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HomeMy WebLinkAboutDRC - 022207 - Los Arbors AnnexationAttendance: Development Review Committee February 22, 2007 2:00 PM Petition ADMN -07-01-01 Los Arbors Comp Plan Map Amendment Brad Wiseman, Planning Manager Stephen Mayer, Senior Planner Ray Carnaci, Forestery Technician Tara Headman, Police Officer Mike Morrow, Public Works Operation Director Judy Dye, City Engineer Scott Fetterman -Deputy Chief Marty Minor -Urban Design Studio Brian Witta -Owner Stephen Mayer opened the meeting at 2:00 p.m. The Committee discussed the proposed annexation of the site which is a 12-3/4 acre site located at Hood Road and the Florida Turnpike. The proposed land use Residential High is for ten units per acre. The proposed comments from LBFH, the City Planner and City Forester were discussed. Steven Mayer stated the City is recommending a Residential Medium or Residential Low land use due to the location of the property which abuts Eastpointe, a Residential Low community. Brad Wiseman stated the land site is being looked at for straight land use for Residential High only and staff is concerned about the density and height allowed with the proposed land use. The Committee reviewed the comments submitted from Ray Carnaci, Forestry Technician. In reference to access to the property the owner presented draft plans for review. Access into the facility will be a right-in to the facility and a left-out of the facility. Staff expressed concerns about the safety of the draft access and requested the draft plans. Mike Morrow of Public Works suggested that the owner consider mechanical compactors instead of garbage dumpsters. Seacoast Utility is requesting that the applicant submit a conceptual water and sewer engineering plan for the project but it was suggested by Staff that the applicant wait until a later date to do this. Seacoast has two wells on site and the applicant has no problems with relocating these and one is abandoned already. Judy Dye addressed comments from LBFH. The applicant will revise documents to agree with the boundary survey indicating that the parcel is 12.388 acres which is what should be used in the survey per the City. There was a question on the use of 2.35 persons per unit. This has never been used by the City before, as the standard is 2. 4 persons per unit, and this will be reviewed. The City is recommending spot elevations on a grid of I 00 ft. The applicant needs to submit an authorization letter for long-term traffic analysis for review by the County. The rest of the comments were reviewed with the applicant and the 1 appropriate changes will be made. The City is requesting the applicant have all of these plans back for certification by March 9, 2007. The meeting ended at 2:45 p.m. Submitted by: Annette Tucci Municipal Services Coordinator 2 CONSULTING CIVIL ENGINEERS, SURVEYORS &MAPPERS CIVIL AGRICULTURAL WATER RESOURCES WATER & WASTEWATER TRANSPORTATION SURVEY & MAPPING GIS "Partners For Results Value By Design" FEB 14 200? r , 3550 S.W. Corporate Pkwy: Palm City, FL 34990 (772) 286 -3883 Fax (772) 286 -3925 unuw.lbfh.com DATE: February 13, 2007 FILE NO. 16449 SUBJECT: Los Arbors Comp Plan Map Amendment CPMA- 07 -01 -06 M Annexation ANNX- 07 -01 -01 We have reviewed the following plans and.information for the referenced project received January 23, 2007: • Annexation Development Application dated December 22, 2006 prepared by UDS • Amendment to Comprehensive Plan Development Application dated December 22, 2006 prepared by UDS • Comprehensive Land Use Plan Amendment and Level of Service Study dated December 22, 2006 prepared by UDS • Statement of Ownership and Designation of Authorized Agent dated December 22, 2006 prepared by. Power Play Sports .