HomeMy WebLinkAbout012413 DRC - PGA National Commerce ParkCITY OF PALM BEACH GARDENS
MEMORANDUM
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TO: Aries Page, GIS Department
Mark Hendrickson, Forestry Division
Officer Julius Barone, Police Department
Scott Fetterman, Fire Rescue
Debbie Nutter, Building & Community Services
Todd Engle, Engineering Department
Bruce Gregg, Seacoast Utility Authority
Andrea Troutman, Traffic Consultant
Masoud Atefi, Palm Beach County Traffic Division
Via PBG Email:
Bahareh Wolfs, Development Compliance Division
Jack Doughney, Community Services
Charlotte Presensky, Building and Unified Services
Ray Ellis, City Clerk
Donna Kramer, City Clerk
Max Lohman, City Attorney
Angela Brown, Community Services
Via Email:
Alan Boaz, Florida Power and Light
Rick Kania, Waste Management
Layle Knox, North Palm Beach Improvement District
Robert Lozano, Florida Power and Light
DATE: January 2, 2013
FROM: Kathryn DeWitt, AICP, Senior Planner
kdewitt@pbgfl.com
561-799-4235 (direct line)
561-799-4281 (fax)
SUBJECT: PUDA-12-12-000047 – PGA National Commerce Park Planned Unit Development
(PUD) Amendment for Renaissance Charter School
Please provide your comments on the subject DRC petition no later than 5:00 p.m. on Thursday,
January 11, 2013. 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.
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MEETING DATE:
A Development Review Committee meeting will be held on Thursday, January 24, 2013 at 10:00
a.m., in the Lobby Conference Room to review the following development application:
PALM BEACH GARDENS PETITION NUMBER PUDA-12-12-000047
A request by Hiatt School Property, LLC, to modify the existing PGA National Commerce Park PUD
to accommodate a 1,140-student charter school. The subject site is generally located along the north
side of Hiatt Drive approximately 0.15 miles from the intersection of Hiatt Drive and Northlake
Boulevard.
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 me at (561) 799-4234 should
you have any questions or comments.
Attachment: Complete submittal packet
cc: Natalie M. Crowley, AICP, Director of Planning and Zoning
Ryan Johnston, Johnston Group Land Development Consultants, Inc.
TO: Ryan Johnston, Johnston Group Land Development Consultants, LLC
CC: Natalie Crowley, AICP, Director of Planning and Zoning
DATE: January 18, 2013
FROM: Kathryn DeWitt, AICP, Senior Planner
SUBJECT: PUDA-12-12-000047 Staff Comments – PGA National Commerce Park PUD
Amendment
The following comments are based on the Development Application submitted on December 19,
2012, and found sufficient on January 2, 2013.
Fire Department
No comments at this time.
Building and Community Services Departments
1. In order to ensure there are no defects in the footprint and conceptual design, please provide
a brief Building Life Safety Analysis to include height and area, including limitations per
Table 503 FBC, based on occupancy classification, level of fire protection, and construction
type. Please include interior exiting strategies, and distances, as well as exit capacity
tabulations. Also include the occupant load per FBC Table 1004, plumbing tabulations per
FBC Plumbing Table 403, and sizing of the grease trap per FBC Plumbing Table 1003.1.
Police Department
2. Utilize alarm systems, color closed circuit camera system with recording capability,
electronic access control, restricted key control system, vandal resistant lever locks, key scan
proximity card readers etc.
3. Restrict access to main entry point and direct visitors to main vestibule entry via appropriate
signage.
4. Restrooms should be placed in highly conspicuous locations for easy monitoring and avoid
double door entry systems.
5. Classroom doors should not be recessed but flushed mounted with the hallways, utilize
double lock cylinders and equip doors with window viewer to identify visitors.
CITY OF PALM BEACH GARDENS
MEMORANDUM
PUDA-12-12-000047
Staff Comments
01.18.13
Page 2 of 10
6. Design waste receptacles to prevent them from being used as door propping devices.
7. Incorporate vehicle barriers into site designs, such as walls, bollards, fences, trees, art and
planters.
8. Utility boxes should not be placed so as to allow someone access to the roof. HVAC systems
and fresh air intakes/louvers if not easily observed should be monitored by CCTV or sensors.
9. Entry doors should open outward versus inward and be of institutional grade.
10. All exterior doors shall be equipped with security hinges or mechanical interlock to preclude
removal of door and be equipped with faceplates where applicable. All strike areas of
perimeter doors shall be equipped with reinforced, case hardened strike plate.
