HomeMy WebLinkAbout030823 - DRC Mira FloresPALM BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Mark Hendrickson, City Forester
Ross Gilmore, GIS Director
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
Lori Laverriere, 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
Kelly Neuenschwander, Administrative Services Manager
Janice Massie, Legal Administration Manager
Barbara Chabre, Executive Legal Assistant
Carly Lapidus, 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: January 30, 2022
FROM: Olivia Ellison, Senior Planner
oellison@pbgfl.com
561-799-4235 (direct line)
SUBJECT: SPLA-23-oi-000066 — GS Valencia LLC requesting to amend the Mira Flores
building.
PCDA-23-01-000045 - GS Valencia LLC requesting to amend Exhibit B of the
Regional Center PCD to add 331 units.
CPTA-23-01-000042 - GS Valencia LLC requesting to modify the Transit -
Oriented Development (TOD) District boundary.
DRC Transmittal Memo
SPLA-23-01-000066/ PCDA-23-01-000045/ CPTA-23-01-000042
January 30, 2023
Please provide your comments on the subject petitions no later than Monday, February i.q, 202.n. 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 Council
Chambers at 2:oopm on Wednesday, March 8, 202R.
PETITION: SPLA-23-01-000066/ PCDA-23-01-000045/ CPTA-23-01-000042
DESCRIPTION: A request to amend the Mira Flores site plan to demolish 32 units and construct an eight -story
363-unit residential building.
Thank you for your ongoing cooperation and assistance. Please contact meat (561) 799-4235 or oellison@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, Assistant Director of Planning and Zoning
Nicole Plunkett, Cotleur & Hearing
Donaldson Hearing, Cotleur & Hearing
Page 2 of 2
PA�.M BEACH
MEMORANDUM
CITY OF PALM BEACH GARDENS
TO: Nicole Plunkett, Cotleur & Hearing
Donaldson Hearing, Cotleur & Hearing
DATE: March 3, 2023
CC: Natalie M. Crowley, AICP, Director of Planning and Zoning
Peter Hofheinz, AICP, Assistant Director of Planning and Zoning
FROM: Joann Skaria, AICP, Assistant Director of Planning and Zoning
Olivia Ellison, Senior Planner
SUBJECT: CPTA-23-01-000042 - GS Valencia LLC requesting to modify the
Transit- Oriented Development (TOD) District boundary.
PCDA-23-01-000045 - GS Valencia LLC requesting to amend Exhibit B
of the Regional Center PCD to add 331 units.
SPLA-23-01-00oo66 — GS Valencia LLC requesting to amend the Mira
Flores site plan to allow a 363-unit apartment building.
The following comments are based on the above referenced petition submitted to the City
on January 18, 2023 and found sufficient on January 30, 2023.
Planning and Zoning
CPTA-23-01-000042
Please update the submitted Transit- Oriented Development (TOD) District to
show the TOD boundary as approved and depicting the minor expansion of Mira
Flores as included within the Boundary. Staff does not support the boundary
expanding to 3/4 of a mile from the train station. Please update the proposed
amendment, including the project narrative, to be specific to the addition of Mira
Flores to the TOD District.
PCDA-23-01-00004s
2. Please clarify the modification of the land use change reflected on Exhibit B. Is it
the Applicant's intention to self -restrict this portion of Mira Flores to Multi -Family
Residential only?
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
3. With the removal of the Canary Island symbol in Exhibit B, is it the Applicant's
intention to abandon the landscape easement that is dedicated to the Macarthur
Property Owner Association (POA)?
SPLA-23-01-000066
4. Please provide a location map that indicates the requirements of Section 78-
46(e)(4) of the City code.
5. Please demonstrate how the Applicant intends to the required 2 percent of vertical
costs contribution for AIPP to be granted the additional 2 dwelling units per acre
density bonus.
6. Please demonstrate how the proposed project meets LEED standards or is
providing environmentally friendly design to be granted the additional 2 dwelling
units per acre density bonus.
