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AGENDA
CITY OF PALM BEACH GARDENS
PLANNING, ZONING AND APPEALS BOARD
TUESDAY, NOVEMBER 1, 20ll AT 6:00 P.M.
COUNCIL CHAMBERS
• CALL TO ORDER
• PLEDGE OF ALLEGIANCE
• ROLL CALL
• BOARD APPOINTMENTS
o Appointment of Chair
o Appointment of Vice Chair
• ADDITIONS, DELETIONS, MODIFICATIONS
• REPORT BY THE DIRECTOR OF PLANNING AND ZONING:
NATALIE CROWLEY
• APPROVAL OF MINUTES: 09/20/2011
LOCAL PLANNING AGENCY
Regular Members: Alternates:
Michael Panczak Robert Savel (lst Alt.)
Randolph Hansen
Joy Hecht
Roma Josephs
Douglas Pennell
Charles Hathaway
Howard Rosenkranz
1. Recommendation to City Council (Public Hearing)
CPSS-II-OS-000003: Small Scale Future Land Use Map Amendment re�ardin� the
Gordon & Doner prouerty located south of 4114 Northlake Boulevard
Small scale land use amendment from Residential Medium (RM) to Commercial (C) for
the 0.28 acre Gordon & Doner property, located on the west side of Sunset Drive
immediately south of 4114 Northlake Boulevard.
Project Manager: Martin Schneider, Planner, mschneider(cr�,pbgfl.com
Planning, Zoning and Appeals Board
November 1, 2011
PLANNING, ZONING AND APPEALS BOARD
Regular Members:
Michael Panczak
Randolph Hansen
Joy Hecht
Roma Josephs
Douglas Pennell
Charles Hathaway
Howard Rosenkranz
Alternates:
Robert Savel (1 st Alt.)
Recommendation to City Council (Quasi-iudicial Hearing)
PPUD-II-OS-000024: Rezoning from Residential Medium (RM) and General
Commercial (CGl) to General Commercial (CGl) with overlay zoning of Planned
Unit Development (PUD) and PUD approval for the 0.87 acre Gordon & Doner
propertv located at 4114 Northlake Boulevard
Rezoning from Residential Medium (RM) and General Commercial (CG1) to General
Commercia] (CG1) with overlay zoning of Planned Unit Development (PUD) and PUD
approval for the 0.87 acre Gordon & Doner property located on the south side of
Northlake Boulevard and the west side of Sunset Drive and having a street address of
4114 Northlake Boulevard. Approval of the PUD will allow the expansion of the
existing three-story office building from 9,611 square feet by an additional 5,069 square
feet and the addition of 17 parking spaces.
Project Manager: Martin Schneider, Planner, mschneider(a�pbgfl.com
2. Recommendation to City Council (Quasi-iudicial Hearin�)
PUDA-11-05-000029: Banyan Tree Planned Unit Development (PUD) Phase III
A request by Palm Beach Community Bank for approval of an amendment to the Banyan
Tree Planned Unit Development (PUD) to allow an additional monument sign at the
southwest corner of the bank property in Phase III and to modify the approved landscape
plan for areas within the bank parcel. The Banyan Tree PUD is approximately 12.64
acres and is generally located on the northwest and northeast corners of MacArthur
Boulevard and Northlake Boulevard. The subject bank site is located at the southwest
portion of Phase III.
Project Manager. Kathryn Wilson, Planner, kwilson(u�pbgflcom
3. Recommendation to City Council (Quasi-iudicial Hearing)
PCDA-11-05-000011: Downtown at the Gardens Planned Communitv Development
(PCD) Amendment to revise the approved Master Sign Plan
A request by Downtown at the Gardens Associates Ltd, for approval of a Planned
Community Development (PCD) amendment to revise the approved master sign plan, to
add new and modify existing directional, way-finding, and identity signage. Downtown at
the Gardens is located north of Kyoto Gardens Drive, east of Alternate AlA, south of
Gardens Parkway, and west of the Landmark and Gardens Pointe Developments.
Project Manager: Martin Schneider, Planner, mschneider(a�pb�fl.com
4. OLD BUSINESS
�
Planning, Zoning and Appeals Board
November 1, 2011
5. NEW BUSINESS
6. ADJOURNMENT
In accordance with the Americans with Di.rabilities Act and Flonda Statute 286.26, person.r with disabilittes needing special accommodations to
participate in this proceeding should contact the City Clerk :s Offtce, no later thun five days prior to the proceeding, at telephorze number (561)
799-4120 for assistance; if'hearuag impaared, telephone the Florada� Relay Service Numbers (800) 955-8771 (TDD) or (800) 955-8770 (VOICE),
for assistance. If a yerson decides to appeal any decision made by the P[anning, Zoning and Appeals Board, Local Planning Agency, or Land
Development Regulation�s Commission, with respect to any matter con�sidered at such meeting or hearin�g, they will need a record of the
proceedings; and for such, they may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and
evidence upon which the appea[ is to be bused. Exact legal description and/or survey for the cases may be obtained from the ftles in the Growth
Management Department.
g: Ip&z shareladministrationlpzah agendalp & z agenda 20111pzab II.OI.20111pzab agenda word format 11.01.2011.docx
CITY OF PALM BEACH GARDENS
PLANNING, ZONING, AND APPEALS
Agenda Cover Memorandum
Meeting Date: November 1, 2011
Petition: CPSS-11-05-000003
Subject/Agenda Item:
CPSS-11-05-000003 Gordon and Doner small scale land use amendment
Public Hearing & Recommendation to City Council: A request by G& D Real Estate
Holdings, LLC for a small-scale land use amendment from Residential Medium (RM) to
Commercial (C) for a 0.26-acre parcel of land located on the west side of Sunset Drive,
approximately 200 feet south of Northlake Boulevard. The property address is 8955
Sunset Drive and it is located immediately south of 4114 Northlake Boulevard.
[ X ] Recommendation to APPROVE
[ ] Recommendation to DENY
Reviewed by: Originating Dept.: Finance: PZAB Action:
Director f Planning & Planning & Zoning: Accoun(tant [] Approved
g �=,. Yd
Zonin Project Manager `' [] App. w/ Conditions
J � � Sarah Varga � ] Denied
� ��
talie M. Crowley, AICP Fees Paid: Yes �] Rec. Approval
Martin Schneider, [] Rec. App. w/ Conds.