11. Double metal doors should have an astragal constructed of steel, which will cover opening
between doors and be equipped with metal flush bolts embedded into the head and threshold
of the door frame (three point locking system). All fire exit doors should be exit only with
no handles for re-entry.
12. If applicable any hatchway opening on to the roof of the school shall be secured from the
inside with a slide bolt or slide bar and alarmed. Outside hinges shall be provided with non-
removable pins.
13. Panic hardware where required should contain three locking points on each door, with exit
alarm systems.
14. Electrical or mechanical rooms need to be alarmed or placed so they are not in danger of
being compromised.
15. Duress alarms can provide security in isolated areas, reception desk and should be integrated
with other security systems.
16. Security fencing surrounding the facility allows for the safety and se curity for staff and
students, the legitimate users and deters non legitimate users from coming onto the property.
17. Numerals should be located where they are clearly visible from street, illuminated during
hours of darkness by an uninterruptible power source and controlled by a photocell device.
18. Applicant should consider placing roof top numbers, parallel to the addressed street, screened
from public view and only visible from the air, constructed of weather resistant material and
of contrasting color.
Seacoast Utility Authority
19. The Landscaping Plan and Site Plan need to show all proposed and existing water and sewer
lines and related appurtenances. Several Live Oaks and Royal Poinciana’s are shown placed
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Staff Comments
01.18.13
Page 3 of 10
on top of water mains and are not acceptable at those location. Other minor conflicts between
landscaping and water and sewer lines exist. Once water and sewer facilities are shown on
the plans, the impact will be able to be better determined.
20. The Landscape Plan needs to be revised to include SUA root barrier details to ensure
maximum flexibility with landscape locations.
21. Separate water and sewer services will be required for all existing and future buildings.
22. Sheet EO-2 needs to be revised to show the existing and proposed water and sewer lines and
appurtenances. Several light fixture location will need to be relocated to avoid water and
sewer lines in addition to providing a clear zone to fire hydrants.
23. Once detailed water and sewer plans become available, additional comments may be
forthcoming.
Planning and Zoning Department
24. Please revise the Site Data table to reflect an underlying zoning designation of M1 on Site
Plan Sheet 1 of 3.
25. Please add the actual height of all existing buildings (warehouse and office buildings) in the
Site Data table on Site Plan Sheet 1 of 3.
26. The existing monument signs on the site lack foundation landscaping. Please revise the
appropriate Landscape Plan sheets to show foundation landscaping in accordance with
Section 78-287(b).
27. Cross-access and utilization proposed for the city’s park. The Community Services Dpt. is
meeting on this and will have a response by the DRC meeting.
28. Please provide an written Operational Plan describing the specific drop-off and pick-up
operations, time frames (not just peak times), location of notification sensors, bus operations,
teacher arrival / departure / parking, locations of pedestrian / bike paths, etc.
29. If notification sensors will be used, please indicate on the Site Plan where they will be
placed. A detailed exhibit of the device should be included as well.
30. Please revise the Queuing/Accumulation Analysis Plan to show the full traffic circulation
(i.e. from entering the site to exiting the site) for the two (2) pick-up/drop-off areas. The plan
should also show the specific locations where students will be loaded into parent vehicles.
31. Please demonstrate how the three (3) entrances into the site will be identified to show parents
proper entrances and exits and how to maneuver into the proper queuing lanes.
32. Please indicate on the Site Plan the proposed material for the pedestrian crosswalks.
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33. Please demonstrate how the proposed bike rack locations are in compliance with Section 78 -
412.
34. Provide a detail of the proposed sidewalk covering. The detail should be shown on the Site
Details Sheet 3 of 3, if possible.
35. Please revise Site Details Sheet 3 of 3 to show the proposed colors and materials of the
various structures and fencing.
36. Please provide a detail for the proposed flag pole shown on Sheet 1 of 3. The detail should
be shown on the Site Details Sheet 3 of 3, if possible.
37. Please provide a detail of the proposed light poles. Sheet E0.2 indicates that the poles are 25
feet tall; however, the PGA National Commerce Park Development Guidelines approved
with Resolution 34, 1986 state that the light poles are to be no higher than 24 feet in height.
38. The project narrative states that a six (6)-foot vinyl coated chain link fence will surround the
tot lot; however, a four (4)-foot fence is shown on the Site Plan. Please clarify.