7. The Applicant is proposing a 363-unit apartment building. To be granted the
workforce housing density bonus of 6 dwelling units per acre, a set aside of 36 units
will be required (10 percent of the new units) to be provided and to not exceed the
12o% Area Median Income (AMI) level rent price set annually by the Florida
Housing Finance Corporation. The 36 workforce housing units shall include a
diversity of unit types that reflect the unit mix of the building. Please revise the
narrative to reflect the required units.
8. Staff encourages the Applicant to committing a portion of the set aside workforce
housing units at the 8o% to t00% AMI income level rent price.
9. Staff has concerns on the proposed unit type mix of the building that includes a
limited amount of 3-bedroom units. Please increase the 3-bedroom units provided.
10. The project is consistent with the Residential High (RH) zoning district. Please
address the required development regulations.
11. Please revise the narrative to reference the current zoning designation of the
subject project which is PCD.
12. There is an opportunity to enhance the northeast corner of the Gardens Parkway
and Valencia Gardens Avenue to create a curb -less urban hardscape gathering
space with reduced landscaping and an expanded awning. Staff encourages the
Applicant to add amenities by incorporating a pedestrian entrance to the building,
lighting, water features, benches, and art within this area.
13. Please address the multifamily recreation requirement pursuant to Section 78-
572(e) of the City Code.
Page 2 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
14. Please submit a "master site plan" for the entire Mira Flores development that
includes the site data and plan requirements listed in Section 78-46 Table 3.
15. During pre -application meetings between Staff and the Applicant, the location of
the lift station was located along the north property line of the Mira Flores
development. That location was well screened from public view. The current
proposed lift station location is visible on all four sides and is near existing
residential buildings. Please explore relocating the lift station, preferably to the
location that was previously presented to Staff.
16. During pre -application meetings between Staff and the Applicant, Staff voiced
concerns regarding the 2o-foot-wide fire access path not being a public amenity.
Staff does not support the proposed fence and gates along the perimeter of the
referenced access.
17. Please provide direct and unobstructed pedestrian access to the existing pedestrian
bridge.
18. Please continue the paver design of the 2o-foot-wide access to the southeastern
edge of the project and remove the proposed asphalt.
19. Please revise the provided artist renderings to include the lift station, fences, and
gates, and all other visible site plan elements.
20. Please locate all transformers internal to the building.
21. There are improvements proposed that are included on the conceptual engineering
plans that are beyond the subject parcel boundaries. Please include these
improvements on all applicable plans, including site and landscaping plans.
22. Please address the location of the existing bus stop that will be impacted with the
proposed west -bound right -turn lane on Gardens Parkway.
23. During pre -application meetings between Staff and the Applicant, Staff expressed
significant concerns on the speed, vehicle visibility, and the grade change on
Gardens Parkway. The Applicant has not adequately addressed Staff concerns.
Please explore providing additional Advanced Warning Flashers to warn vehicles
going east and west bound on Gardens Parkway, and other elements to slow down
traffic. (Engineering)
24. Please explore providing flashing pedestrian crossing signs and pavement lights at
the Gardens Parkway and Valencia Gardens Avenue intersection. (Engineering)
25. Please provide the Advanced Warning Flasher product detail that is referenced on
conceptual engineering plan. This detail should include illumination, timing, color,
signage, dimensions, and electricity source.
Page 3 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
26. Please provide operational and functionality details of the proposed Advanced
Warning Flasher.
27. Please coordinate with City Staff on the ultimate right-of-way design of Gardens
Parkway to be shown on all applicable plans. (Engineering)
28. Please revise all Typical Sections provided on sheet 6 of the conceptual engineering
plan to include all elements within the section, including fences, easements,
retaining walls and handrails. (Engineering)
29. The proposed lake expansion is encroaching into the 55-foot-wide Special Setback
along Alternate AiA. Pursuant to Section 78-319 (c)(2) of the City Code, storm
water areas and lake maintenance areas are prohibited in buffer areas. Please
provide landscape cross -sections for both Alternate A1A and NPBID lake buffer
and note the Alternate A1A right -of way and the 55-foot-wide special Alternate A1A
setback. (Forestry)
30. Staff encourages the Applicant to enhance the lake that is being proposed to be
expanded by provided a 12-foot-wide path, an additional fountain, site furniture,
and lighting. A more natural design of the lake is encouraged.
