HomeMy WebLinkAboutDRC - 022207 - Garden Walk PUDDevelopment Review Committee
February 22, 2007 4:00 PM
Northlake Village
Attendance:
Tara Patton, Planning Manager
Mark Hendrickson, City Forester
Ray Caranci, Forestery Technician
Tara Headman, Police Officer
Judy Dye, City Engineer
Scott Fetterman, Deputy Chief
Brian Cheguis, Cotleur Hearing
Ted Davis, Ted Davis Architects
Cathy Glass, O'Conner and Taylor
Rick, Keshavarz Engineering
PPUD -06-03-06
Tara Patton opened the meeting at 4:00 p .m. This is a petition for a rezoning of 13.18
acres to a Planned Unit Development overlay with an underlying zoning of Commercial
(CG-I). The applicant is proposing five professional office buildings and creating space
for Biotech issues.
Certification issues were reviewed by Ray Caranc~ Forestry Technician. The City
Forrester wants to meet again with the applicant in order to resolve issues and conflicts
with proposed landscaping. The applicant will add trees around the buildings and save all
salvagable trees which will be relocated to the front of the buildings. The applicant will
modify the size of the Coconut Palms in order to reach the height requirement. The City
wants the sidewalk switched to the residential side with palm trees provided on the
opposite side which the applicant will do. A waiver will be requested to reduce the
amount of landscaped area in the front of side building areas.
Engineering comments were addressed regarding the entrance at the intersection of
Sandtree Drive. The City requested that applicant realign the entrance so it is centered.
The applicant will comply with this request. The City is requesting all proposed trees be
removed within a 75' radius so they will not clog the out flow during a storm. The
applicant will provide encroachment protection for landscaped areas and sidewalks. All
other Engineering comments were addressed and the applicant will comply with all.
Comments from Planning and Zoning were reviewed and the applicant will comply with
a building height of 36 feet. All dumpsters will be shown on the plan. Signage issues will
be addressed with a resubmittal. All elevations of the buildings will be shown in the
resubmittal .
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Tara is recommending that the applicant go to a Public Workshop as soon as possible.
Planning and Zoning members will then give their comments to the applicant at this
workshop.
The meeting ended at 6 :15 p.m.
Submitted by:
Annette Tucci
Municipal Services Coordinator
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,
CITY OF PALM BEACH GARDENS
MEMORANDUM
Al
TO: Garden Walk, LLC
c/o Cotleur Hearing
DATE: February 22, 2006
FROM: Tara Patton, Planning Manager
tpatton @pbgfl.com
561 - 799 -4288
561- 799 -4281 (fax)
SUBJECT: Comments pertaining to the Northlake Village Office Building
Petition Number: PPUD- 06 -03- 000006
The following are the comments /conditions received from the Development Review Committee
(DRC) Members (and other interested City Staff) pertaining to the subject parcel. The information
below is categorized by the department or entity. The comments are further broken down by
"Comments- Certification" which are conditions ' that must be addressed in order to receive
certification. The second set of comments; with the heading labeled "Comments -Non-
Certification' are comments that will not impact certification, but are issues that could evolve into
conditions of approval. Finally, the last heading labeled, "Proposed Conditions of Approval' will
address the conditions of approval that will be requirements placed within the Development Order
(DO) for the project. HOWEVER, THE COMMENTS AND CONDITIONS STATED BELOW MAY
BE MODIFIED, REMOVED AND /OR ADDED TO AT THE DRC MEETING OR AS THE REVIEW
PROCESS CONTINUES.
The DRC meeting is scheduled for Thursday, February 22, 2007 at 4:00 p.m. in the Growth
Management Conference Room. At that time, you will have an opportunity to review and discuss
the comments and conditions proposed. Once the DRC meeting is held, we would tike to set a
target date for you in which to resubmit your plans in order to properly schedule your approval
process moving forward. At your re- submittal, you must provide written responses and the
necessary plans (based on the comments /conditions provided herein) describing the revision(s)
made or justifications as to why the revision(s) could. not be addressed. This will assist in the re-
review process of your project.
If you have any questions about any of the comments or conditions referenced below, please
contact the Tara Patton, Planning Manager at 561- 799- 4288..
BUILDING
Certification Issues
1. In order to ensure there are no defects in the footprint and conceptual design, please
provide brief-B-uli ding- -Life Same y Analysis to- i- Jnciude- building heigh�f antic area, me u ing
limitations per Table 503 FBC, based upon building type, sprinklers and construction type
shown on sheet Al. Please include interior exiting strategies, and distances, as well as
exit capacity tabulations. Table 503 is attached.
Non - Certification Issues
Separate permit and application will be required for: paving, drainage, water and sewer
improvements, landscaping, irrigation, site lighting, signage, fire sprinkler and fire alarm,
dumpster enclosures, 6' concrete wall.
2. If the proposed structure A qualifies under FS 553 as a threshold building. The owner
shall be required to retain a threshold inspection agency and provide a threshold
inspection plan with the building permit application for review and approval:
In order to determine if Building A is a threshold building, please'provide new elevations
for building A showing the average height of the highest roof surface.
CITY FORESTER
Certification Issues
In accordance with Section 78 -306 of the LDR, all locations for proposed utilities,
easements, underground drainage, and light fixtures shall be shown on the landscape
plan and the site plan to prevent possible conflicts with landscaping. The utilities are
shown on the landscape plan but not on the site plan, The easements are not shown on
site plan or landscape plan. There are numerous conflicts with trees and utilities,
particularly along the south side of building #2, several trees in the parking areas, and
along the water main at the northwest corner of the parking lot. Please revise the
landscape and site plan to show all utilities and easements. Please revise the plan to
eliminate any conflicts with proposed landscaping and provide letters of assurance from
the utilities indicating there are no conflicts with landscaping.