39. Please provide details as to the Applicant’s intentions related to the use of the vacant office
building on the site. Staff has concerns related to the interaction between the two (2) uses.
The proposed queuing system has the potential to negatively affect people trying to utilize
the office building.
40. Please provide color elevations (11x17 sheets are sufficient).
41. The proposed architectural enhancements are very minimal. Staff suggests improving the
elevations by adding more significant architectural features, such as areas of recess in the
building, prominent entry points, window shutters, or creating variety in the roof line.
42. The submitted building elevations did not contain signage locations. Please revise the
elevations to show proposed locations for the building signage.
43. Staff suggests enhancing the elevations of the existing office to match the school building,
since these buildings are part of one project and should maintain consistent elevations.
44. Due to the proximity of the Montessori School across the street, staff has concerns with the
potential traffic generated by the two (2) schools, specifically during the morning drop-off
both on Hiatt Drive and within the property.
45. Please confirm whether a perimeter fence is proposed to surround the school site. If so,
please indicate on all applicable development plans. Show gate locations as well.
46. It is suggested that plantings be installed around the proposed fencing at the recreation field
to decrease the visual appearance of the fence.
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47. Revise the Site Plan Sheet 1 of 3 to identify the chiller / generator equipment proposed within
the open space area at the center of the building. Please indicate whether a fence is proposed
around this equipment area. If so, provide appropriate fence and screening details.
48. Please amend the project narrative to describe the intended use of the open space area
proposed along the east side of the building. If this is a proposed play area, it should be
secured with proper fencing.
49. Please indicate the type of equipment proposed to be located within the Tot Lot area.
Exhibits should be provided, if applicable.
50. The existing dumpster located at the northwest corner of the office building is in disrepair.
Please note that this dumpster will need to be repaired in a ccordance with Section 78-378
prior to the issuance of the Certificate of Completion.
51. Please revise the Site Plan Sheet 1 of 3 to better depict the parking area on the north side of
the office building, where a row of nine (9) parking spaces is broken up by a large gap. This
appears to be a loading zone. Clarify and revise plans accordingly.
52. Please submit a letter of approval from the PGA National Property Owners Association
(POA), per Resolution 34, 1986.
53. Please provide an electronic copy of your resubmtital.
GIS
54. Incorrect Address on multiple pages:
a. Photometric Plan: E0.2 – Address should be 354 Hiatt Dr
b. Improvement Plans: A1.1 – A3.3 – Address should be 354 Hiatt Dr
Forestry
55. Please revise the open space CAD files and printed area drawings to cor rect the following
items:
a. Change the label on “Open Space for Landscape Points” drawing to “Landscape Open
Space”
b. Remove areas from the Landscape Open Space drawing and Sod Area drawing that can
only be sod- playgrounds, sports fields, dry detention areas, and easements as allowed by
Section 78-313 (b).
c. After corrections, re-calculate area totals and update all data tables.
56. The submitted Landscape Plan labels the perimeter buffer as “landscape berm” and does not
contain the specific planting materials. Please revise the Landscape Plans to include the
approved buffer landscaping on the west and north sides of the property as approved with
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Staff Comments
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Resolution 25, 1997. A copy of the approved plans has been attached for your reference.
Any changes to the approved species should be made at this time.
Engineering Department
57. Per section 78-362 of the City’s LDR’s, please revised the Site Plan Sheet 1 of 3 to show the
required 35’x12’ maneuvering apron provided directly behind the loading zone locations.
58. Please indicate on the plan where students will be actually dropped off and ensure that all
ADA requirements are incorporated into the drop off area. Specifically ensure compliance
with Section 206 of the Accessibility portion of the 2010 Florida Building Code.
59. Please indicate how the Applicant intends to connect the school walkway to the park
(footbridge, culvert crossing, etc.).
60. Please revise the road on the southwest portion of the building to not impede on the on the
last handicap spot in that row of parking. It appears that the last handicap spot is not the
required 18.5’ in length.
61. Per the Site Plan and narrative, it appears that there will be no bus traffic for this school. If
buses are to be provided, please provide location of the bus loops and show bus traffic
circulation on the Queuing/Accumulation Analysis Plan.
62. The Applicant shall provide a drainage statement, which is dated, signed and sealed by a
professional engineer registered in the state of Florida, in accordance with LDR Section 78 -
46.
