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Home My WebLink AboutDRC - Cimarron Cove -Cimarron Cove Project Narrative 090211JOHNSTON GROUP CIMARRON COVE PARCEL B OF PARCEL 31.04 PCD SITE PLAN APPLICATION PROJECT NARRATIVE/JUSTIFICATION STATEMENT September 2, 2011 I. REQUEST SUMMARY Johnston Group Land Development Consultants, Inc., on behalf of Providence One Operating Company, LLC (the "Applicant "), respectfully requests approval of a site plan for a 341 -unit multifamily apartment development (the "Project ") on the approximately 21 -acre Parcel B (the "Property ") of the Parcel 31.04 Planned Community Development (the "PCD "). The approximately 50 -acre PCD is generally bounded by Interstate 95 and Central Boulevard to the west, Victoria Falls Boulevard to the north, Elm Avenue to the east and the Northern Palm Beach County Improvement District (NPBCID) EPB -3C Canal to the south. II. BACKGROUND The PCD property together with the property comprised by the adjacent Paloma PUD residential development to the east was originally part of the real estate portfolio of the MacArthur Foundation. The PCD property was purchased by WCI Communities in 1999 and later sold to Gardens 95 Limited Partnership 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 established three (3) parcels within the PCD with associated entitlements: Parcels A and B comprised the non - residential portion of the PCD consisting of 76,866 square feet of floor space on approximately nine (9) acres; and, Parcel C comprised the residential component consisting of 252 multifamily townhome units on approximately 24 acres. Concurrently with the master plan approval, the City Council approved Resolution 55, 2006 which approved a site plan for a 204 -unit residential townhouse development by Centex Homes on Parcel C. In December 2006 around the beginning of the residential real estate market collapse, Centex Homes forfeited its interest in Parcel C to JAFTO Land Trust, an entity controlled by a Fort Lauderdale investment firm and successor to Gardens 95 Limited Partnership in the ownership of the Property, with no further plans to develop the Property as originally intended. JAFTO later transferred the property to Cimarron Cove, LLC ( "Cimarron "), an associated entity, which is the current property owner. In July of 2010, the owners of the residential and commercial parcels of the PCD, Cimarron and Hawkeye Central, LLC, respectively, submitted an application for a PCD Amendment to provide for an updated development program for the PCD and other minor changes to the Master Plan. Those changes that affect the residential portion of the PCD that is the subject of this application are below: LL A modification to the total number of multifamily dwelling units within the PCD from 252 to 341. 601 HERITAGE DRIVE, SUITE 127 • JUPITER, FL 33458 . 561.691.4552 P • 561.691.4553 F • INFO @JOHNSTONGROUPINC.COM WWW.JOH NSTO NG ROU PI NC.COM Cimarron Cove Residential Development Justification Statement /Project Narrative September 2, 2011 Page 2 of 6 LL Parcels A and B within the non - residential portion of the site plan were combined and now will be referred to only as "Parcel A ". Accordingly, the Property, previously referred to as "Parcel C", will now be referred to as "Parcel B ". LL The primary access point into the Property from Elm Avenue has been relocated north to align with the existing entrance into the Paloma PUD from Elm Avenue, Pacifico Court. LL The configuration of the two (2) lakes adjacent to the boundary between Parcels A and B and the boundary line between the parcels have been revised slightly to accommodate the new main access point into the Property and an associated land swap between Cimarron and Hawkeye. LL It is being proposed that the portion of the east PCD buffer that is adjacent to the un -built portion of the Elm Avenue right -of -way remain in its natural state with exotics removed and supplemental plantings added. LL A minor modification to the preserve boundary to accommodate the new site plan. It is anticipated that said PCD Amendment will be approved in the next couple of months and in advance of this application. III. LAND USE AND ZONING The Property has Mixed Use (MXD) and Residential High (RH) future land use designations and a Mixed Use Planned Community Development (MXD /PCD) zoning designation. Existing uses adjacent to the Property are as follows: LL North: Paloma Residential Development. LL West: Vacant (proposed Central Gardens development) /Interstate 95/01d Palm Residential Development. LL South: NPBCID EPB -3C Canal and Paloma PUD Preserve. LL East: Paloma Residential Development. IV. PROJECT DETAILS Development Program /Site Design The proposed Project comprises a 341 -unit multifamily rental apartment development to be constructed on the approximately 21 -acre Parcel B of the PCD. One (1) to three (3) bedroom units with sizes range from 500 square feet to 1,372 square feet will be offered. The Project has been conceived as a harmonious succession of low -rise, three (3) story "breezeway" buildings, arranged around a 3.31 -acre lake behind a generously sized clubhouse that overlooks the water. In front of the clubhouse, a landscaped parkway that leads from the Project entrance is