City Attorney AICP
Planner Funding Source: �] Rec. Denial
[ ] Continued to:
R. Max Lohman, Esq. [X] Quasi — Judicial �� Operating
[ ] Legislative X Other N/A
Develop�ment Compliance � �
[X] Public Hearing
�� �� � Bud et Acct.#: Attachments:
B`areh Wolfs, AICP Advertised: g N�A . Development
[X] Required —
Assis ant,�irector of P&Z [] Not Required Application Package
��. Date: 10.21.2011 � etterse capacity
Jam s Golden, AICP Paper: Palm Beach . Traffic Analysis
; Post
• Location Map
• Future Land Use Map
Approved By:
Affected parties:
City Manager [X] Notified
[ ] Not Required
Ronald M. Ferris
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 2 of 11
EXECUTIVE SUMMARY
The applicant is requesting approval of a small-scale amendment to the Future Land Use
Map (FLUM) of the Comprehensive Plan. The petition will amend a 0.26-acre parcel of
land, located immediately south of 4114 Northlake Boulevard, from Residential Medium
(RM) to Commercial (C). The applicant requires the land use amendment to expand the
existing Gordon & Doner office building located at 4114 Northlake Boulevard. The
applicant's intent is to use the subject parcel as a parking area for the expanded building.
The applicant has submitted a concurrent request (Petition: PPUD-11-05-000024) for
rezoning to Planned Unit Development (PUD). The PUD will total 0.87 acres and will
include the existing 4114 Northlake Boulevard property (0.61 acres) and the subject site
(0.26 acres).
It is important to note a FLUM amendment should be considered on its own merits and
should be based on the maximum intensity allowed under the proposed Commercial
FLUM designation. The subject site is compatible with the surrounding area. It is
surrounded on three (3) sides by commercial land uses and will not negatively impact the
residential property to the south. Staff recommends approval of the request.
BACKGROUND
The subject site is located on the west side of Sunset Drive, approximately 200 feet
south of Northlake Boulevard. It is directly adjacent to the existing Gordon & Doner
office building on the north. Gordon & Doner purchased the subject site in 2005 with
the intention of expanding their existing three-story office building. The subject parcel is
needed to supply the required parking for the building expansion. As described above,
a PUD petition has been submitted concurrently with this petition.
Currently the 0.26-acre subject parcel is vacant. A one-story residential building, which
previously stood on the site, was demolished in 2008.
LAND USE & ZONING
The subject site has a Residential Medium (RM) Future Land Use designation and a
Residential Medium (RM) zoning designation. The surrounding land uses and zoning
are provided in Table 1(below). The parcel immediately north of the subject site is the
Gordon & Doner office building. The Gordon & Doner property has a Commercial (C)
land use, General Commercial (CG-1) zoning, and is located within the Northlake
Boulevard Overlay Zone (NBOZ). The parcels directly east and west of the subject site
are established retail uses (Divers Direct to the east; Gardens Towne Square to the
west) with Commercial land use and CG-1 zoning. Both are also located within the
NBOZ. The parcel directly south of the subject property is an existing multi-family
residential building (one-story triplex). It has an RM future land use designation and RM
zoning.
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 3 of 11
Compatibility with surroundinq area
The proposed amendment to commercial is compatible with the surrounding uses and
future land use designations. The change to commercial would be compatible with the
commercial uses within the NBOZ to the north, east, and west. Compatibility with the
RM properties to the south may be considered a potential concern; however, the City's
Comprehensive Plan and Land Development Regulations (LDRs) provide policies and
regulations designed to protect residential neighborhoods from commercial impacts.
Residential Medium is considered a transitional use between low density residential
uses and commercial uses. The LDRs require an additional 75-foot minimum perimeter
setback, in addition to the regular setback between commercial and residential zoning
districts.
The proposed use of the subject site is parking for the adjacent office building. Under
the proposed PUD, the southernmost driveway into the site, along with all buildings and
dumpsters, will be located north of the subject parcel. The only features proposed on
the subject parcel are parking, landscaping, and light poles. The building has a 102-foot
setback from the south property line. Given the LDR setback and buffer requirements,
development of the parcel on its own would be extremely difFicult. The amendment of
the subject site to commercial increases the building's setbacks. If the subject parcel
maintains its RM land use, a building could be located 10 feet from the south property
line.
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 4 of 11
The above information is provided to detail the overall project as presented by the
applicant. However it is important to note, a land use amendment decision should be
based on the potential maximum impact of the site, not on proposed rezonings or site
plans that may be subject to change. In this case, the proposed commercial land use
designation allows a maximum lot coverage of 35 percent and a maximum height of 50
feet. Due to the City's various policies and land development regulations designed to
protect residential uses, the amendment from RM to C will be compatible with the RM
district to the south.
� -. - • - �
_
The City's Vision Plan serves as a land use guide for all land use designation changes
in the City. The proposed future land use amendment meets the goal of expanding the
economic base by providing additional commercial space on an infill site near one of the
City's major commercial corridors. Also, since the subject site is located in the urban
service area of the City, it makes efficient use of available services and facilities.
CONSISTENCY WITH CITY'S COfV1PREHENSIVE PLAN
The proposed Future Land Use Map amendment is consistent with the overall Goals,
Objectives, and Policies of various elements of the City's adopted Comprehensive Plan.
An example of some of the goals, objectives and policies that are consistent with and
furthered by the proposed amendment, are listed below:
FUTURE LAND USE ELEMENT
Objective 1.1.3.: Maintain land development regulations to manage future growth
and development in a manner that provides needed facilities and services,
protects environmenial resources, and encourages infill and redevelopment of
the eastern portion of the City.
The proposed land use amendment is consistent with the objective to encourage infill
and redevelopment in the eastern portion of the City where facilities and services are
available. Amending this site to Commercial will allow the applicant to redevelop their
site and increase the amount of commercial square footage along a commercial
corridor.