& Entertainment, LTD & American Heritage Enterprises. - • Special Warranty Deed dated December 21, 2001 • Copy of Title Insurance dated April 21, 2004 prepared by First American. Title Insurance Company • Copy of Environmental Assessment for Parcel 18.A.07 dated May 2004, prepared by Environmental Services, Inc. • Location Map prepared by UDS • Aerial Photo of Site • Copy of Current City Future Land Use Map • Copy of Map with Proposed Amendment to City Future Land Use Map • Enlarged Copy of Map with Proposed Amendment to City Future Land Use Map Copy of City Zoning Map • Drainage Statement • Boundary Survey and Tree Survey updated survey March 10, 2006 prepared by Traffic Analysis for Comprehensive Plan Amendment dated December 22, 2006 prepared by Kimley Horn & Associates, Inc. • Copy of Letter from Seacoast Utility Authority dated December 19, 2006. • Copy of Letter from the Solid Waste Authority dated January 19, 2006. PAPBGMEM0\16449 \16449d - Comp Plan.doc Lh Los Arbors LBFH File No. 16449.00 We have the following comments: Page 2 of 10 • We have forwarded the Traffic Analysis - to the City's traffic consultant, McMahon & Associates, and to Palm Beach County Traffic Department (PBCTD) for review and comment. We forwarded the McMahon's February 6, 2007 review comments on February 7, 2007. We will forward PBCTD comments when they are received. 1. The applicant shall revise the documents to agree with the boundary survey, wbLc,b indicates the parcel is 12.388 acres, whereas the LOS report shows both 12.388 nd.12.39 acres and the drainage statement shows 12.40 acres. -finis tYt 4A-e SUV Pmt 2. The applicant shall revise the draihge statement for consistency with the other documents, as to the name of the development. The drainage statement identifies the proposed development as West Oaks Development; whereas the other support documents refer to the parcel as Los Arbors. 3. We note that the applicant =use 2.35 persons per unit in their calculations; whereas the City's standard s 2.4 , ersons per unit. We have based our review, to evaluate t required capac y for utility demand for the roject, on the City's standard 2.4 ersons per unit.-°' �C . 6 -U4/t� < C- �s /WLU In 4. While the applicant does, not propose to develop the maximum density, they note that the maximum permitted density, is 12 units /acre for the requested Residential High, zoning. However, it is noted that the applicant has not requested a PUD overlay. It is also noted that while the City Council may grant up to 12 units per acre within a PUD this is not guaranteed. The Comprehensive Plan (Section 1 Page 2) .permits 10 units per acre based on Residential High (RH). Therefore, we have used the 10 units per acre to evaluate the maximum allowed for utility capacityfor the project. 5. The applicant shall provide ya topographic map, which is signed and sealed by a surveyor who is licensed in the State of Florida, conforming to Section 78 -46 of the LDR. Annexation — ANNX- 07 -01- 000001 The existing site is adjacent to the City of Palm Beach Gardens. Therefore; we have no engineering concerns with the proposed annexation. Comp Plan Map Amendment - CPMA- 07 -01 -06 � -epvrt 5. The following information must be provided: a. Soils /Mineral Types P: \PBGMEMO \16449\1 6449d- Comp Plan.doc Los Arbors Page 3 of 10 LBFH File No. 16449.00 Soils map included in Environmental Assessment report notes the site contains Myakka sand and Pinellas fine -sand. b. Wellfield Zones /Cones of Influence The applicant indicates that the site is located within Zone 4, with a small portion within Zone 3. e. Drainage Basins & Features The site is located within NPBCID Unit 14/26 drainage basin. f. Major Topographic Features The applicant shall provide a topographic map, which is signed and sealed t by a surveyor who is licensed in the State of Florida, conforming to Section 78 -46 of the LDR. The site is vacant and wooded. g. Ecological Communities/Wetlands The applicant provided an Environmental Assessment dated May 2004, which indicates that the site is heavily wooded and has no wetlands. Reports 3. Site area is 12.388 acres. 4. Existing Land Use Of Proposed Parcel - Vacant North — Eastpointe Community South — Hood Road and Mirasol PCD (School construction site) West — Eastpointe;Community East — Florida Turnpike (Turnpike) and Briger Track (Vacant) 3. Narrative which summarizes :. a. The existing Palm Beach, County Future Land Use Plan designation for the 12.388 acre site is LR =2, which allows two (2) units :per acre'. Thus. the maximum permitted under the existing land use is 24 dwelling units (DU). b. The maximum allowable,development under the proposed designation for. the site. P:\P13GMEM0\16449\J6449d- Comp Plan.doc.. M hN C Los Arbors LBFH File No. 16449.00 Page 4 of 10 The proposed Future Land Use Plan designation for the 12.388 acre site is Palm Beach Gardens Residential High, which allows up to 10 dwelling units per acre (DU /ac). The maximum allowable development under this proposed designation is 124 DU. The applicant indicates that they are proposing a probable maximum of 120 DU for the site, for a density of 9.69 DU /ac. The following information may be found in the Palm Beach Gardens Comprehensive Plan, Policy 1.1.1.3, B Land Use Land . Lot Height Allocation Coverage Open Space Min 15% Neighborhood Min 2% Max 70% Max 4 Commercial Max 30% Floors Residential High Min 20% Max 50% Max 4 Max 60% Floors Residential. Low. „Min 0% Max 50% Max 3 Max 60% . Floors Employment Min 2% Max 70% Max 4 Center Max 30% Floors Residential Hil4h The applicant indicates that they are proposing a probable maximum of 120 DU for the 12.388 acre site, or a density of 9.69 DU /ac. c. A description of the proposed use and information on its compatibility with the surrounding area. The applicant is seeking to develop a multi - family project at approximately 9.6 DU /ac. Therefore they are seeking annexation into the City of Palm Beach Gardens and a redesignation of the site to a Residential High Future ' Land Use Plan designation, which the applicant indicates allows up to 12 DU /ac. However, it is noted that the applicant has not requested a PUD overlay. It is also noted that while the City Council may grant up to 12 units per acre, within a PUD, this is not guaranteed. The Comprehensive Plan (Section 1 Page 2) permits 10 units per acre, based on Residential High (RH). Therefore, the maximum allowed under the proposed zoning designation is; 12.388 acres x 10 units per acre = 124 units (Max) 4. Statement of justification or reason for the proposed land use amendment. The proposed project is located at the intersection of the Turnpike and Hood Road. The site is long (north /south) and narrow (east /west) being approximately 1,500 feet long,.along the Turnpike right -of -way, and 362 feet wide. P:\PBGMEMO \16449 \l6449d - Comp Plan.doc Los Arbors Page 5 of 10 LBFH File No. 16449.00 The applicant notes that the parcel is close to Westwood Gardens, a multi- family development zoned Residential Medium on the southeast corner of Hood Road and the Turnpike. The parcel at the southwest corner of Hood Road and the Turnpike is the Mirasol PCD. An elementary school, which is currently under construction, is located at the southwest corner. A future middle school is also approved for the intersection. Just west-of the school construction is Marbella at Mir "asol, which is a single - family home development with a density of 6.7 DU /ac. The Briger /Scripps site is located at the northeast corner of the intersection. 5. Availability of and demand on public facilities: Traffic Circulation: We have forwarded the Traffic Analysis to the City's traffic consultant, McMahon & Associates, and to Palm Beach County Traffic Department ( PBCTD) for review and comment. We forwarded the McMahon's February 6, 2007 review comments on February 7, 2007. We will forward PBCTD comments when they are received. Sanitary Sewer: The applicant indicates that sewer service will be provided by Seacoast Utility Authority (SUA). The applicant has provided a letter of current capacity from SUA dated December, 19, 2006. The City's Comprehensive Plan provides for the following standards: Sanitary Sewer LOS - Comprehensive Plan 107 gallons per day per capita 1. Level of service required for Existing Palm Beach County Land ' Use designation of LR -2 on 12.388 acres is based on the following: Maximum Density (Existing) 12.388 ac. x 2 DU /ac = 24 DU 24 units x 2.4 persons /unit x 107 gal /day /capita = 6,163 gal/day. 2. Level of service required for proposed Palm Beach Gardens Future Land use— R-e�si- lential— High —D-e- ity— (RTIron-12 -3 -8-8 acres is ased on the following: P: \IIBGMEMO\l 6449 \16449d - Comp Plan.doc hINC. Los Arbors LBFH File No. 16449.00 Maximum Density (Future) 12.388 ac. X 10 DU /ac = 124 DU Page 6 of 10 124 units x 2.4 persons /unit x 107 gal /day /capita = 31,843 gal/day. Density (Proposed) 120 units x 2.4 persons /unit x 107 gal /day /capita = 30,816 gal/day. Public Water The applicant indicates that water service will be provided by Seacoast Utility Authority (SUA). The applicant :has provided a letter of current capacity from SUA dated December 19, 2006. The City's Comprehensive Plan provides for the following standards: Potable Water LOS — Comprehensive