2. The applicant has proposed the use of Jatropha integerrima as a tree. The City definition
of a tree is a self supporting woody plant of a species which normally grows to an overall
height of a minimum of 15 feet in the north part of the county and three inches in caliper.
Research has shown this species does not meet this definition and should be classified as
a shrub. The applicant shall revise,the landscape .plan to move this species to the shrub
category and assign it the appropriate amount of points. There are several plants listed as
trees that do not meet these standards. Please revise the plant list to move these to the
shrub category and if they are specimen size, indicate them as such and add the
additional amount of points. There are also several plants that are on the revised preferred
species list not indicated as such on the plant list. A copy of the revised preferred species
list will be provided to the applicant to update the plant list and total the points again.
3. The calculation of the landscape points required is missing from the landscape plan, and
the total of required points is not indicated. Please revise the site plan and landscape plan
to show the square footage area of open space used to calculate the number of landscape
points required, show the amount of points per 100 square feet, and the total points.
There are several plants not labeled on the landscape plan. In particular the two large
trees at the entrance plaza in front of building #2, and the landscape island in front of
building #5. Please revise the landscape plan to identify all plants and quantities.
5— I-n—aocordanee— witty- secfian -78--a2-Ota) -lM =c. f— t- he—LDR -non— residential— -itdings —shall
have at least one shade tree or palm cluster installed for each 30 linear feet, or fraction
thereof, of fagade width. Trees and palms shall be of an installed size relating to the height
of the adjacent wall or facade, as indicated in Table 30. Please revise the landscape plan
to include the required number of trees or palm clusters for the proposed buildings #3 and
2
45. The minimum height is not provided in the height of trees or the royal palms around
any of the buildings. Please revise the plant list to show the minimum heights for trees and
palms from Section 78 -320, Table 30 for heights of over 35 feet.
6. In accordance with Section 7 &313 (d) (1) of the LDR, concerning specimen trees, please
show the number and percentage protected in place or relocated on site. A survey was not
included showing locations of the existing trees on site. It is noted that some trees and
palms on the landscape plan are indicated as being relocated, but an accounting on the
survey will establish that the number of trees, their sizes, and species are adequately
being protected. Please provide :a survey showing the existing trees on site, identifying the
species, diameter at breast height (DBH) and location.
7. The sizes of the Coconut palms do not meet the minimum required height of 8 feet GW.
Please revise the plan to increase their size to the minimum required.
8. On the plant list, please indicate the type of sod proposed.
9. The 15 foot landscaping buffer along the residential property does not continue along the
south side of the access road. Since there is a" proposed wall dividing' the area, the
sidewalk could be placed on the south side, increasing the buffer width, and reducing the
width on the north side of the road. The applicant may have to request a waiver to reduce
the buffer to accommodate the entrance area to the access road.
10. There is inadequate, Landscaping around the monument sign. A waiver would have to be `
requested to reduce the amount of landscaped- area from the requirement of side and front
landscaping being equal to the height of the sign.
11. The reduction in, the width of the' landscaping buffer at the southwest corner of the
property from 15 feet to 10 feet begins too far to the east. The lot adjacent to the Sandtree
office building is residential zoning designated as -a playground maintained by the POA. .
Please revise the landscape and site plan to show the 15 foot landscape' buffer continuing
along the south property line adjacent to the playground.
12. There are 5 royal palms near the bridge along the entrance road that are inside the lake
maintenance easement. Please - revise the landscape plan to locate them outside the LME,
or request a waiver to place the 4 along the bridge within the LME.
ENGINEERING (TRAFFIC)
Certification Issues
1. Daily trip generation appears to be incorrect. A 160,000 sq ft office generates 2,340 total trips
per Palm Beach County rates.
2. Radius of influence analysis was not provided.
3. The distribution is inconsistent with county policy that typically limits assignment to
1 -95 to a maximum of 10% to the north and 10% to the south.
4. Traffic distribution for 1 -95 north of Northlake Boulevard is inconsistent on figure 2 and table 2,
(28% vs. 25 %).
5. The following developments were not included in the committed development list:
a. Loehmann's Plaza
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b. 'Parcel 5B
6. The intersection for Northlake Boulevard and Congress Avenue was not included in the
intersection analysis.
7. The HCS files were not attached to the report; so further analysis cannot be conducted.
8. Documentation must be provided regarding why right turn lanes are not required at
driveways along dead end local roads.
ENGINEERING
Certification issues
1. The applicant shall provide an updated ,boundary survey. The applicant previously provided a
signed and sealed Boundary, Topographic & Tree Survey dated December 24, 2004. In
accordance with Section 78- 46(d)(6) Certified boundary survey. A certified boundary
survey by a surveyor licensed by the State of Florida. ` "The survey shall have been completed
within one year of the date the application is submitted. The survey shall be prepared of a
scale of not less than one inch equals 200 feet containing the following:..."
2. The applicant shall revise the survey to!'show existing contours at one -foot intervals extending
a minimum 100 feet beyond the perimeter ofthe property per LDR Section 78 -46.
3. The applicant shall revise the Boundary Survey to show the existing asphalt driveway
(located between Home Depot and 'the retention pond) connecting to Sandtree Drive
consistent with the aerial photograph per LDR.Section 78 -46.