31. Please revise the proposed 6-foot-wide sidewalk to 12-feet along Gardens Parkway
for consistency with City mobility standards.
32. Please provide a detail of the proposed retaining walls and handrail that includes
color, dimensions, and materials.
33• Please update the spelling of Mira Flores on the Drainage Statement.
34• Please replace the proposed Oak trees along Gardens Parkway with a shade tree
species with a less intrusive root system.
35• Based on the provided artist renderings and architectural plans there is an
additional wall sign proposed on the southwest corner of the building that is not
requested with a waiver or addressed in the narrative. This sign and the "Leasing"
wall sign are not consistent with the intent and purpose of Section 78-271 of the
City code. Please explore directional signage to provide wayfinding to the leasing
office.
36. Staff does not support the proposed principal tenant wall signs and requested
waivers. The project includes a ground sign that provides appropriate signage.
37. Please clarify if the existing ground sign is being proposed to be relocated, remain,
or removed.
38. The proposed garage signage exceeds the maximum copy area permitted for
Parking Garage Directional Signage. Please address.
Page 4 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
39•The proposed monument sign shown on sheet L-5o6 is not consistent with the
provided artist renderings. Please address.
40.Please provide color elevations of the proposed monument sign and note the
proposed colors, materials, letter type, and dimensions. Please modify the design
for architectural consistency with the building.
41. Please provide the required landscaping for the proposed monument sign.
42. Please provide colors and illumination of the proposed wall signs.
43• Please note that there are several patios that include gates that conflict with
landscaped areas.
44• Please provide an enlarged plan view of the dog park and pool amenities, and the
product details associated with the furniture schedule provided on Sheet L-510.
45• Please provide an enlarged detail of the typical street -facing unit including, steps
and railings.
46. Please provide a legend that addresses all symbols and abbreviations indicated on
the architectural plans.
47. Please label all points of access on the Garage Access Plan and indicate if it is for
bicycles/pedestrians/vehicles, and if it is a secured point of access.
48. Please update the provided black and white elevations to include enlarged details
and notes regarding scoring, recesses, and projection notes.
49• Please consider replacing the proposed Chicago Brick with another color of brick
that is consistent with the building's color palette, and the architecture of the
surrounding area.
50. Staff appreciates the design of the southwest corner of the building. Please
incorporate the same chamfer design and arches to the southeast corner of the
building to reduce blank expanses and repetitive roofline treatments.
51. Staff appreciated the roofline treatments to provide shade. Staff encourages the
Applicant to replace the diagonal metal roof awnings with an alternative design.
52. Please enhance the "Perfect Greige" stucco areas with decorative architectural
elements to break up the blank expanses.
53• There are numerous large blank vertical areas that incorporate alienated small
windows that should be addressed, specifically the east elevation.
Page 5 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
54• There are two provided artist renderings views from the lake that are not
consistent. Please address.
55• Please note the proposed window glass type and provide glass material sample.
56. Please update the formatting on the architectural plans to improve legibility.
57. Please provide more information on the "glass fiber reinforced concrete pot"
located on Sheet A-2.7.
58. Please provide a more decorative light pole on Sheet E-1.2.
59• Please provide photometrics for all sidewalks shown on E-1.2, including the paths
that lead to the individual units along Gardens Parkway and Valencia Gardens
Avenue.
6o.Please provide product details on all lighting fixtures.
61. Please provide the functionality of the proposed removable bollards. Please include
the bollards on all applicable plans.
Forestry
62. Please address lake expansion area trees in the tree disposition report and plan.
63. Please provide a landscaping and littoral planting plan for the lake expansion
based on the approved Regional Center PCD exhibits.
64. Please explore relocating the existing trees that are proposed to be removed around
the expanded lake.
65. Please demonstrate the proposed open space for the entire Mira Flores
development. Please note the required open space for residential development is
35 percent pursuant to Section 78-314 of the City Code.
66. Please provide the number of required landscape points based on the open space
provided.
67. There is an opportunity to upgrade the existing lake fountain and provide an
addition lake fountain in the proposed expanded lake. Please include the lake
fountains on the site and landscape plans and indicate the electrical panel with
associated screening.
