hawkeye had completed obtaining permits and approvals for the property, the commercial real estate market had deteriorated to a point where construction of the planned commercial project as intended was no longer feasible. The collapse of the residential market and deterioration of the commercial market marked a turning point for the PCD. After investing millions of dollars in the purchase, entitlement and permitting of the PCD, Cimarron and Hawkeye quickly realized that a revised development program would ultimately be necessary in order to make the property adaptable to rapidly changing market conditions. The Owners have for two (2) years made significant efforts to market the property for development with the currently approved uses, and also with alternative development scenarios, several of which did not include a residential component. In fact, the majority of interest in the PCD has been for the utilization of the site for purely non - residential use (i.e. employment center, etc.). Consequently, a formal request for a waiver from the mandatory residential requirement for MXD developments was submitted to the City on June 17, 2010 for the PCD. Said application is currently undergoing review by the City. SUBJECT REQUEST AND RELATED DISCUSSION Since the time of the aforementioned approvals, several aspects of the development - related "environment" of the area in close - proximity to the PCD and in the region as a whole have changed which has caused the Owners to revisit the approvals that are currently in place for the PCD and their respective parcels. More specifically: ❖ The recent approval and construction of Phase I of the Scripps Research Institute ( "Scripps ") located within the Abacoa community in the Town of Jupiter and the approval of the Scripps - related development on the Briger site in the City make the PCD attractive to biotech - related companies, research and development industries, corporate offices and support services that wish to locate less than one (1) mile from Briger and two (2) miles from the Scripps Abacoa campus. ❖ A recently established initiative by the Business Development Board of Palm Beach County (the "BDB ") and other local agencies encourages property owners to proceed with development approvals in an effort to become "shovel ready ". Shovel Ready sites, according to the BDB, are properties that have already obtained development orders for certain entitlements (thereby removing some uncertainty for a prospective corporate tenant looking to relocate to a particular property), maintain flexibility to accommodate the desired development program /design of the end user(s) without having to revisit the existing development approval(s), and have the ability to Parcel 31.04 PCD Amendment Project Narrative July 6, 2010 Page 3 of 4 obtain a specific site plan approval and other permits for a particular tenant's desired development program within a relatively short time period. The BDB's experience has been that Palm Beach County and particularly the northern part of the County, has been unsuccessful in landing several major tenants looking to relocate to South Florida over the past few years due to a lack of suitable, shovel ready sites. 4• Recent successes and tribulations of other mixed -use developments within the City and elsewhere in metropolitan South Florida have caused the Owners to re- evaluate the current design of the PCD and the individual projects. As currently approved, the uses are disconnected, the design is sprawling and auto - dominated, and a successful pedestrian environment, which is often -times critical to the success of a mixed use development, is limited due to the abundance of surface parking. Given the above, the Owners desire to amend the PCD in order to obtain approval of a revised development program which would provide for, among other things: ❖ A Shovel Ready development of sufficient intensity /density that would be attractive to and accommodate major corporate tenants that desire to locate in the area. Such tenants typically bring a large number of high - paying jobs to the City thereby boosting the economic development efforts of the City. ❖ Certainty in terms of use entitlements, yet flexibility in terms of final site design and layout; concepts that are commonly sought after by site selectors for major corporations, and a necessity for the Owners to be able to adapt to unpredictable market conditions resulting from the dire economic landscape created by the recession. ❖ Sufficient intensity /density that would afford the Owners the opportunity to develop a more compact, "traditional" (as opposed to suburban) type of mixed use development utilizing such concepts as horizontal and /or vertical integration of uses (e.g. medical /professional offices uses above restaurant /retail -type uses, etc.) and the limitation of surface parking thereby encouraging increased pedestrian activity. ❖ Apartment -style residences that would allow the opportunity for better integration with other uses and provide a housing product more suitable for a traditional mixed -use development. (Note: As previously stated, a waiver from the mandatory residential requirement for MXD developments has been submitted to the City for the PCD. The Owners are pursuing the residential requirement waiver so that the PCD is not required to contain a residential component, but still has the opportunity to include residential within the PCD in such case where residential apartment -style units are desired in the future to complement the non - residential uses, similar to other non- residential MXD developments within the City.) ❖ A critical mass of residential, corporate office, and neighborhood- serving commercial uses allowing the opportunity for residents to live, work, and have access to goods and services within a single compact development. Parcel 31.04 PCD Amendment Project Narrative July 6, 2010 Page 4 of 4 The revised development program that is being proposed as part of the subject PCD Amendment application will allow for 15,000 square feet of restaurant use, 60,000 square feet of general professional office use, 35,000 square feet of general commercial use, 60,000 square feet of medical office use, 10,000 square feet of bank with drive - through use, 15,000 square feet of drugstore with drive - through use, 20,000 square feet of health club use and 341 multi - family apartment units. REVISIONS TO MASTER PLAN: The PCD Master Plan Site Data has been revised to include the aforementioned development program. Additionally, (1) the land use allocations have been updated to maintain consistency with the new development program; and (2) a small adjustment has been made along the Central Boulevard frontage of the site in order to accommodate an additional five feet of right -of -way dedication requested by Palm Beach County for a future bike lane alongside the northbound lanes of Central Boulevard. Since specific users /tenants have not yet been secured for the PCD, no specific development plan for the PCD or for the respective parcels within the PCD is proposed at this time. Once specific users /tenants are secured, any associated site plan changes to the PCD and /or parcels within the PCD will be submitted for review and approval by the City. It should be noted that (1) the revised PCD Master Plan has been prepared such that the site plans that are currently approved for the individual parcels within the PCD still maintain consistency with the updated Master Plan; and (2) the Thoroughfare and Linkage Enhancement Plan, Buffer and Roadway Landscaping Plans, Mixed -Use Design Guidelines, MXD Amenity Package, and Parcel 31.04 Canopy Plan approved along with the PCD via Resolution 53, 2006 and referenced therein are not proposed to be amended at this time; therefore, no documents associated with the same are being submitted as part of this application. CLOSING Approval of the subject PCD amendment will result in a Shovel Ready development that has the flexibility to adapt to changing market conditions and an opportunity to create a more traditional mixed -use development within the City. Johnston Group looks forward to working with the City to bring this project to fruition.