4. The applicant shall revise the Boundary Survey to show existing structures within 100 feet of..
the project boundaries per LDR Section 78 -46. It appears structures existing north and south.
of Constellation Boulevard lie within the 100 -foot requirement as shown on the aerial
photograph.
5. The applicant shall clearly show, label and dimension the site plan and engineering plan,
conforming to Section 78 -46 of the LDR; to clearly identify all existing and proposed site
feature including but not limited to; curb (noting type), curb radii, pavement width, drive aisle
width, pavement radii where curb is not proposed, sidewalk and their width (including public
sidewalks on adjacent street right -of -ways and walks to-the building. entrances), handicap
ramps (labeled "HR" or "CR "), flush walk with pavement (labeled "Fff ), raised walk in lieu of
curb along the edge of the pavement, parking stalls ;(standard and handicap), pavement
areas versus grass areas, easements, utilities, light fixtures, etc.
6. The applicant shall provide a narrative clarifying their proposal to resolve conflicts with
adjacent residential parcels per LDR Section 78 -46. The Boundary Survey identifies several
existing fences and a water management tract�of adjacent parcels that encroach upon the
project boundaries.
7. The applicant shall modify the entrance drive at the. intersection with Sandtree Drive,
apposite Eenstel +ation- Beulev -ard, fer- eenfe'FFnan6e -wi#h— Sec- tien�8- 508-(b) -of- the -L-DR wwbieh
indicates New Intersections. "Proposed new intersections along one side of an existing.
street shall, wherever practicable, coincide with any, existing intersections, on the opposite
side of such street. Street intersections with centerline separations of less than 150 feet shall s
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not be permitted. Intersection of collector and arterial streets shall be at least 800 feet apart,
centerline to centerline, wherever practicable." (Planning)
8. The applicant notes that they propose to take over the maintenance of the lake on the
northwest corner of the intersection of the entrance drive and Sandtree Drive. The applicant
shall provide evidence of acceptance by the currently responsible entity for the proposed
work and maintenance.
9. The applicant shall indicate and make necessary modifications to the fake to allow
conformance of the project to the requirements of Section 78 -508 of the LDR, related to
intersection alignment.
10. The applicant shall provide evidence of approval, from all affected regulatory agencies, for
the required permit modifications related to the proposed modifications to the existing lake
and to the proposed change in the entity responsible for the future maintenance of the lake.
11. The applicant shall identify the improvements proposed for the existing 1.09 -acre lake located
within the adjacent existing shopping center that is proposed to serve -both the existing
shopping center and the proposed project, in accordance with Section 78 -46 of the LDR.
12. The applicant shall identify any proposed improvements. to the existing outfall pipes and
control structure from the 1.09 -acre lake, in accordance with Section 78 -46 of the LDR.
13. The applicant shall show, label and dimension a 20 -foot wide unencumbered lake
maintenance access easement (LMAE), to the proposed lake maintenance easement, per
Section 78 -563 of the LDR. (Unencumbered access is not provided to the east /west entry
drive, due to the location of the apron endwalls (and associated slope) and the proposed
trees shown on the landscape plan.)
14. The applicant shall revise the Conceptual Engineering Plan to identify proposed reinforced
concrete drainage pipe (RCP) under all load- bearing surfaces in accordance with Section 78-
524 of the LDR.
15. The applicant shall also revise the Conceptual Engineering Plan to identify acceptable
materials for all roof drains under load bearing surfaces in accordance with Section 78 -46 of
the LDR.
16. The applicant shall show, label and dimension the proposed and existing utility and drainage
easements, in accordance with Section 78 -46 of the LDR.
17. The applicant shall provide cross sections of the site at all boundaries from the proposed
buildings, clearly showing how the site matches existing conditions, per Section 78 -46 of the
LDR.
18. The applicant shall provide cross - section details for City review and approval of proposed
roads meeting the requirements of Section 78 -498 of the LDR.
19. The applicant shall provide a handicap ramp for the.east end of the crosswalk east of Bldg.
#2 per ADA (Sheet 3 of 8) consistent with the engineering plan per section 78 -46 of the LDR.
20. The applicant shall identify the point of transition between curb types, such as at the "Y"
intersection east of Bldg. #2, per Section 7846 of the LDR.
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21. The applicant shall remove the hardscape improvements (paver bricks) from the City right of
way or enter into an agreement for perpetual maintenance.
22. The applicant shall revise the handicap sign detail (Sheet 6) for consistency with the site plan
detail (Sheet 4 of 8) which shows the FTP -20 -04 with the penalty for usesign per Section 78-
46 of the LDR.
23. The applicant shall review and revise the location of the stop bar and stop sign shown on the
landscape island south of the dumpster, which is located southwest of Bldg. #3 (Sheet 3) per
Section 78 -46 of the LDR.
24. We suggest the applicant review the desirability of providing a stop bar and stop sign for west
bound traffic at the intersection northwest of Bldg. #3 (Sheet 4) per Section 78 -46 of the LDR.
25. The applicant shall revise the wheel stop detail (Sheet 6) to show the wheel stop located 2.5'
as measured from the back of the wheel stop to the face of curb /edge of pavement.
26. The applicant shall revise the pipe joint wrap detail (Sheet 7) to show the filter fabric wrapped
around all pipe joints a minimum 2' wide on center and overlapped by 2' per FDOT Index
280. The detail (Sheet 7) show a l' overlap.
27. The applicant shall provide a photometric plan (Sheet E. 1) for conformance with Ordinance
26, 2006. The final /approved photometric plan must be signed and sealed by a registered
engineer within the State of Florida.