GOAL 1.2.: ENCOURAGE DEVELOPMENT OR REDEVELOPMENT ACTIVITIES,
WHILE PROMOTING STRONG SENSE OF COMMUNITY, AND CONSISTENT
QUALITY OF DESIGN; AND DO NOT THREATEN EXISTING NEIGHBORHOOD
INTEGRITY AND HISTORIC AND ENVIRONMENTAL RESOURCES.
The proposed land use amendment would encourage redevelopment, which would be
compatible with the existing commercial uses on three (3) sides of the site. In addition,
the change to commercial would not be detrimental to the integrity of the existing
neighborhood
the south.
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 5 of 11
City setback and buffer requirements will protect the residential uses to
Objective 1.2.4.: Direct future growth, development and redevelopment to areas
as depicted on the Future Land Use Map, consistent with: sound planning
principles; minimal natural limitations; fhe goals, objectives, and policies
coniained within this Comprehensive Plan; and the desired community character.
The requested amendment to commercial use is based on sound planning principles,
including compatibility with surrounding uses, efficient use of existing facilities and
services, and does not result in displacement of natural resources. The site is
accessible by existing and future roadway network and transit routes. Under the
proposed PUD, the site will become an extension of an existing commercial use along
Northlake Boulevard. The nearby commercial properties along the southern side of
Northlake Boulevard (e.g., Gardens Towne Square, Divers Direct, Gardens Park Plaza,
Palm Beach Gardens Office Park, and the Home Depot Plaza) all have much longer
depths than the current Gordon & Doner property. This amendment will increase the
site's consistency with the surrounding commercial character of the Northtake corridor.
Policy 1.2.4.11.: The City shall encourage infill and redevelopment of existing
properties with consideration of the following:
1. Address the impact of redevelopment activities on nafural systems and any
historic resources
2. Provide for visual continuity of the community through the application of
sound principles of architectural design and landscaping
3. Be consistent with the character of the neighborhood
4. Reduce existing non-conformities or alternatively demonstrate that adverse
impacts will not be created.
5. Be consistent with Section 723.0612, Florida Statutes, related to mobile
home parks and include relocation strategies for those residents displaced
by the implementation of the plan, which ensure that the displaced
residents are provided adequate notice, equitable compensation and
assistance in locating comparable alternative housing in proximity to
employment and necessary public services and/or provide a minimum
percentage of replacement housing on sife.
The proposed amendment is consistent with this policy. It does not adversely impact
natural or historic resources and is consistent with the surrounding area. Under the
proposed PUD, some of the non-conformities of the existing site will be reduced.
•- � � � �- • • � - • -
Until it was demolished in 2008, the subject parcel had been a one-story residential
building. No historical and/or archeological resources have been identified on site.
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 6 of 11
'• � �' � � � �: •- ..•'• � �` �
No native upland or wetland habitats exist on the parcel.
� . � . .
A level of service analysis is required to the potential impact of a land use amendment
on public services and facilities. Concurrency certification is not required for a land use
amendment. However, development order applications, such as a Planned Unit
Development, must be accompanied by a concurrency certificate.
TRAFFIC
The City's traffic consultant, McMahon & Associates, provided a Traffic Generation
Analysis and Significance Calculation for the Gordon & Doner Land Use Amendment
(see attached). The analysis examined traffic impacts of the current future land use
designation (RM) and the proposed future land use designation (C), and concludes
there will be no significant impact from the proposed land use change. The maximum
number of residential units for the 0.26 acre site, with a maximum residential density of
nine (9) units per acre under the current RM land use is 2 units. The maximum amount
of potential impact under the proposed Commercial land use is 11,892 square feet
based on a 35 percent maximum lot coverage and a maximum building height of three
(3) stories given the 50 feet maximum height for the Commercial land use designation.
The proposed land use amendment generates 661 new daily trips. The 2035 model
volume for Northlake Boulevard from I-95 to Military Trail (the impacted link), is 58,800
daily trips. Therefore, the proposal has an insignificant impact on Northlake Boulevard
since the net generated daily trips are less than three (3) percent of LOS D, or 1,509
trips. The peak hour analyses shows a significance level of 1.83 percent, which falls
below the significance level of three (3) percent. Therefore, the proposed land use
amendment will meet LOS standards for traffic through the required planning time
frames of 2011, 2016, and 2035.
It is also important to note that McMahon Associates, Inc. and the Palm Beach County
Traffic Engineering Division granted traffic concurrency approval for the Gordon &
Doner PUD project for a 5,069 expansion to an existing 9,611 square foot building with
a build-out date of December 31, 2012. The separate traffic impact analysis was
conducted for the PUD.
SANITARY SEWER
Wastewater treatment for the existing site is currently provided by an on-site septic tank
and drain field. The site is located within the Seacoast Utility Authority (SUA) service
area and sanitary sewer service is available for the site through an existing gravity
sewer located 10 feet west of the property line. A letter of capacity availability was
received from SUA on October 21, 2011 (see attached).
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 7 of 11
The City's Comprehensive Plan establishes a sanitary sewer level of service (LOS)
standard of 107 gallons per day per capita. No LOS standard is provided for
commercial usage. (Therefore, 0.1 gallon per square foot of commercial building per
day was utilized based on the Health Department standards for non-residential water
and sewer flows.) The sanitary sewer LOS analysis is summarized in Table 2(below).
Existin.q Demand:
The City's LOS standard for sanitary sewer is 107 gallons per capita per day.
Based on a maximum of nine (9) units per acre for RM, the 0.26 acre subject site
would allow a maximum of two (2) units. Assuming 2.18 persons per household
(based on U.S. Census estimates for the City of Palm Beach Gardens), the sanitary
sewer demand estimate for the existing land use designation of Residential Medium
(RM) equates to: 0.26 acres x 9 units per acre x 2.18 persons per unit x 107 gallons
per day per capita; or 467 qallons per dav.
Proposed Demand:
The LOS required for proposed Palm Beach Gardens land use Commercial (C) on
0.26 acres is based on a maximum of 11,892 square feet of commercial
development (0.26 acres x 35% maximum lot coverage x 3 maximum number of
stories). The sanitary sewer demand estimate for the proposed land use
designation of Commercial (C) is based on a maximum of 11,892 square feet x 0.1
gallons; or 1,189 qallons per dav.