68. Please provide a landscape plan for the existing and proposed landscaping for the
medians and road shoulders of Gardens Parkway and Valencia Gardens Avenue
adjacent to the project.
Page 6 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
69.According to the civil drawings on Sheet 6, Sections A -A through D-D, there is an
opportunity to provide landscaping around the lakes. Please expand the landscape
plan to include landscaping the lake edge including littoral plantings.
70. Please provide dimensioned cross -sections between the subject parcel and the
adjacent buildings to the north and east.
71. Please provide alternate species of the following plants: proposed Washingtonia
Palm, Bromeliads, and Boston Fern.
72. The proposed water meter connection, RPZ and DDCV assembly located between
Gardens Parkway and the building is immediately adjacent to residential patio/exit
and sidewalk. This area needs to be enhanced in such a way that it is not seen from
public view. Please address.
73.On Sheet L-212, please remove the SUA "construction standards and details"
relating to shrubs only.
Engineering Department
74. Please indicate the locations of the radar units associated with the Advanced
Warning Flashers.
75. Please provide the average footcandle values for each floor of the parking garage
and the entrances/exits to meet City Code section 78-182. (Planning and Zoning)
76. Please add this note to the Engineering plans: All asphalt pavement marking and
striping, excluding parking stall striping, shall be installed with thermoplastic
materials. Also, paver bricks of contrasting color shall be used on paver brick
areas, in lieu of paint or thermoplastic material for conformance with Section 78-
344 of the City's LDRs. Concrete areas shall have FDOT approved paint.
77. Please dimension all turn lanes.
78. Please dimension the stacking distance at both entrances.
79. Please provide typical cross sections at both entrances.
80.Please provide a detail of the lift station showing the surrounding existing
residential buildings.
81. Please provide an enlarged detail of the median modification on Gardens Parkway.
82. A City right-of-way permit will be required for all work in Gardens Parkway and
Valencia Gardens Avenue.
83. Please provide approval from NPBCID for the proposed lake modification.
Page 7 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
84. Please provide structural number for asphalt pavement.
85. Please provide structural number for paver brick crosswalks in City ROW.
86. Please provide a separate exhibit indicating the locations of all proposed retaining
walls.
Fire -Rescue Department
87. Please provide a minimum of four fire hydrants for this project. These fire hydrants
can be existing or new if the fire hydrants are no greater than 3oo-feet from each
other and no more than loo feet from a FDC.
88. A separate FDC is required for the sprinkler system.
Police Department
89. C1ick2Enter shall be equipped on the gates for the emergency access road, the
secured lobby doors/main entry doors, and on the access control gates located
within the garage.
9o.Please ensure parking lot lighting is uniform and designed to eliminate areas of
concealment. It is highly recommended to paint or thermal coat the ceiling of the
garage with the color white to reflect as much light as possible.
91. The Applicant shall partner with Police and Fire for the installation of wayfinding
signage throughout the site, including the interior common hallways, amenities
areas, and address numerical signage.
92. Please advise how the first floor of the parking garage will be secured during
natural disasters. It is recommended to install any access control feature necessary
during construction so it is readily avalible in the future.
93•The Police Department appreciates the provided information on the CPTED
principles that will be incorporated into the design of the project. With this in
mind, please ensure landcaping does not obstruct lighting, the view from windows,
and address signage. Please partner with the Police Department and Forestry
during the landscaping installation if preceived issues to prevent a delay in
inspection sign -offs.
94• Please include a narrative addressing the security plan for the building, including
cameras, personnel, and secured access.
Page 8 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
GIS Department
95• The Applicant shall submit a permit for a Residential Address Plan utilizing the
City's online permitting system. The Addressing Committee will not approve the
Address Plan until the Site Plan for the associated petition has received approval.
At this time, the Addressing Committee shall assign all addresses, street names,
and any additional items requested.
96. The entry monument signs shall include the address for the building. The heights
of the numerals shall not be less than eight (8) inches or exceed twelve (12) inches
in height.
97. Please explain if the Applicant intends to maintain the current project name of
Mira Flores.
98.The amount of Open Space shown for Sidewalks & Plaza could not be confirmed.