28. The applicant shall identify the proposed light pole locations on the site plans, landscape
plans, and conceptual engineering plans consistent with the photometric plan, per Section
78 -46 of the LDR.
29. The applicant shall identify all storm sewer control structures on the landscape plan by
labeling them "CS ", per Section 78 -46 of the LDR.
30. The applicant shall remove all proposed 'trees within a 75' radius of the proposed control
structures, per Section 78 -46 of the LDR.
31. The applicant shall identify the curb turning radii throughout the project, in accordance with
Section 78 -46 of the LDR. The applicant shall identify the curb turning radii of the ingress
lane, just west of the project entrance,' in accordance with the City's Fire Department
requirements. The applicant shall provide . a minimum 25 -foot Inside and 45 -foot outside
turning radii within emergency vehicle routes.
32. The applicant shall relocate the bike racks in close proximity to the entrances. The locations
of the bike racks shown, on the site, do not address the LDR requirement that the location be
near an entrance.
Per Section 78 -412 of the LDR, "... Bicycle parking shall be located as close as is practical to
the entrance to the use served, but situated so as not 'to' obstruct the flow of pedestrians
using the building entrance or sidewalk ". Further, Per Section 78 -493 of the LDR, "...
"Wherever the design of the building, or use being served by the'bicycle parking facility,
includes either covered areas w iii: cou d acc�a e such . acillies, as propose or through economical redesign, covered bicycle parking shall be encouraged. "
35. The applicant shall provide a note on the Site Plan and Engineering Plan in accordance with
Section 78 -371 of the LDR stating, "All handicap accessible ramps shall meet all applicable
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local, regional, state, and federal accessibility guidelines and regulations. Any modifications
shall be approved by the engineer -of- record."
36. The applicant shall provide a note on the Site Plan and Engineering Plan in accordance with
Section 78 -344 of the LDR stating, 'All pavement marking and striping, excluding parking
stalls, shall be installed with thermoplastic materials. Also, paver bricks of appropriate color
shall be used on paver brick areas, in lieu of paint or thermoplastic material ".
37. The applicant shall label the visibility triangles at the intersection of the project entrance and
Sandtree Drive per Section 78 -315 of the LDR.
38. The applicant shall provide wheel stops within all non parallel parking spaces to avoid ..
encroachment into landscape areas and sidewalks for conformance with Section 78 -344 and
78 -315 of the LDR. In lieu of wheel stops, the applicant may utilize a type D curb and a 2.5
foot overhang area in addition to the required 18.5 -foot paved length. If the parking space
abuts a sidewalk, then the sidewalk shall be increased in width to accommodate the 2.5 foot
overhang. If the parking space abuts a landscape area, then the 2.5 foot overhang area shall
be sod only and is excluded from the open space calculations.
39. The applicant shall show, label and dimension the 2.5 -foot vehicular overhang on the
landscape plans per Section 78 -315 of the LDR.
40. The applicant shall revise the Site Plan to identify the proposed water and wastewater system
consistent with the Conceptual Engineering Plan in accordance with Section 78 -46 of the
LDR.
41. The applicant shall revise the "Standard & Handicap Parking Layout w/ 2.5' Overhang" detail
(Sheet 4 of 8) for consistency with the site plan, which shows 16 foot stall w/2.5' vehicular
overhang, per Section 78 -46 of the LDR.
42. The applicant shall revise the "Standard & Handicap Parking Layout w/ 2.5' Overhang" detail
(Sheet 4 of 8) to show the 2.5' vehicle overhang measured from the back of walk, per Section
78 -316 of the -LDR.
43. The applicant shall revise the "Standard & Handicap Parking Layout w/ 2.5' Overhang" detail
(Sheet 4 of 8) to show the 7.5' sidewalk to be dimensioned as 5.0' from the 2.5' vehicle
overhang line as noted above and in Section 78 -316 of the LDR, rather than the face of curb.
44. The applicant shall revise the "Standard & Handicap Parking Layout w/ wheel stop" detail
(Sheet 4 of 8) to show the wheel stop to be measured 2.5' from the back of wheel stop to the
face of curb /edge of pavement, per Section 78 -46 of the LDR.
45. The applicant shall provide "complete horizontal control of the project sufficient to construct
the project and determine the dimensions of all site improvements ", in accordance.
46. The applicant has provided surface water management calculations. However, the applicant
shall provide drainage calculations (for pipe sizing), along with a drainage area map
indicating the drainage area for each contributing structure along with exfiltration calculations
for any exfiltration proposed to satisfy this requirement. All calculations shall be signed and
sea ewc -by a professional engineer egis `t ered -in the ate oT- Fowda T The review o the surface
water management calculations will be addressed with the construction plan review
comments.
47. The applicant shall provide the area (sq. ft.) at the top of bank and at the toe of slope for the
detention area.
48. The applicant shall clarify if the walk intersecting the curb, at the southwest corner of Bldg #2,
is either a ramp or flush walk. If it is, the applicant shall provide a truncated surface, per the
2006 FDOT Index 304, to .identify the entry into the vehicle area of the,parking lot.
49. The applicant shall clarify if the walk, intersecting the curbs, at the dumpster at the northwest
corner of Bldg #2, is either a ramp or flush walk. If it is, the applicant shall provide a truncated
surface, per the 2006 FDOT Index 304.
50. The applicant shall provide a signing and marking plan showing all signage and marking for
the project.
51. The applicant shall identify the location of the handicap parking signs for building #1 & #3 on
the engineering plan per Section 78 -46 of the LDR.