Demand chan.qe:
The difference between the maximum
designation (RM) and the proposed land
��
demand under the existing land use
use designation (C) is 723 qallons per
The analysis shows that the amount of sanitary sewer needed to service the proposed
land use change under the maximum potential development scenario is nearly three (3)
times greater than that needed to service the existing allowable use. However, the net
increase is minimal and well within the capacity available by SUA. It is important to note
that no capacity is reserved for the site at this time.
POTAB�E WATER
The site is currently served by Seacoast Utility Authority (SUA). A letter of capacity
availability was received from SUA on October 21, 2011 (see attached). The City's
Comprehensive Plan establishes a potable water LOS of 191 gallons per day per
capita. No LOS standard is provided for commercial usage. Therefore, 0.1 gallon per
square foot of commercial building is used based on the Health Department standards
for non-residential wafer and sewer flows. The potable water LOS analysis is
summarized in Table 2 (below).
Meeting Date: November 1, 2011
C PSS-11-05-000003
Page 8 of 11
Existinq Demand:
The City's LOS standard for sanitary sewer is 191 gallons per capita per day.
Based on a maximum of nine (9) units per acre for RM, the 0.26 acre subject site
would allow a maximum of two (2) units. Assuming 2.18 persons per household
(based on U.S. Census estimates for the City of Palm Beach Gardens), the sanitary
sewer demand estimate for the existing land use designation of Residential Medium
(RM) equates to: 0.26 acres x 9 units per acre x 2.18 persons per unit x 191 gallons
per day per capita; or 833 qallons per dav.
Proposed Demand:
The LOS required for proposed Palm Beach Gardens land use Commercial (C) on
0.26 acres is based on a maximum of 11,892 square feet of commercial
development (0.26 acres x 35% maximum lot coverage x 3 maximum number of
stories). The sanitary sewer demand estimate for the proposed land use
designation of Commercial (C) is based on a maximum of 11,892 square feet x 0.1
gallons; or 1,189 gallons per dav.
Demand chanqe:
The difference between the maximum demand under the existing land use
designation (RM) and the proposed land use designation (C) is 356 qallons per
�•
The analysis shows that the amount of potable water needed to service the proposed
land use change under the maximum potential development scenario is approximately
1.4 times greater than that needed to service the existing allowable use. However, the
net increase is minimal and well within the capacity available by SUA. It is important to
note that no capacity is reserved for the site at this time.
SO�ID WASTE
The change will not adversely impact solid waste generation. No improvements or
expansions to the solid waste disposal system are needed to service this amendment.
The Solid Waste Authority provided a letter of capacity dated January 6, 2011,
forecasting facility availability for solid waste through 2031.
The City's Comprehensive Plan provides for the following standards:
2005 — Garbage 66,290 tons per year
2010 — Garbage 80,050 tons per year
7.13 Ibs per capita per day, twice per week in urban areas
7.13 Ibs per capita per day, once per week in rural areas
The City's Comprehensive Plan and Land Development Regulations do not reference
the requirements for commercial development. However, the City's standard policy for
commercial development is 5.5 Ibs/square feet/year, which is used in the LOS analysis
below. The solid waste LOS analysis is summarized in Table 2(below).
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 9 of 11
Existing Demand:
Level of service required for existing Palm Beach Gardens land use Residential
Medium (RM) on 0.26 acres is based on a maximum of 9 units per acre of
development. The total maximum allowable development is 2 units, and the usage
is based on 7.13 Ibs. per day per capita. Therefore, the total demand is calculated
as 2 units x 2.18 persons per unit x 7.13 Ibs. per day per capita; or 31 pounds per
��
Proposed Demand:
Level of service required for the proposed land use of Commercial (C) on 0.26
acres is based on a maximum of 11,892 square feet of commercial development
(0.26 acres x 35% maximum lot coverage x 3 maximum number of stories). The
total commercial LOS standard is based on 5.5 Ibs/square feet/year. Therefore, the
total demand under the proposed land use is 11,892 square feet x 5.5 Ibs/square
feet/year/365 days; or 179 pounds per day
Demand chanqe:
The difference between the maximum
designation (RM) and the proposed land
��
Therefore, future service is available.
demand under the existing land use
use designation (C) is 147 pounds per
*Based on a maximum of 9 units per acre for RM, the 0.26 acre subject site would allow a maximum of 2 units.
**The persons per unit estimate is based on the U.S. Census persons per household estimates for the City of Palm Beach
Gardens for the years 2005-2009.
***Based on 0.26 acre subject site x 35% maximum lot coverage x 3 maximum # of stories.
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 10 of 11
�C� ►�! _
A Drainage Statement was prepared by Jeff H. Iravani, Inc. The proposed drainage
system consists of exfiltration trenches with additional inlets at the parking area low
points. The proposed exfiltration system shall provide required water quality for the
additional impervious area. The applicant's engineer also stated that drainage
requirements will be met and retained onsite.
I � _ � : � : (.y _ 1►1 � 7 : � x y :7 � G � � [ � 7 � I
Since the amendment does not involve an increase of residential units, there is no
impact to the City's parks and recreation level of service.
11�1:3�C�.y_1���'1
Representatives from the Police Department and Fire Rescue reviewed the
amendment for potential impact on the City's public service level of service standards.
The proposed change will have no negative impacts on the ability able to provide public
safety services within the established level of safety standards.
CONCLUSION OF LEVEL OF SERVICE ANALYSIS
The applicant has demonstrated to the satisfaction of the Director of Engineering and
City staff that the proposed Future Land Use designation of Commercial meets the
level of service standards established in the City's Comprehensive Plan for water,
sewer, solid waste, parks and recreation, and public safety services. The Solid Waste
Authority and Seacoast Utility Authority provided letters verifying adequate capacities to
service the proposed development at their respective adopted levels of service. The
traffic impact analysis concludes there will be no significant impact from the proposed
land use change.
NEARBY LOCAL GOVERNMENT COMMENTS/OBJECTIONS
Staff provided its notice to the Palm Beach County Intergovernmental.Plan Amendment
Review Committee (IPARC) on October 20, 2011. No IPARC objections have been
received.