63. The Applicant should evaluate the need for a turn lane at the project entrances to prevent
stacking on Hiatt Drive and the possibility of a turn lane west bound on Northlake Blvd onto
Hiatt Drive.
Traffic Consultant, Pinder Troutman Consultants
64. Provide proof that the vested uses on the site have been in operation for five (5) years, per
Palm Beach County (PBC) Traffic Performance Standards.
65. Correct the discrepancy in the number of students listed in the TIS (1,400 students) and the
project narrative (1,140 students).
66. Provide a written Operational Plan explaining site circulation for parent vehicles, student
drop-off/pick-up times, number of Kindergarten students, bus operations (if any), number of
staff, staff parking, class start times by grade, and teacher/staff arrival times.
67. Drop-off and pick-up of kindergarten students needs to be relocated from the drive aisle of
the parking lot where conflicts with parking vehicles may occur.
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68. Provide documentation of Palm Beach County Traffic Performance Standards approval.
69. Provide a queuing analysis in the traffic study for onsite and offsite vehicular queuing for
both drop/off and pick-up time periods, prepared by a registered professional engineer.
Provide both the length of queuing required and provided onsite and offsite on Hiatt Drive.
Provide explanation of how two (2) lanes of vehicles will operate at the parent drop-off/pick-
up (Grades 1-8) as shown on the plan provided.
70. Correct radius of development of influence and all subsequent tables, including historical
growth rate table, for the four (4) mile radius required when peak hour trips exceed 1,000
two-way trips. Tables 9 and 10 need to include all links in the radius of development
influence. Include any missing City roads and Palm Beach County Thoroughfare Road links
in the analysis, such as the future Jog Road extension to Northlake Boulevard, Holly Drive,
Burns Road, Florida Turnpike, and I-95.
71. Correct all links tables to include the link of Northlake Boulevard, from SR 7 to th e Beeline
Highway and from Ibis Boulevard to SR 7. SR 7, from Okeechobee Boulevard to Northlake
Boulevard is a funded and assured project for construction in 2015 with a future signal at SR
7 and Northlake Boulevard. Correct Class designations as appropriate, based on the future
signal location.
72. Based on the projected Driveway ADT volumes, provide the driveway classifications and
determine if they meet minimum design standards.
73. Provide the daily trip generation rate used for the private school in the Trip Generation Table
2. Correct rounding errors in the peak hour generation tables.
74. Provide an explanation in the traffic statement text on how the staggered/reductions to the
driveway volumes were determined. If the peak pick-up/drop-off times are 7:30 a.m. to 8:30
a.m. and 2:30 p.m. to 3:30 p.m. for the students, the peak hour turning movements occur
within one (1) hour for the site should not be reduced.
75. Provide an HCS Intersection Analysis for Northlake Boulevard and Hiatt Drive using the
existing signal timing, existing traffic counts, background growth and project traffic in the
year 2017. Provide the 95 percent Back of Queue results and verify that the existing turn
lane storage lengths are adequate.
76. Revise the intersection analysis for Northlake Boulevard and Jog Road/Ryder Cup Boulevard
to include the future south approach, which is currently under construction and expected to
open for use in October 2013.
77. Remove the peak season factor used in the intersection analysis of Northlake Boulevard and
Military Trail.
78. Although opposing westbound traffic on Hiatt Drive may be minimal in the AM Peak hour, a
left turn lane is recommended at the project driveway to accommodate the 749 AM peak
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hour project trips eastbound on Hiatt Drive. Other businesses operating at the eastern
terminus of Hiatt Road may generate an additional 160 AM peak hour trips eastbound on
Hiatt Drive, per a 2010 PBC traffic count. Further justification is needed to eliminate the
need for an eastbound left turn lane.
79. Projected AM Peak hour driveway volumes exiting the site at the middle driveway appear
high. Explain the driveway assignment and the utilization of the other two driveways.
80. Correct the road class designations on Tables 9, 10, 13, and 14, and as appropriate, for
Northlake Boulevard, from Jog Road to Site, and Northlake Boulevard, from Steeplechase
Drive to Military Trail. Correct the LOS standard in the Test 2 link analysis in Table 15 to
130% of the LOS D standard for all roads. The 130% LOS “exceedance” standard is based
on the LOS D capacity, not the LOS E capacity.