52. The applicant shall show a 12'x 35' loading space with a 12' x 35' maneuvering apron for the
loading zone of building #1, 4 & 5. as required by Section 78 -362 of the LDR, or request a
waiver from said section.
53. The loading space for building #1 & 5 are shown to encroach into the drive lane. The
applicant shall revise the loading space to fully accommodate the vehicle, per Section 78 -46
of the LDR.
54. As it pertains to the engineering /infrastructure plans are considered conceptual during the
planning and zoning review phase and are.subject to further review.
Non - Certification Issues:
1. The applicant shall show the minimum road, building floor and perimeter berm elevations per
flood routing calculations for the SFWMD permit, on the Drainage Plans.
2. The applicant shall label the proposed pipe material on the engineering plan.
3. The applicant shall provide a "Pipe Outfall = Section" detail identifying the 2' separation
between the control elevation and the top of -pipe.
4. The applicant shall provide a detail for the control structures.
5. The applicant shall add a note to the engineering plan regarding the City's requirement for
the taking of test to certify the minimum compaction specifications. The City's specifications
shall apply, except where the specific requirements of contract documents or Seacoast Utility
Authority are greater. The note shall read, r
"Density Tests for trenches shall be taken in maximum one (1) foot lifts, measured from
the top of pipe. The tests shall be taken, at a maximum spacing of every 300 feet
measured from the structure, or at, least one test at the center;of'the pipe segment
between two structures if less than 300 feet. Tests shall also be taken, on alternating
sides of the strut ure w eat if of -t ste -. he test -loch ion at hetructure sh-`all -5e within
five (5) feet of the structure. The location and depth of all tests shall be clearly indicated
in the description area on the test report . and /or on a location ` map which shall be
attached to the test report. Required testing at utility- structures shall include all manholes,
inlets, vaults, or valves within any paved area, including paver areas."
The applicant is further advised that the testing lab or engineer -of- record shalt certify, on the test
report, the lift thickness for all subgrade, base and pavement tests taken for construction.
6. The applicant shall add a note to the engineering plan indicating that "All structure rim
elevations shall be set to.finished surface grade, unless otherwise specifically noted on the
plan." Where the design proposes that the structure rim shall be set above or below the
finished surface grade, the applicant shall show and label both elevations clearly on the plan
view.
Prior to construction plan submittal the applicant shall identify all handicap ramps with the
proposed curb ramp number corresponding to the 2006 FDOT Index 304 CR #.
8. The applicant shall revise the handicap ramp details for conformance with the current 2006
FDOT Index 304 (Sheet 6 of 6), which shows the truncated area adjacent to the curb, to
identify the entry into the vehicle use area, or the applicant can remove the details and
reference the 2006 FDOT Index 304'sh�eet.
9. The applicant shall provide a typical cross- section of the flexible pavement areas specifying
the asphalt, base and stabilized subgrade meeting the requirements of Section 78 -499, Table
41 of the LDR.
10. The applicant shall indicate the structural numbers for the 'Asphalt Section (Typ.)' and the
'Vehicular Concrete Pavers' section detail on the Engineering Detail Sheet in accordance
with LDR Section 78 -499, Table 41. The applicant shall. provide a table indicating the layer,
material, LBR/FBV, material thickness, FDOT layer coefficient; the SN for the pavement
section, base section, and subgrade section; and the total SN for the total pavement section
and the required SN in accordance with the FDOT Flexible Design Manual.
FIRE
Certification Issues
1. The parking lot needs to be modified to, allow for Fire Rescue access to the west side of
Building #2.
PLANNING
Certification Issues
1. The proposed. buildings #3 and #5 on the Master Plan are indicated as being 46 feet
tall. The City of Palm Beach Gardens Land Development Regulations (LDRs) require the
building height in the Commercial General- 1(CG -1) zoning district to be a maximum
building height of 36 feet tall. Please indicate whether you will be requesting a waiver or
whether you intend on meeting the LDRs with respect to building height requirements.
2. Provide all required setbacks for the proposed structures.
3. Indicate the back -up distance with regards to parking. ,
4. Indicate the setbacks for the dumpsters.
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5. Provide the location, color scheme and setbacks of the monument sign. Also provide
other signage to be placed on the property and provide typical on the plans (Le wall
signage, directional):
6. Please provide more information about the proposed cross access agreement with the
adjacent property to the south.
7. Provide the rear elevations for Building A and the side and rear elevations for Building C.
8. Revise the building elevations to clearly reflect all exterior building colors and materials.
9. Please provide access drive isle width for the entrance on the site plan.
10. Correct the City of Palm Beach Gardens development application that indicates a
request for a PCD. Please change the development application to request a PUD.
11. Explain the parking calculation derived.
12. Street lights need to be located throughout the site shown on all other
applicable plans.
13. A public workshop meeting will be required in 'accordance with Section 78 -43 (h) in order
to provide information to the adjacent residential neighborhood.
14. Please submit a plan which shows driveway distances to ensure the' proper of amount.of
space exists between driveways as a result of aligning with Constellation Blvd.
15. Please provide a detail of the 6' concrete wall. Please include proposed color and
material.
16. Coordinate with the GIS Department as early as possible in order to assign proper
addressing to each of the buildings. Only one numerical address exists at this time.
17. When revising the traffic analysis, please provide review of the intersection at Northlake
Boulevard and Sandtree Drive to determine if any. improvements or signal timings may, be
required as part of this project.