STAFF ANALYSIS
The proposed Future Land Use Map designation of Commercial (C) is compatible with
the adjacent properties and with the City's Comprehensive Plan. Impacts on adjacent
residential properties will be minimal. The LOS analysis demonstrates that there will be
no direct, adverse impacts on the adopted Level of Service (LOS) standards for traffic,
water, sewer, solid waste, parks and recreation, police and fire services. The changes
will provide additional commercial development along the Northlake Boulevard
commercial corridor. The land use amendment will also make it possible for the
Meeting Date: November 1, 2011
CPSS-11-05-000003
Page 11 of 11
applicant to incorporate a small, vacant parcel of land into its existing property in order
to expand its office building, providing the opportunity for additional economic
development within the City.
• -• � •- - • �-_
On June 1, 2011, the subject petition was reviewed by the Developmenf Review
Committee (DRC), along with the corresponding Planned Unit Development (PUD)
petition (PPUD-11-05-000024). At this time, all comments related to the small-scale
land use amendment have been satisfied, except for approval of the revised traffic
impact statement as required by the condition of approval (below).
, - �. �, �
Staff recommends APPROVAL of Petition CPSS-11-05-000003.
CITY OF PAI,M BEACH GAI�DEI�S
DEVELOPMENT APPLICATION
Planning and Zoning Departmeiit
CITY OF PALM BEACH GARDENS
10500 North Militaty Trail
Palm Beach Gardens, FL 33410
(561) 799-4243 Fax (561) 799-4281
Request:
�Planned Community Development (PCD}
�Planned Unit Development (PUD)
[;Amendment to PCD, PUD or Site Plan
�;Conditional Use
�!Amendment to the Comprehensive Plan
[;Administrative Approval
[�Administrative Appeal
Project Name: Gordon & Doner
Owner; G& D Real Estate Holdinqs LLC
Applicant(if notOwner):
�1,Annexation
�;Rezoning
�;Site Plan Review
�Concurrency Certifcate
�jTime Extension
�jMiscellaneous
�Other �
-----_ .._---__---._..----...- --. ..._..._;
Date Submitted: 05,06,11 ;
Applicant's Address:4114 Northlake Boulevard Ste 200 TelephoneNo.
Agent: Cotleur & Hearing Inc.
ContactPerson: Alessandria Kalfin E-Mail: akalfinlir)cotleur-hearing com
Agent's Mailing Address: 1934 Commerce Lane, Suite 1, Jupiter, FL 33458
Agent's TelephoneNumber: 561.747.6336 x128
Petition Number:
Fees Received
IApplication $
Recei�t Number:
OFFICE USE ONLY
— Date& Time Received:
Engineering$
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Architect: Christopher Jones - 828.890.1191
EngineEr;Jeff fravani - 561.575.6030
Plannel': Cotleur & Hearing - 561.747.6336
LandscapeAYChitect: Cotleur & Hearing - 561.747.6336
Site Information: Note: Petitioner shall submit electronic digital fles of
approved projects. See attachme�at for details.
Genera) Location: Soufhwest corner of Northlake Boulevard and Sunset Drive
Addt'ess: 4114 Northlake Boulevard and 8955 Sunset Drive
Section: 42 Township: 52
PropertyControl Number(s): 52-42-42-24-04-000-0240; 0250
Acreage: 0"78 CurrentZoning; CG1 and RM
Flood Zone
Range: 42
RequestedZoning; PUD
Base Flood Elevation (BFE) - to be indicated on site plan
CurrentComprehensive Plan Land Use Designation;C and RM
Existing Land Use: Office & Vacant Requested Land Use: Office
Proposed Use(s) i.e. hotel,singlefamify residence,etc.: N/A
Proposed Square Footageby Use: 14,680 SF office including 9,611 SF of existing building.
ProposedNumberandType of Dwelling Unit(s) i.e. single family, muitifamily, etc. (if applicable):
N/A
�
Justification
Infortnation concerning all requests (attach additional sheets if needed.)
{Section 78-46, Application Procedures, Land Development Regulations.}
l. Explain the nature of the request:
See justification statement.
2, What will be the impact of the proposed change on the surrounding area?
See justificafion statement.
3. Describe how the rezoning request complies with the City's Vision Plan and the following elements
of the City's Comprehensive Plan - Future Land Use, Transportation, Housing, Infrastructure,
Coastal Management, Conservations, Recraation and Open space, Intergovernmental Coordination
and Capital Improvement.
See justification statement.
�
4. How does the proposed project comply with City requirements for presexvation of natural
resources and native vegetation (Section 78-301, Land Development Regulations)?
The subject site is developed and the portion of the site which does not have a structure or parking has
been cleared of veqetation for many years. It is not adlacent to any environmentally sensitive lands or
large preserves. The pattern of development around the parcel is consistent with this proposal.
�� How will the proposed project comply with City requirements for Art in Public Places (Chapter
78-261, Land Development Regulations}?
The subject property wiil provide art or funds for art if the vertical construction exceeds the cities requirem
0
6. Has project received concurrency certification?
9,611 SF of Office is vested. The applicant will seek concurrency for 5,069 SF
Date Received:� _
Legal DescriptionoftheSubjectProperfiy
(Attach additional sheets if needed)
Or see attached deed for legal description.
Location
The subject property is located approximately � mile(s) from theintersectionof
Sunset Drive & Northlake Bivd
Northlake Blvd
, on the� north,�east,�southIlwest side of
(street/road).
�
Statementof Ownershipand Designationof AufihorizedAge�t
Befoce me, the undersigned authority, personally appeared
Robert Gordon who, being by me iirst duly sworn, on oath deposed and says:
�, That he/she is the fee simple title ownec of the property described in the attached
Legal Description.
2, That he/she is requesting FLU and Zoning Map Amendments & PUD Review
City of Palm Beach Gardens, Florida.
That he/she has appointed Cotleur & Hearing Inc.
as authocized agent on his/her behalf to accomplish the above project.
G& D Real Estate Holdings, LLC
e of Owner:- ♦ .
gnatureof Owner
4114 Northlake Blvd
StreetAddress
P. O. Box
��� i ��� - 50�
TelephoneNumber
Gordon / Manager
By: Name/Title
Palm Beach Gardens, FL 33410
City, State, Zip Code
in the
City, State,Zip Code
�5 lQ �� ��1 �1-- �{ 0 5 �
Fax Number
to act
r� (�Yl @ � ►-�1 e,1� � LLtX � C!� � cA�� .