Plan 191 gallons per day per capita 1. Level of service required for Existing Palm Beach County Land Use designation of LR 2 on 12.39 acres is based on the following: Maximum Density (Existing) 12.388 ac. x 2 DU /ac = 24 DU 24 units x 2.4 persons /unit x 191 gal /day /capita = 11,002 gal /day. 2. Level of service required for proposed Palm Beach Gardens Future Land use Residential 'High Density (RH) one 12.388 acres is based on the following: Maximum Density (Future) 12.388 ac. X 12 DU /ac = 124 DU 124 units x 2.4 persons /unit x;191 gal /day /capita = 56, 842 gal /day. Density (Proposed) 120 units x 2.4' persons /unit x 107 gal /day /capita = 55,008 gal/day. P: \PBGMEM0116449 \16449d - Comp Plan.doc Los Arbors LBFH File No. 16449.00 Drainame Page 7 of 10 - , The City's Comprehensive Plan provides for the following standards: Drainage LOS — Comprehensive Plan Existing Development — 1- day /100 -year storm New Development greater than 10 acres — 3- day /25 -year storm New Development less than 10 acres- 1- day /25 7year storm The subject property will be required to meet the development standard of a 3-, day/25-year storm event during the development review; process. The applicant has provided a drainage statement prepared by Messler & Associates, which is signed and sealed by an engineer who is licensed in the state of Florida. The drainage statement indicates the proposed 12.40 (12.388) acre development will comply with the City of Palm Beach Gardens and South Florida Water Management District. However, the applicant shall revise the drainage statement to indicate that they will comply with the requirements of the City of Palm Beach Gardens LDR and Comp plan requirements. Solid Waste The applicant indicates Waste Management, Inc will provide solid waste. disposal and has provided "a letter of service availability from the Solid Waste Authority dated January 19, 2006. The applicant shall provide a current letter of service availability for 2007. 1. Level of service required for Existing Palm Beach County Land Use designation of LR -2 on 12.388 acres is based on thOollowing: Maximum Density (Existing) 12.388 ac. x 2 DU /ac = 24 DU 24 units x 2.4 persons /unit,x 7.13 lbs /day /capita'= 410 lbs /day. 2. Level of service required for proposed Palm Beach Gardens Future Land use Residential High (RH) on 12.388 acres is based on the following: Residential High (RH) The solid waste demand estimate for the proposed) land use designation of Residential High (RH) equals; 124 units x 2.4 persons /unit x 7.13 lbs /day /capita = 2121.89 ibs /day Proposed Density 120 units x 2.4-persons /unit x 7.13 lbs /day /capita = 2053.44-1bs /day. t PAPBGMEM0\16449 \164494- Comp Plan.doc Los Arbors LBFH File No. 16449.00 Recreation and Open Space Page 8 of 10 The City of Palm Beach Gardens Comprehensive Plan provides for the following standards: Recreation and Open Space LOS. — 3.7 acres per 1,000 residents. 1. Level of service required for Existing Palm Beach County Land Use designation of LR -2 on 12.388 acres is based on the following: Maximum Density (Existing) 12.388 ac. x 2 DU /ac = 24 DU 24 units x 2.4 persons /unit x 3.7 acres /1000 residents = 0.213 acres of park within the City. { 2. Proposed City - of - Palm Beach Gardens Future Land Use Designation — Residential High (RH) - 12.388 acres Maximum Density (Future) 124 units x 2.4,persons /unit x 3.7 acres /1000 residents = 1.101 acres of park within the City. Proposed Density 120 units x 2.4 persons /unit x 3.7 acres /1000 residents = 1.066 acres of park within the City. The applicant indicates that the amount of improved park area is currently - available to address the recreation and open space Ineeds for the subject site. , No revision to the Comprehensive Plan's Recreation and Open' Space element is required with -this requested annexation and Future Land Use Plan amendment. 6. Analysis of the character of any vacant lands in order to determine suitability of use, including: a. Soils: The applicant provided an Environmental Assessment dated May 2004, which identifies sod types. b. Topography, including flood prone areas: The applicant shall provide a topographic map, which is signed and sealed by a surveyor who'is licensed in' the State of Florida, conforming to Section 78 -46 of the LDR. w. P:\P13GMEM0 \16449 \16449d - Comp rPlan.doc N Lh Los Arbors LBFH File No. 16449.00 Page 9 of 10 The applicant indicates that the subject site is not in a floodprone area as identified in the Flood zone map identified in the City's Comprehensive Plan. c. Natural Resources The applicant provided an Environmental Assessment dated May 2004, which identifies natural resource issues. d. Historic Resources The applicant indicates that there are no historic resources on the subject property. 