18. A concurrency statement is required by Seacoast Utility Authority (SUA), Fire Department
and Solid Waste indicating sufficient capacity is available for this development. Please
see section 78- 46(e)(7) and provide at next submittal
19. A boundary survey is required as part of the next submittal. See Section 78- 46(e)(6).
20. Written consent from the property owner is required :regarding the Applicant's interest in
the property or if a contact purchase a written consent of the seller or owner is required
as stated in Section 78- 46(5).
21. Since this project is owned by a LLC, please provide the name of the officer or person
responsible for the application and written proof that the representative has authority to
represent the partnership. (i.e. an affidavit)
Non - Certification Issues
1. Providing cross - sections of the proposed buffers adjacent to the residential neighborhood
to the south would be helpful to explain and interpret.
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2. Providing a cross - section of the proposed buffer to the north (at the entry) would be
helpful to explain and interpret.
POLICE
Certification Issues
1. Provide clearly marked transitional zones that indicate movement from public to semipublic
through use of brick pavers.
2. Provide landscaping that does not create hiding spaces.
3. Windows and exterior doors should be visible from parking area.
4. Parking spaces should be assigned to each employee and visitor.
5. Parking areas should be visible from windows.
6. Allow shrubbery to be no more than three feet high for clear visibility in vulnerable areas.
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Non - Certification Issues
1. Buildings shall be pre -wired for an alarm system.
2. Interior rear doors to office suites shall have 180 degree peephole viewers.
3. Case hardened commercial grade dead bolt locks `shall be installed on all interior doors with
minimum of one inch throw into the strike receiving the bolt. The cylinder shall have a cylinder
guard and a minimum of five -pin tumblers.
4. Door hinges shall be installed on the !interior side of door or non- removable hinge pins or a
mechanical interlock to preclude removal of door from exterior.
5. Glazing in interior doors, or 40 inches within.ofi any locking device shall be rated burglary
resistant glazing.
6. Doors secured by electrical operation shall have a keyed - switch to open the door when in a
closed position or by a signal locking device.
7. Enhance natural surveillance of restrooms by placing them in central areas and reduce number of
tenants sharing a common restroom. Install maze entrances; avoid double door systems.
8. Elevator doors shall have glass panel inserts to provide surveillance for users. Provide tenants
with user codes for elevator operation during non - business hours;, shall have shatter resistant
reflective material so placed as to make interior of cab visible to users before entering elevator.
9. Stairwells shall have shatter resistant mirrors ..at each landing and enclose or restrict access to
areas beneath stairway at ground level.
1-0-- Ali- hatchway - openings -to- roof- s-hal :l-be- secured - from - insid-e- with a- stide-b-olt- or- siid-e- bars - Outside
hinges shall be equipped with non - removable pins.
SEACOAST
Certification Issues
1. The applicant needs to address the fire flow requirements for the project.
2. The applicant needs to revise the site plan and landscape plans'to show a corridor for
wire utilities and provide the proposed locations of switch cabinets and transformers.
3. It is our understanding that the outfall pipe for the Northlake Commons project (fka
Crossroads /Home Depot) was not dedicated to the City of Palm Beach Gardens and is a
private system. The applicant needs to clarify maintenance responsibility for the off site
drainage facilities that are currently not being maintained.
4. The applicant will need to obtain off site easements from both the Northlake Commons
project and the Sandtree Plaza property the south in order to make water and sewer
connections.
PROPOSED CONDITIONS OF APPROVAL:
(CONDITIONS ARE SUBJECT TO CHANGE AS THEiPROJECT CONTINUES THROUGH THE DEVELOPMENT
REVIEW PROCESS)
CITY FORESTER
1. Staff anticipates a Condition of Approval that would require the applicant to plat the
property prior to the issuance of the first Certificate of Occupancy.
2. Prior to the issuance of the first land alteration permit, the Applicant' shall install barriers
to protect the preserve area and on -site vegetation, which excludes any area expressly
approved by the City for clearing.
3. Prior to any land alteration permits, the City shall have the option to salvage any
vegetation in harms way for public use that will not be used in the future landscaping of
the site.
4. Any major changes to the approved landscape plan that results in &downgrade, as
deemed by the Growth Management Administrator, shall require approval by City Council
in accordance with City Code Section 78- 306(f).
ENGINEERING
5. Prior to the issuance of the first land alteration permit, the applicant shall provide a copy
of the following approved permits, as applicable: SFWMD, NPBCID, PBC, PBC Health
Department /FDEP and NPDES.
6. Prior to the issuance of the first land alteration permit, the Applicant shall provide surety
for public infrastructure, landscaping, and irrigation.' The surety will be based upon a cost
estimate that is signed and sealed.by an engineer and landscape architect licensed in'the
State of Florida. The surety shall be based on 110% of the total combined approved cost
estimates and shall be posted with the City priorP to the issuance of the first building
permit.
Prior to the issuance of the first land alteration permit, the Applicant shall provide a cost
estimate for all other on -site. improvements which' do not include public infrastructure,
landscaping and irrigation costs: The cost estimate shall be signed and sealed by an
12
engineer licensed in the State of Florida and shall be posted with the City prior to the
issuance of the first building permit.
I
8. Prior to construction plan approval and the issuance of the first land alteration permit,
applicant shall schedule a pre - permit meeting with the City Engineer and the
Development Compliance Director, Bahareh Wolfs,
9. 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 cure said impacts in a period of time and a
manner acceptable to the City prior to additional construction activities.