The CAD drawing only shows 3,896.1068 square feet while the data table shows
9,441.83 square feet.
Building Division
99• Please be advised of the following:
a. Demolition permit required for demolition of units, with a site plan showing
area of construction/ demolition, Demolition area to be fenced off for safety of
surrounding areas.
b. Electronic plan submittal for project, to include demolition, and new plans for
construction with all product approvals.
c. A pre demolition inspection will occur prior to demolition of buildings.
d. Please be advised that trades will be sub permits of the master permit.
e. Future comments may be added as project moves forward.
Seacoast Utility Authority (SUA)
100. The location of the water meter and DC assembly does not meet SUA
minimum setback requirements from the building.
101. Approximately goo feet of fire line around the north side of the building
does not meet SUA setback requirements and will cause water quality problems.
The Applicant will need to install two DDC assemblies to make this fire line private.
102. The proposed retaining wall over the 12" water main in not acceptable as
shown.
103. The proposed trees along Gardens Parkway and the fire access does not
meet the SUA setbacks for the water main, meter and DDC assembly.
Page 9 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
Pinder-Troutman — (Traffic)
104. A Comprehensive Plan Amendment traffic study was not provided for the
proposed text amendment allowing a higher density on this parcel. Please provide
this study showing with new maximum intensities.
105. Please use ITE llth Edition for trip calculations and correct the trip rates at
the bottom of Table 1.
106. The project traffic distribution needs to be justified or modified as follows:
• Alternate AlA north of Gardens Parkway should be lower.
• Valencia Gardens Avenue should be lower.
• I-95 north and south of PGA Boulevard should be higher.
• PGA Boulevard between I-95 and Fairchild Gardens Avenue should be
higher.
Other roadways, like Kyoto Gardens Drive, will need to be modified to
accommodate the above changes. Please show distribution on all roadway
segments even if it is o % .
107. Please provide an assignment table of all roadway links and show percent
impact in order to determine impacted intersections.
108. A peak season factor should not be applied to Alternate AlA & Gardens
Parkway intersection.
109. Lifetime Fitness and Downtown Palm Beach Gardens redevelopment traffic
volumes need to be included in all Gardens Parkway intersections. Please provide
excerpts from those studies.
110. In the Alternate AlA and Gardens Parkway intersection analysis, the
existing westbound right turn and northbound right turn overlaps should be coded
in.
111. Please provide signalized intersection analyses of Gardens Parkway and
Valencia Gardens Avenue for the future years. Please advise the status of the signal
warrant analysis that was required with Resolution 26, 2019.
112. Left turn queuing on Gardens Parkway at Valencia Gardens Avenue is a
concern. The median on the east leg should possibly be rebuilt with a 50400t taper.
113. Please provide details of the proposed Advance Warning System on Gardens
Parkway. Additionally, demonstrate that proper site distances will be provided for
all movements at the Project's eastern driveway.
114. The existing bike lanes along Alternate AlA appear to be 5-feet wide, not 6-
feet wide as shown on Table 5. Please modify or provide documentation of the 6-
foot width.
Page 10 of 11
Staff Comments
March 3, 2023
SPLA-23-01-000066 / PCDA-23-01-000045 / CPTA-23-01-000042
115. There are programmed bike lanes for Gardens Parkway in 2027. Please
show these as Programmed in Table 5 and show on the Site Plan.
116. Table 5 shows Gardens Parkway as having an 8-feet wide
sidewalk/pathway. The Site Plan shows 6-feet. Please provide for and show an 8-
feet wide pathway on the north side of Gardens Parkway from Alternate A1A to
Fairchild Gardens Avenue.
117. For any intersection or mobility failures, please identify improvements that
will result in acceptable LOS/QOS.
Community Services
No comments at this time.
DRAFT Conditions of Approvals:
Conditions forthcoming.
The Applicant shall provide a written response to all comments, indicating
how each comment has been addressed and/or acknowledgement of each
comment. Compliance with expedite subsequent review.
It is suggested that the Applicant clearly identify all changes to the plans by
either "clouding", or otherwise highlighting, the location of all changes to
further expedite the review.
City staff reserves the right to make additional comments throughout the
review process.
Page 11 of 11