81. Confirm the traffic count assigned direction (NB/SB) for the Beeline Highway, from PGA
Boulevard to Haverhill Road. Since the traffic count used in the study for the Beeline
Highway, from Northlake Boulevard to Jog Road, is based on a 2011 traffic count, correct
the background growth calculation and add a footnote to the Test 1 and 2 tables.
82. Traffic Control Officers may be required on Hiatt Drive at the driveways in the AM peak
period to handle the vehicular conflicts during student drop-off. A monitoring condition may
be included in the project conditions.
Palm Beach County Traffic Division
83. Provide a site plan illustrating the school’s internal traffic circulation.
84. Provide AM and PM peak hour analysis for the signalized intersection of Northlake
Boulevard / Hiatt Drive, under the 2017 scenario.
85. Provide an AM and PM peak hour review of WBR, EBL, SBR, and SBL movements turn-
lane queuing and adequacy of storage lengths at the intersection of Hiatt Drive with
Northlake Boulevard, under the 2017 traffic circulation scenario.
86. Include in the analysis, the link of Jog Road extension (currently under construction)
intersecting Northlake Boulevard. Please contact our office for Traffic diversion related
quantities.
87. Some links within the three (3) mile radius of the project impact are missing from the
analysis. Please revisit the Test-1 links, add all missing links and make sure the following
links are added:
a. Military Trail – Between Investment Lane and Blue Heron Boulevard
b. Investment Lane – East of Military Trail
88. It is not clear how the peak hour driveway volumes have been calculated. Please indicate in
the report how total peak hour trips were staggered, and also break down the driveway
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volumes to separate existing from future traffic at Northlake Boulevard / Hiatt Drive
intersection.
DRAFT Conditions of Approval
Planning and Zoning Department
1. Prior to the issuance of the first building permit for vertical construction, the Applicant shall
schedule a pre-permit meeting with the Planning and Zoning Department
2. Prior to the issuance of the first Certificate of Occupancy, all ground-mounted and rooftop
mechanical equipment shall be screened from view per Section 78-377.
3. All on-site lighting shall be cast downward and shielded from adjacent properties.
4. At no time shall staging of construction vehicles and/or service vehicles occur within a public
right-of-way.
5. All gutters, downspouts, vents, and louvers attached to the building shall be painted to match
the surface to which it is attached.
6. The number of students (K-8) is limited to 1,140 students. The Applicant, it successors or
assigns shall submit to the City (each August) a letter certifying the number of students
enrolled for that particular school year.
7. The Build-out date for this project is December 31, 2017, or as otherwise extended as
permitted by Code.
8. Prior to the issuance of a Certificate of Completion, the applicant shall obtain a landscape
permit for that phase and have the completion of the landscaping certified by the landscape
architect and inspected and accepted by the City Forester or designee.
9. Prior to the issuance of the first Certificate of Completion for the proposed improvements, an
inspection is required by the Development Compliance Division.
10. Prior to the issuance of the first Certificate of Completion, all dumpsters on site shall be in
compliance with Section 78-378 of the City’s Code.
11. Prior to the issuance of the Certificate of Occupancy, digital files of the approved civil design
and architectural drawings, including floor plans, shall be submitted to the GIS Manager.
Police Department
12. Prior to the issuance of the infrastructure permit or the issuance of the building permit for
the vertical construction, whichever occurs first, the Applicant shall submit a site security
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plan detailing the measures the Applicant/contractor will take to minimize theft during the
construction phase.
Engineering Department
89. The Applicant shall comply with all Federal Environmental Protection Agency and State of
Florida Department of Environmental Protection permit requirements for construction
activities.
90. The construction, operation and/or maintenance of any elements of the subject project shall
not have any negative impacts on the existing drainage of surrounding areas. If, at any time
during the project development, it is determined by the City that any of the surrounding areas
are experiencing negative drainage impacts caused by the project, it shall be the Applicant’s
responsibility to resolve said impacts in a period of time and a manner acceptable to the City
prior to additional construction activities. The City may cease issuing building permits
and/or Certificates of Occupancy until all drainage concerns are resolved.
91. Prior to the issuance of the infrastructure permit, the Applicant shall provide construction
plans, including, but not limited to, paving, grading, stripping, signage and drainage plans
along with surface water management calculations and hydraulic pipe calculations for City
review and approval. The paving, grading, and drainage plan and calculations shall be
signed and sealed by an engineer licensed in the State of Florida.
Additional conditions are forthcoming pending resubmittal.
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.