10. Prior to the issuance of the first land alteration permit, applicant shall submit
signed /sealed /dated construction plans (paving /grading /drainage and water /sewer) and
all pertinent calculations for review and comment. The paving, grading and drainage plan
and calculations shall be signed and sealed by an engineer licensed in the State of
Florida.
11. Prior to the issuance of the first land alteration permit, the applicant shall plat the site to
include all existing and proposed easements and like encumbrances, in accordance with
LDR Section 78 -446 for City Council approval.
12. Prior to the first land alteration .permit, the Applicant shall provide all necessary
construction zone signage as required by the City Engineer.
13. The build -out date the Northlake Village Property Planned Unit Development (PUD) shall
be December 31, 2009, unless extended in accordance with the City LDR Section 78 -61.
14. The Applicant shall comply with the conditions outlined in Palm Beach County Traffic
Division Equivalency and Concurrency approval letter.
PLANNING AND ZONING
15. Prior to the issuance of the first building permit, the Applicant shall post escrow or
make payment in -lieu for Art in Public Places in accordance with the City Code. 'If the
Applicant is proposing art on site, an application for art approval shall be submitted
prior to the issuance of the first building permit, and the art shall be approved prior to
the issuance of the first Certificate of Occupancy." If the art is not approved prior to the
issuance of the first Certificate of Occupancy, the City shall have the option of
withdrawing the escrow.
16. Prior to the issuance of the first Certificate of Occupancy, all on -site lighting shall be
installed, approved by the Police Department and consist of metal halide or equivalent
lighting for all street and pedestrian walkways. (Police)
17. Prior to the issuance of the Certificate of Occupancy for each building, all roof top
mechanical equipment shall be screened from view.
1 0 time bhati- staging -of co-nstru- ctirnrvehicles`- andt or - service - vehicles -occur- mthirra
public right -of -way. All vehicular construction activities shall use.,a construction access
off of Sandtree Drive.
19. The permitted uses shall consist of business and professional office. Medical office
13
uses shall not be permitted on -site unless a traffic equivalency analysis and a parking
analysis are approved by the Growth Management Administrator and the City Engineer
via Administrative Approval.
20. The Applicant shall submit a tabular summary that includes each tenant and the square
footages for all uses on the site. This summary shall be submitted and updated
submitted each time an interior tenant renovation permit and occupational license are
submitted to the City for review and approval.
21. The Applicant shall coordinate and receive approval from the Growth Management
Administrator prior to the closing of any public sidewalk.
22. The Applicant shall provide an entity for the perpetuity of maintenance as a note on the
PUD Site Plan document. If any Property Owners Association (POA) documents are
created, an entity for maintenance would be required to be identified within those
documents. The POA document would be subject to the review and approval of the
City Attorney. Review of said documents must occur prior to recordation of those
documents. If applicable, a unity of control would also be required and subject to the
same review described above.
23. Prior to the issuance of the first Certificate of Occupancy, all on site lighting shall be
installed, approved by the Police Department and consist of metal halide or equivalent
lighting for all street and pedestrian walkways. (Police)
POLICE
24. Prior to issuance of the first building permit, the applicant shall prepare a construction
site security and management plan for approval by the City's Police Department Crime
Prevention Through Environment Design (CPTED) Official. Furthermore, the applicant
after site clearing and placement of a construction trailer, shall institute the security
measures stipulated with the Security and Management Plan to reduce or eliminate the
opportunity for theft. The Security and Management Plan shall include, but not be
limited to temporary lighting, security personnel, .vehicle barriers, construction /visitor
passes, secure machinery and or minimize entry and exit points-. The Security and
Management Plan shall be throughout the construction of the project. Non - compliance
with the approved plan shall result in a stop -work order for the entire Planned Unit
Development (PUD).
25. The Applicant, when submitting the signage program for this project, will be required to
provide directory signage at the ingress and egress points with arrows indicating the
building entrance location.
26. The Applicant, when submitting the signage program for this project, will be required to
design a commercial numbering system that shall be illuminated for night time visibility
(photo cell) and not be obstructed by landscaping. An uninterrupted AC power source
will also be required. Building addresses shall be located at the4ront and rear of the
building using 12 inch Arabic numerals. The numbering shall have bi- directional
viability from the roadway. The building shall have roof numbers placed parallel to the
addressed street, visible only from the air.
------ 27- Prior- to-th-e-issuan -Ge of- ttre- first- C-eTtificate- of- O ac"0iMing -light
locations and building addresses shall not conflict with landscaping, including long -term
tree canopy growth.
I'
i
28. Prior to the issuance of the first Certificate of Occupancy for the Northlake Village
Office buildings, the Applicant shall provide a timer clock or photocell sensor engaged
lighting above or near entryways and adjacent sidewalks for said building.
29. Prior to the issuance of the first building permit, the Applicant shall provide a street
address system depicting street names and numerical addresses for emergency
response purposes. Address system depiction shall be in 8.5 x 11� map format.
30. Prior to the issuance of the first Certificate of Occupancy for. the Northlake Village
Office buildings all entry doors shall be equipped with a metal plate over the threshold
of locking mechanism and case hardened deadbolt locks on all-exterior doors with
minimum on inch throw; door hinges on the interior side of each door; and the main
entries to the Northlake Village Office buildings shall be wired for closed- circuit digital
camera surveillance system.