E-mail Address �
Swornandsubscribedbeforemethis �v dayof , `��•
Notary Public
My Commissionexpires:
3�28 2� � 5
,•,�:+'a��;,, MELINDA M. FUSCA
'=4� ' °' MY COMMISSIUN �! EE 0622M1
_,,; *=
F•, r'e` EXPIRES: March 28, 2015
'%;�pf ��� �� �onded Thru Nolary Public Underviriters
Applicant's Certification
I/We affirm and cectify that I/we undei•stand and will comply with the land development regulations of
tlie City of Palm Beach Gardens, Florida. I We fiu•ther cei�tify that the statements or diagcams made on
any paper or plans submitted here with are true to the best of my/our 1<nowledge and belief, Fucther,
I/we undei•stand that this application, attachments, and application filing fees become a pai•t of the
official records of the City of Palm B h Gardens, Flo�•ida, and are not retucnable.
e
Ap�licant is: ' ��
Signatureof App icant
(✓ Owner
(� Optionee
� Lessee
(� Agent
� Contcact Purchasec
Robert Gordon
Print Name of Applicant
4114 Northlake Blvd
StreetAddress
Palm Beach Gardens, FL 33410
City, State, Zip Code
� lo �� `�t� �- 5 0 �
�elephoneNumber
T� �t � �'�c' S o
F ax N umber
'��pr � � �rTT�V�e��1�1l.r�� � CcNh
E-Mail Address
_;�i�:i,::;":�::;i-, _
•�� � _ t�,
��' '°"�,'i
l Y �- "'�-.�''�-�
[Y' �� �;.
'1-��
Palm Beach Gardens Planning and Zoning Department
10500 North Military Trail, Palm Beach Gardens, FL 33410
561-799-4230
Permit #
Financial Responsibility Form
The owner understands that all City-incurred professional fees and expenses associated with the
processing of this application request are ultimately the responsibility of the owner. A security
deposit shall be deposited in an interest-bearing account with any accrued interest to be retained by the
City of Palm Beach Gardens. .
-r
The owner and/or designee shall be invoiced on a monthly basis for professional fees such as, but not
limited to, consultant engineering services, legal services, advertising costs, and/or any other costs
attributable to the processing of the permit for which the City incurred during the previous month. The
owner and/or designee shall reimburse the City within thirty (30) days from date of invoice. If payment is
not received, the City may utilize the seeurity deposit for re-imbursement purposes. All activities related
to the pending permit(s) will cease until any outsYanding invoices are paid.
The owner/designee further understands that transfer of this responsibility shall require a
completed form, signed and notarized by the responsible party, and delivered to the City Planning
a Zoning Department if the name and/or address of the responsible party changes at anytime
d ri he pplic ' n view proces
i �� `
Owner signat re , Da
Robert Gordon 52-42-42-24-04-000-02400
Owner printed name Property Confrol Number
DESIGNEE/81LL TO:
G& D Real Estate Holdinqs, LLC
4114 Northlake Blvd � • � �
Designe Acceptance Signature
Palm Beach Gardens, FL 33410
NOTARY ACKNOWLEDGEMENT
STATE OF � IO�.I�O�--
COUNTY OF �(�.� YY� �LLGi�I
I hereby certify that the foregoing instrument was acknowledged before me this ��day of
, 20l �, by �n��Y� �. Ej01'C�OY1 . He or she is personally I<nown
tauie or as pr duced as identification. • y
Notary pub ic signature
�YI�( � �a m - � s �=�--�
Printed name
State of ��(� at-large
My Commission expires: � Z Zd�S
,=a��:�'°vg ;, MELINDA M. FUSCA
=*t ir_ MY COMMISSION N EE 062244
_,; "�� � EXPIRES: March 24, 2015
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g
Landscape Architects I Land Planners I Environmental Consultants
1934 Commerce Lane • Suite 1• Jupiter, Florida • 33458 • Ph 561.747.6336 • Fax 561.747.1377 • www,cotleurhearing.com • Lic #k LC-0000239
Gordon & Doner Office Building
Small-Scale Future Land Use Plan Map Amendment
Justification Statement
Introduction
G& D Real Estate Holdings LLC (the Applicant and property owner) is requesting approval of a small-
scale future land use plan amendment for a 0.28+/-acre property located at the intersection of
Northlal<e Boulevard and Sunsefi Drive in the City of Palm Beach Gardens. The parcel is proposed to be
developed as part of a PUD to expand an existing use on the parcel directly to the north. The north
parcel (parcel I) is made up of 0.68 +/- acres and the subject parcel (parcel II) is made up of 0.28 +/-
acres. Parcel I has a commercial future land use designation and Parcel II has a Residential Medium
future land use designation. The applicant would lil<e to adjoin the two adjacent parcels and therefore
must modify the future land use designation on Parcel II to commercial, consistent with Parcel I. In
conjunction with this submittal, the applicant has submitted an application for a Zoning Map
Amendment for Parcel II and a Planned Unit Development (PUD) for Parcels I and II to be reviewed and
approved along side this application.
Project Team
Agent, Planner, & landscape Architect
Cotleur & Hearing Inc.
1934 Commerce Lane, Suite 1
Jupiter, Florida 33458
Phone: (561) 747-6336 Ext. 128
Fax: (561) 747-1377
Email: akalfin@cotleur-hearin�.com
Architect
Christopher M. Jones, Architect
258 Lal<e Rugby Dr.
Hendersonville, NC 28791
Phone: (828) 890-1191
Fax: (828) f390-1192 FAX
Email: IMCJ008@aol.com
eackground
Civil Engineer & Traffic Engineer
Jeff H. Iravani, Inc.