lined by two "L" shaped four (4) story buildings that also engage the future non - residential component of the PCD to the north. Access to the Project will be from Elm Avenue at its existing intersection with Pacifico Court, an entrance into the Paloma Residential Development to the east. Said access leads to a large traffic circle, which serves as a distributor of traffic from Elm Avenue to the proposed apartment community to the south and to the future commercial development to the north. Guests will utilize a call box located on the north approach driveway leading to the clubhouse to access either of the two entry gates into the Cimarron Cove Residential Development Justification Statement /Project Narrative September 2, 2011 Page 3 of 6 Project. Prospective tenants can utilize the parking in front of the clubhouse without having to enter the gates. The urban space developed along the main vehicular access -way looping around the Property has been carefully studied to generate diversity of perspectives of the subtly crafted building facades. The orientation of each building has been set to maximize unit privacy, while providing the best possible vistas from each residence. Site Amenities The following site amenities are being proposed as part of the Project: LL A clubhouse building that will include, but not be limited to, a business center, conference room, exercise rooms, kids room, outdoor lanai, and club room space. The leasing office will also be located within the clubhouse. LL The pool area at the clubhouse will include an approximately 4,000 square foot, zero -entry pool, a spa and an outdoor kitchen cabana area with seating. LL A continuous sidewalk with connections to all buildings within the Project is being proposed around the 3.31 acre lake around which the residential buildings are situated. LL A dog park enclosed by a decorative aluminum fence is proposed directly north of Building 9. LL The 1.22 -acre, easternmost lake on Parcel A will be constructed simultaneously with the Project and will contain a sidewalk surrounding the entire lake and connecting back to the sidewalk along Elm Avenue. LL Aeration fountains are proposed within all lakes. LL Two (2) detached garage structures are proposed comprising a total of 12 parking spaces. Architecture The structures built in concrete and masonry and clad in smooth stucco with deep rustication along their base floors appear of suitable proportions and height. Spanish "S" cement tile on high hipped roofs is complemented with clean stuccoed gables over the more intricate balcony fenestrated facade elements. All selected exterior finishes have proven durability and ease of maintenance. Aluminum windows with spans of clear glass harmonize with simple picket railings. Selective use of simulated stone trim enhances the facades facilitating changes in textures and color between the lower and upper masses of the buildings. The stucco rustication along the bases is reminiscent of classical stone cladding with large keystone -like motives. The resulting character is in evident harmony with the prevalent architectural style in Palm Beach Gardens. There are three (3) basic building types. Both the Type A and Type B buildings are three (3) story buildings with front loaded garages and a mean roof height of 35 feet. The Type C buildings that front the large green parkway at the project entrance are four (4) stories with a mean roof height of 48 feet. A complete breakdown of unit sizes and number of bedrooms contained within each building type has been provided on the Building Matrix chart on Sheet CP1. The accessory detached garage structures and other architectural elements /features within the Project will be consistent with the primary residential structures in terms of style, colors and materials. Cimarron Cove Residential Development Justification Statement /Project Narrative September 2, 2011 Page 4 of 6 Landscaping and Buffering The proposed landscape palette has been designed to incorporate, to every extent possible, Florida native plant material, Palm Beach Gardens preferred plant material, and drought tolerant plant material. The Project is bounded by the PCD native upland preserves on the west and south sides, therefore, no additional buffering has been provided along these boundaries. The north boundary fronts the two (2) lal<es and the vehicular connection between the residential and non - residential components of the PCD, and the proposed landscaping has been designed to encourage and facilitate connectivity between the parcels. The east boundary of the Project lies adjacent to the PCD buffer located along the portion of the Elm Avenue right -of -way south of its current terminus at Pacifico Court. Although said portion of right -of -way was required to be dedicated to the City by way of the original Cimarron Cove PCD plat in 2008, Elm Avenue has since been removed from the City's Conceptual Thoroughfare Plan. Therefore, it is unlil<ely that an extension of the roadway south of its current terminus will ever be constructed. Accordingly, the master developer of the PCD is currently worl<ing to revise the approved PCD buffers details to reflect that the PCD buffer adjacent to the un -built portion of Elm Avenue remain in its