7. Relationship of amendment to population projections: The applicant. indicates a total population of -the site with the proposed land use of Residential High (RH) - 12.388 acres; Maximum Density_ (Future) 124 units x 2.4 persons /unit = 297.6 residents Proposed Density 120 units x 2.4 persons /unit 288 residents 16. Future Land Use Element Goals, Objectives and Policies. Goal 1.1. Objective 1.1.3. Policy 1.1.3.1.: All proposed development of other than individual residences shall include a soils analysis prepared by a: professional licensed to prepare such an analysis which shall include the ability of the soil structure to support the proposed development. The applicant has ._provided an Environmental Assessment report, dated May 2004, for- the subject parcel. The applicant further indicates that - documentation will be provided which demonstrates that the soil and the topography are capable of supporting the proposed) project. Goal I.I. Objective 1.1.3. Policy 1.1.3.2: All proposed development shall be located in a manner, such that the natural topographic features of a site are not adversely altered so as to negatively affect the drainage of neighboring - properties- orvisual aest- hetics- of -t-he -area. The applicant shall provide a topographic plan conforming to Section 78 -46 of the LDR prior to development approval. P:\PBGMEM0\16449 \16449d - Comp Plan.doc /'/ S. , Los Arbors Page 10 of 10 LBFH File No. 16449.00 Traffic Circulation Element Goals, Objectives and Policies: Goal 2.1. Objective 2.1.1. Policy 2.1.1.3: The City shall review all development proposals for consistency with the Goals, Objectives, and. Policies of this element including consistency with traffic circulation plans and the level of service standards. We have forwarded the Traffic Analysis to the City's traffic consultant, McMahon & Associates, and to Palm' Beach County Traffic Department ( PBCTD.) for review and comment. We forwarded the McMahon's . February 6, 2007 review comments on February 7, 2007. We will forward PBCTD comments when they are received. Goal 4.A.1. Objective 4.A.1.1. Policy 4.A.1.1 thru 4.A.1.1.5: requires all submittals for development to obtain a statement of available capacity form Seacoast Utility Authority prior to site -plan approval. The applicant has provided #a letter of current capacity from SUA dated December 19, 2006. Goal 4.D.1. Objective 4.D.1.1. Policy 4.D.1.1.6, states "The City shall not approve development permits, _which approved, would cause potable water facilities servicing the City to operate at levels below the levels of service standards established in Policy 4.D.i.1.1 through 4.D.1.1.5." The applicant has provided a letter of current capacity from SUA dated December 19, 2006. 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. The applicant is reminded that all submittals are to be made to the City of Palm Beach Gardens Growth.Management Department. JATD /mef cc: Talal Benothman — PBG (.tenothman @pbgfl.com) J� a� 3r CITY OF PALM BEACH GARDENS MEMORANDUM TO: Marty Minor, Urban Design Studio DATE: February 22, 2007 FROM: Stephen Mayer, Sr. Planner SUBJECT: DRC Comments: Los Arbors Petition ANNX 07 -01- 000001 and CPMA 07- 01- 000006: at 2:00 p.m. 7 1.) Staff finds that the proposed land use of Residential High (RE) is not compatible as a transitional use, especially considering it abuts a Residential Low community (Eastpointe). Staff suggests a lower density land use is for this property, such as Residential Medium or Residential Low, is more suitable, Memo to File To: Stephen Mayer, Senior Planner Through: Mark Hendrickson, City Forester From: Ray Caranci, Forestry Technician Subject: ANNX-07-01 -0 1, CPMA- 07 -01 -06 Los Arbors Date: February 15, 2007 Staff has not received a site plan, landscape plan, or, engineering plan to review as of this date. Staff offers these general comments, on the review of the information provided: 1. The proposed land use of Residential High (RH) does not appear to be compatible with the adjacent property consisting of single family homes. This property to the west has several homes that are very close, and it would be difficult to provide an adequate landscape buffer to separate them from development at this density, while also providing adequate buffers from the Turnpike. If this parcel had not been reserved from the original development as future space for a turnpike interchange, it would have been part of the single family home development. 