1934 Commerce Lane, Suite 5
Jupiter, FL 33458
Phone: (561) 575-6030
Fax: (561) 575-6088
Email: JHI@bellsouth.net
Surveyor
Wallace Su►veying Corp
5553 Village Boulevard
West Palm Beach, FL 33407
Phone: (561) 640-4551
Fax: (561) 640-9773
Email: rcalal@wallacesurvevin�.com
Two parcels make up the entirety of the proposed project. The larger parcel, parcel II, is located directly
on Northlal<e Boulevard. This parcel was annexed into the city after being developed in unincorporated
Palm Beach County. Today the parcel has the appropriate City future land use (C) and zoning
designations (CG1). This parcel was developed in 1985 with a three-story office building serving 9,611
square feet of office space. The property owners, also the office users, purchased parcel II in 20p5. T�f4�ls� oF
r' PF11..A� fiCH GDNS�
�- ; 7i)I I
PLANNING R
ZONING ; `
Gordon & Doner
FLUM Amendment
Justification Statement
May 4, 2011
parcel was vacant when purchased and has remained undeveloped. The parcel was purchased with the
intent to develop an expansion of the existing office building and vehicular use areas. The existing
business is very successful and has proven to be a desired service in the City. The applicant is proposing
a new site plan to increase the building by 5,069 SF and adding a new parking area in the rear with 17
new parl<ing spaces. The applicant is requesting a PUD with waivers due to many existing
nonconformities of the site with the existing zoning code.
Request
The current future land Use designation for the subject property is residential medium. Approval of the
subject request wouid al�ow the future land use to be changed to commercial. The site is vacant but
urbanized and has been c(eared. The subject property does not contain any habitat for species listed by
federal, state or local agencies as endangered, threatened or of special concern. There is no approved
site plan of record for the subject property.
The subject property is bounded on all sides by City of Palm eeach Gardens properties. The parcel is
surrounded by commercial future land use designations on three of the four adjacent properties; north,
east, and west. The proposed development and intensity is consistent with the surrounding
developments, and is appropriate given the sites location so cfose to a heavily traveled roadway —
Northlake Boulevard.
The proposed land use amendment is being requested in order to develop the subject property in a
manner consistent with surrounding uses and intensities, and in order to present the City of Palm Beach
Gardens with a project that will help to improve the values of properties along Northlake Boulevard.
This is an infill parcel as it is surrounded by fully developed projects. There are office uses to the north
(parcel I), a dive shop to the east, and a restaurant and shopping center uses (Pubiix) to the west. The
only residential land use is directly to the south which is multifamily in nature, under 10 units. However
this structure was built in 1967 and is sure to be redeveloped in the near future.
It is important to note that this parcel is a missing link on the future land use map of the City. The
commercial parcel to the west has a 1,20ti+ foot lot depth and the commercial parcel fio the east has a
360+ foot lot depth. It is only the subject block, including both parcels I and il that the commercial future
land use designation does not continue souih for more then 175 feet.
The proposed land use amendment and subsequent development of the subject property will not have
any significant impacts on local public facilities or the delivery of City services. The size of the
development, 5,069 SF of office space, will be nominai when considered from a Citywide perspective.
information has been provided as part of this application confirming that there is adequate traffic
concurrency, as well as water, sewer, and drainage capacity for the site.
The proposed land use amendment is consistent with the accepted policies of the City of Palm Beach
Garcfens. The applicant is asking for the land use plan amendment in order to change the use of the
subject property, to be consistent with the character of its location and surrounding uses. Furthermore,
the proposed land use amendment is consistent with the goals, policies and objectives outlined within
the City's Comprehensive Plan. The proposed land use amendment is consistent with the applicable
-2-
Gordon & Doner
FLUM Amendment
Justification StatemenY
May 4, 2011
goals, policies and objectives of the plan, and is in no way contradictory with any of the plan elements.
The proposed future land use plan map amendment will have no adverse impacts on the City of Palm
Beach Gardens Comprehensive Plan.
Fuiure Land Use Element
Policy 1.1.1.4: Residential Medium (RMj
This policy states that the RM land use designation is meant for larger housing developments such as
Evergrene, Garden Lakes, and Sienna Oaks. The subject parcel is not within or adjacent to a housing
development and is inconsistent with this characteristic. The policy also states that properties with an
RM designation are primarily located west of Central Baulevard as well as the I-95 corridor between PGA
Boulevard and Northlake Boulevard. This property is located east of Central and south of Northlake
Boulevard, inconsistent with the preferred location of the RM designation.
Policy 1.1.1.7: Commercial (C)
This policy states that the C land use designation is encouraged to co-locate with other land designated
with Commercial land use categories. As discussed earlier the subject property is surrounded by
Commercial land uses on three of the four property boundaries.
Policy 1.1.2.3: Northlake Boulevard Overlay Zone (NBOZ)
This policy states that an overlay shall be enforced for all properties fronting onto Northlake Boulevard.
The subject property is less then 200-feet from the Northlake Boulevard right of way.
Policy 1.1.3.1.i: Discourage urban spraw)
This policy states that the City shall promote urban infill development and redevelopment. The subject
site is an infill site because it is surrounded by development on all four sides. The site is less then half an
acre and has been cleared for many years. This site is in the middle of a major commercial area and
within close proximity to 1-95. This site could not be developed with a residential use to its full capacity
due to existing site constraints. The only option is to adjoin this parcel to another, as proposed, to foster
redevelopment.
Policy 1.2.4.11: Encourage infill and redevelopment of existing properties
This policy states that the City shall provide for visual continuity of the community through the
app(ication of sound principles of architectural design and landscaping and to be consistent with the
character of the neighborhood. The subject site is not consistent with the surrounding community ta the
north or south. It is highly unlikely that anyone would redevelop this small parcel with a residential use
due to its location between so many commercial properties. The only way to foster redevelopment and
consistent design principals is by allowing the parcel to be developed in a commercial nature.
Objective 1.3.3 and Policy 1.3.3.1: IVorthlake Boulevard Corridor
This policy states that the City shall seek ways to encourage improvement, enhancement, renovation or
redevelopment of the older properties along Northlake Boulevard, east of Military Trail. The proposed
request to modify the future land use will aliow the enhancement of the subject property and Northlake
Boulevard. With a commercial land use, the site can be developed with the parcel to the north on
Northlake Boulevard and create a more continuous frontage along the right-of-way similar to the
-3-
Gordon & Doner
FLUM Amendment
Justification Statement
May 4, 2011
properties to the east and west of the site. The applicant is proposing to improve the site with
landscape, hardscape and architecture.