31. Prior to the issuance of the first Certificate of Occupancy for each building, all
numerical addresses shall be placed at the front of each building. Each numerical
address shall be illuminated for nighttime visibility, shall provide bidirectional visibility
from the roadway (when applicable);�shall consist of eight (8) inches in height, and shall -
be a different color of the surface -to which it is attached:
PUBLIC WORKS,
32. The Applicant shall be required to notify the City's Public Works Division via fax at
least ten (10) working days prior to the ,commencement of any work /construction
activity within any public right -of -way within, the City. In the case of a City right -of -way,
the property owner has at least five (5) working days to obtain a right-of-way permit.
Right -of -way permits may be obtained at the Building Division: Failure to comply with
this condition may result in a stop -work order of all work /construction activity within the
public right -of -way and the subject site.
dx
9i
15
GENERAL BUILDING HEIGHTS AND AREAS
{
TABLE 503
ALLOWABLE HEIGHT AND BUILDING AREAS
Height limitations shown as stories and feet above grade plane.
Area limitations as determined by the definition of "Area. buildina." per floor.
For SI: 1 foot = 304.8 mm, 1 square foot = 0.0929 m2.
UL = .Unlimited, NP = Not permitted.
a. As applicable in Section 101.2.
b. For open parking structures, see Section 406.3.
c. For private garages, see Section 406.1.
5.2 FLORIDA BUILDING CODE - BUILDING
TYPE OF CONSTRUCTION
TYPE I
TYPE II
TYPE III
TYPE 1V
TYPE V
A
B
A
9
A
B
HT
A
B
Hgt(feet)'
GROUP
Hg((S)
UL
160
65
55
65
55
65
50
40
S
UL
5
3
2
3
2
3
2
1
A I
A
UL
UL
15,500
8,500
14,000
8,500
15,000
11,500
5,500
S
UL
11
3
2
3
2
3
2
1
A2
A
UL
UL
15,500
9,500
14,000
9,500
15,000
11,500
6,000
S
UL
II
3
2
3
2
3
2
I
A -3
A
UL
UL
15,500
9,500
14,000
9,500
15,000
11,500
6,000
S
UL
11
3
2
3
2
1 3
2
1
A4
A
UL
UL
15,500
9,500
14,000
9,500
15,000
11,500
6,000
S
UL
UL
UL
UL
UL
UL
UL
UL
UL
A -5
A
UL
UL
UL
UL
UL
UL
UL
UL
UL
S
UL
11
5
4
5
4
5
3
2
B
A
UL
UL
37,500
23,000
28,500
19,000
36,000
18,000
9,000
S
UL
5
3
2
3
2
3
1
1
END
A
UL
UL
26,500
14,500
23,500
14,500
25,500
18,500
9,500
S
UL
11
4
2
3
2
4
2
)
F-1
A
UL
UL
25,000
15,500
19,000
12,000
33,500
14,000
8,500
S
UL
11
5
3
4
3
5
3
2
F -21F -3
A
UL
UL
37,500
23,000
28,500
18,000
50,500
21,000
13,000
S
1
I
I
I
1
1
1
l
NP
H I
A
21,000
16,500
11,000
7,000
9,500
7,000
10,500
7,500
NP
H2
S
UL
3
2
1
2
1
2
1
1
A
21,000
16,500
11,000
7,000
9,500
7,000
10,500
7,500
3,000
S
UL
6
4
2
4
2
4
2
1
H -3
A
UL
60,000
26,500
14,000
17,500
13,000
25,500
10,000
5,000
S
UL
7
5
3
5
3
5
3
2
H4
A
UL
UL
37,500
17,500
28,500
17,500
136,000
18,000
6,500
S
3
3
3
3
3
3
3
3
2
H -5
A
UL
UL
37,500
23,000
28,500
19,000
36,000
18,000
9,000
S
UL
9
4
3
4
3
4
3
2
1 -1
A
UL
55,000
19,000
10,000
16,500
10,000
18,000
10,500
4,500
S
UL
4
2
1
1
NP
I
I
NP
12
A
UL
UL
15,000
11,000
12,000
NP
12,000
9,500
NP
S
UL
4
2
1
2
1
2
2
1
I3
A
UL
UL
15,000
10,000
10,500.
7,500
12,000
7,500
5,000
S
UL
11
4
4
4
4
4
3
1
M
A
UL
UL
21,500
12,500
18,500
12,500
120,500
14,000
9,000
S
UL
11
4
4
4
4
4
3
2
R I
A
UL
UL
24,000
16,000
24,000
16,000
20,500
12,000
7,000
R-2 a
S
UL
11
4
4
4
4
4
3
2
A
UL
UL
24,000
16,000
24,000.,
16,000
20,500
12,000
7,000
R-3 a
S
UL
11
4
4
4
4
4
3
3
A
UL
UL
UL
UL
UL
UL
UL
UL
UL
S
UL
11
4
4
4
4
4
3
2
R -4
A
UL
UL
24,000
16,000
24,000
16,000
20,500
12,000
7,000
S
UL
11
4
3
3
3
4
3
1
S-1
A
UL
48,000
26,000
17,500
26,000
17,500
25,500
14,000
9,000
S-2 b, e
S
UL
11
5
4
4
4
5
4
2
A
UL
79,000
39,000
26,000
39,000
26,000
38,500
21,000
13,500
U c
S
UL
5
4
2
3
2
4
2
1
A
UL
35,500
19,000
8,500
.14,0007
8,500
18,000
9,000
5,500
For SI: 1 foot = 304.8 mm, 1 square foot = 0.0929 m2.
UL = .Unlimited, NP = Not permitted.
a. As applicable in Section 101.2.
b. For open parking structures, see Section 406.3.
c. For private garages, see Section 406.1.
5.2 FLORIDA BUILDING CODE - BUILDING