natural state with exotics removed and supplemental plantings added. The proposed landscape plan for the Project incorporates a cross - section of said PCD buffer that also reflects an additional five (5) foot natural buffer inside of the parcel line. The proposed landscape design meets the requirements of the City's Landscape Code. Parking Based on the number of bedrooms proposed within the Project, a total of 589 parl<ing spaces are required pursuant to the City's parl<ing requirements for multifamily uses. A total of 695 spaces are proposed for the Project. Since the proposed parl<ing exceeds ten (10) percent of the required parl<ing spaces, a waiver is being requested as further discussed in the "Requested Waivers" portion of this narrative. Also, the applicant is proposing a reduction in the parl<ing space width to nine (9) feet wide and has provided (1) the appropriate 26 -foot drive isle widths to accommodate the proposed parl<ing space width; and (2) the additional required open space as demonstrated below: Total site area: 928,727 SF Minimum open space required (35 %): 325,058 SF Minimum additional open space required for additional parl<ing spaces (18.5 x 10 x 48 spaces x 1.5): 13,320 SF Minimum additional open space required for parl<ing space width reduction (18.5 x 695 spaces x 1.5): 19,286 SF Total minimum open space required: 357,664 SF Total open space provided: 426,406 SF Drainage The proposed surface water management system is similar to one previously proposed and permitted for the aforementioned Centex development (SFWMD No. 50- 00610- S -16). In general, the site will be graded to direct stormwater surface flow to a networl< of inlets /culverts. Flow from the networl< is directed to the detention areas for attenuation and water quality treatment. Connection to the legal Cimarron Cove Residential Development Justification Statement /Project Narrative September 2, 2011 Page 5 of 6 positive outfall to the NPBCID EPB -3C canal will be through a dedicated outlet pipe at the southeast corner of the Project. Utilities The Project's water and sewer systems will be connected to the existing water main and sanitary sewer line, respectively, located within the Elm Avenue right -of -way. The water system has also been looped to connect to an existing water main on the west side of Central Boulevard as will be required by the Seacoast Utility Authority. V. REQUESTED WAIVER The Applicant respectfully requests approval of the following waiver from the standards of the City's Land Development Regulations ( "LDRs "): Code Requirement: Sections 78- 345(d)(3) and (4) of the City's LDR's state: (3) Any request for an increase of parking equal to or greater than ten percent of required parking which affects a PUD, PCD, or MXD shall only be considered as an application for approval of a waiver by the city council. (4) Standards for additional parking spaces. A use which desires to provide parking spaces in excess of the minimum requirements of this section shall comply with the standards listed below. a. Additional open pervious space. Additional open space, at a ratio of 1.5 square feet for each additional square foot of paved parking and vehicular circulation area, shall be provided. The additional pervious open space shall be provided as additional landscaping, pedestrian amenities, or vegetative preserve areas, and shall be calculated and identified on the project site plan. b. Enhanced site appearance. The additional open space and landscaping required in this subsection shall be utilized to enhance the visual appearance of the improved site, the vehicular entries, and the parking areas. The visual enhancements shall be indicated in the application for development approval. Requested Waiver: The City's LDR's allow up to 647 spaces to be provided within the Project without the need for a waiver. The proposed site plan includes 695 total spaces and, therefore, a waiver of 48 parking spaces is required. Justification: The Applicant is proposing 48 additional parking spaces beyond that allowed by Code in order to provide what it feels to be adequate parking for tenants and guests of the Project utilizing its experience with other similar projects it has developed across the country. In order to comply with the standards listed above related to the provision of additional parking spaces, the applicant has provided additional open space as demonstrated below and an enhanced site appearance as evidenced on the landscape plans being submitted herewith: Total site area: 928,727 SF Minimum open space required (35 %): 325,058 SF Minimum additional open space required for additional parking spaces (18.5 x 10 x 48 spaces x 1.5): 13,320 SF Cimarron Cove Residential Development Justification Statement /Project Narrative September 2, 2011 Page 6 of 6 Minimum additional open space required for parking space width reduction (18.5 x 695 spaces x 1.5): 19,286 SF Total minimum open space required: 357,664 SF Total open space provided: 426,406 SF VI. CLOSING The Applicant is excited to bring a quality multifamily apartment project to the heart of the City of Palm Beach Gardens and looks forward to working with the City to bring the Project to fruition. 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