2. The access to this property is a- major ;concern. Given the restraints on width available, and having a 180 degree turn required to access from westbound Hood Road, it will be difficult to design any access that will allow passage of vehicles larger than a car. This would hinder the access of fire and rescue safety vehicles, garbage trucks, moving vans, utility service trucks, and delivery trucks, thereby restricting the ability to provide nonnal services expected by residents. Also, please understand that additional information may be requested, and staff may have additional comments as the review process continues. BfcT4A11UN ASSOCIA'FLS, INC:. 6360 NW 5 "1 Way I Suite 301 1 -Fort Lauderdale: FL 33309 p 954- 771 -0776 1 1 954 -771 -1754 www.mcmtrans.com PRINCIPALS Joseph W. McMahon, P.E. TECHNICAL MEMORANDUM' Joseph J. DeSantis. P.EI., PTOE- John S. DePalma William T. Steffens TO: Judy Dye, P.E., Assistant City Engineer City of Palm Beach Gardens FROM: Trent Ebersole, P.E., Senior Project Manager Alex Correa, Project Engineer McMahon Associates, Inc. ASSOC'IATE,S Ca5ey A. Moore, P.E. Gary R. McNaughton, P.E., PI OE John J. Mitchell P.E. Cliristopher J. Williams, P.E. John F. Yacapsin, P.E. SUBJECT: Los Arbors (aka PPS Hood Road, Site) Traffic Analysis for Comprehensive Plan Amendment McMahon Project No. M0515932 DATE: February 6, 2007 McMahon Associates, Inc. (McMahon) has reviewed-Traffic Analysis for Comprehensive Plan Amendment submitted by Kimley Horn & Associates, Inc., dated December 22, 2006. Based on the information provided, McMahon has the following comments: 1. The location of site access to the public roadway network has not been identified. 2. For 2011, background traffic should be calculated as existing plus historic growth. 3. The radius of influence was not illustrated. It appears that Jog Road west of Hood Road should be included. 4. Historic count data and FDOT 2005 Peak Season Factor should be provided. McMahon recommends that approval be contingent upon these issues, being addressed in the traffic statement and a review of the revised statement: k RTE /ac Z: \115159m \05159m_52\ Admin \Los Arbors - 020607.doc I +. \ Boston !`A Fort Washington I Exton I Mechanicsburg NI Yardville FL. Palm Beach Gardens I Fort Lauderdale I Fort Myers ( Miami t.7 F,L.E 3RA.l INC.; .30 l EA R5 ��1: k.:�,� EI., l:�i \(:;1 January 24, 2007 Mr. Stephen Mayer Planning and Zoning Department City of Pahrri Beach Gardens 10500 North Military Trail Palm Beach Gardens, FL 33410 RE: Los Arbors Annexation Dear Mr. Mayer: c We offer the following comments on your transmittal dated Januaiy 22, 2007 concerning the referenced project. 1. The applicant needs to provide written confirtnati on. that the Florida Turnpike Authority will allow use of the Turnpike ROW for access purposes. 2. The applicant did not submit a preliminary site plan for'consideration. Seacoast currently has,a 50'. x 50' monitor well easement in the Southwest corner of the property that will hinder the limited access, options available to the property. The applicant needs to address this matter together with the response to comment No. 1 above. 3. The applicant needs to submit a conceptual water and sewer engineering plan for the project. Please call if you require additional information. Sincerely, SEACOAST UTILITY AUTHORITY Bruce Gregg Director of Operations dp cc: Rim Bishop John Callaghan Judy Dye Tim Lance Pagel of 1 Annette Tucci From: Stephen Mayer Sent: Thursday, February 22, 2007 4:28 PM To: Annette Tucci Subject: DRC: Los Arbors @ 2:00pm Re: those in attendence. The applicant is Marty Minor, from Urban Design Studio and the owner is Brian Witta. Stephen E. -Mq yer Senior Planner City of Palm Beach Gardens, Florida (561) 799 -4217 office (561) 662 -3346 cell (561) 799 -4281 fax