Conciusion
The Applicant is requesting approval of a small scale future land use amendment in the City of Palm
Beach Gardens. The applicant is proposing to modify the land use designation of the subject property
from RM — Residential Medium to C- Commercial. The applicant will also modify the zoning designation
from RM - Residentiai Medium to a PUD (Planned Unit Development). The proposed use for the site, an
expansion of an existing office business, is consistent with surrounding uses and intensities of
development.
-4-
���
�,�iF� �-T� !Im�v�n19 Ir���,
�Cons�lting En�ineers
1934 Commerce Lane, Suite 5 Jupiter, FI 33458
Tel: (561) 575-6030 Fax: (561) 575-6088
,THI rr bellsoutli.net
Utility �tatement
for
Gordon �i �oner
The project is located on the southwest corner of Northlalce Boulevard & Sunset Drive
approximately 0.1 mile west of I-95 and consists of 0.95 ac of developed land. See Exhibit-A
The existing development consists of a 3 story 9,069 sf office bldg and the parking area.
1. Potable Water
The project potable water is provided by Seacoast Utility Authority (SUA) thru an existing meter
at northwest corner of the site.
2. Fire Protection
Fire protection is provided by two existing fire hydrants at northwest & northeast corners of the
site.
3. Wastewater
Wastewater for the existing site is provided by on-site septic tanlc and drain field.
Wastewater service by SUA is available thru an eYisting gravity sewer located about 10' west of
the property line. In order to serve the addition, gravity sewer has to be extended tlu�u the project
to Sunset Drive. The wastewater system �vould have to be approved by SUA and permitted by
Palm Beach County Health Department.
Certified On This 27`" day of April, 2011
- �.�,. �
Jeff H. Iravani, P.E.
Florida Registration #33155
COA # 6986
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Gordon & Donner
Aerial
EXECUTIVE OFFICE
o�to�����, 2Q11
Mr. Jeff Iravani
JHf
1934 Commerce Lane
Jupiter FL 33458
S��caas� U�ili�y �,uthari�r
RE: Water and Sewer CapacEty Reservation, Gordon and Donner Project
50. Si�e NorEftlake B[vd., Wesi of Sunsef Qr.
Dear Mr. (ravani:
Mail;ng Ada'ress:
P.O. Box 109602
Pafm Beach Gardens,
Fforida 33410-9602
Seacaas# Utility Authority is pleased to offer the foilowing response to yaur capacity availability request for sewer for the
existing 9,6� 1 square foot building and water and sewer far the proposed addition of 5,069 square feet.
The referenced project lies t�rithin the water and sewer se�vice area of Seacoast Uti(ity Authority.
This will confirm the current status of wafer and wastewater capacity and commitments far Seacoasi lliility Aufhority
(Million Galfans Per Day}:
Water
Sewer
Ca aci
19.70
12,00
Committed and
!n Use
16.750
7,350
This
Proiect
.001
.002
Ba(ance
2.949
, �,;
Piease note that this statement reflects condifians as of this dafe; no guarantee of capacify availabi(ity in the fufure is
expressed or implied, antl no capacity has been reserved for the referenced project,
Shauld you have any quesfions, please fee! free to call.
Sincereiy,
SEACQAST UTfLITY AUTHORITY
���:
�[�.�vE3�'._�
�. �
Dee Giles
Qeveloper Agreement Coordinator
CC: J. Lance, J. Calfaghan
4200 Hood Road, Palm Beach Gardens, Florida 33410-2198
Customer Service {561) 627-2920 ! Executive Office (561} 627-2900 / FAX (561) 624-2839
v�ww.sua.com
Januaz�y 6; 2011
Mark;HatninQnd
Executive Director
Solid Waste Authority
7501 N. Jog Road
West Pa1m Beach, FL 33412
YouR Pr,�iTtv�n r-oa
50LID 1�'AS1'L� SOLUT[ONS
Sitbject: Availability of Solid Waste Disposal Capacity
Dear Mr. �Iammond:
The Solid: Waste Authority of Palm Beach Countyhereb.y provides certificatibn that the Authorit�
has dispasal. capaciry available to aecornmodate the solid waste gerieratio�i for the municipalif'ies: and
unincorporated county for the coming yeax of 2011. This letter also canstitutes notification of
sufficient capacify for concunency management arid compreliensive planning purposes, Cagacity is
available fox both the cozning year, and the five and ten year planning periods specified in 9J-5,00.5. (4).
As of September 30, 2010, the Authority's North "Coantp Landfills had an estimated 31,795,462
cubie yards of landfilLcapacity remaining. Based upon the e�sting Pa1m Beaeh Countypopulation, the
most recently available pop.ulafion growth rates published by the University of Florida Bureau of
Economic aiid Business and Reseairch (BEBR),, rrieclium projectzon, and projected rates of solid wasfe
generation, waste xeduction and reeyeling, the Solid'Waste Authori�y forecasts that capaeity will be
available at. the existinglandfill through approximately tlie year 2031; assuniing the ciepletion of the
Class I and Class III landfills is approxiriaately balanced.
The Boarci of the Solid Waste Authority. authorized the initial financing, procurement and perinitting
efforts to develop a new waste-to-energy facility for the Authority. Tlie capacity of this facility will
eXtend the life of the current landfill to fhe year 2048 or later.
The Authority continues to puxsue options to increase tlie 1'ife of its existing facilities.and to provide
for all the County's current and future disposal and recyeling needs, As part of its resgonsibility,, the
Authority will provide ati annual statement of disposal capacity, using the most current BEBR
projections available. Please provide copies of.this letter to yaur plan revieiv and concurrency
m,anagement staff. Tf you have any questions or I can_ be: of further assistance, please do not hesitate to
contact me.
Very truly youis,
i��-'t- �-�----
Marc �`Bruner; Ph.D.
Chief Adininistrative Officer
75q�1 North Jog Roatl, V�Jesf Palm BeaGl�, Flaric�a �3�12 {56'i) 64�-400� FIaX (5fi'i) 64�-340Q r�����Fdn�r
` �
� ..a . �
<., ' , T,RAN.S'AC'�RTI�`TltlN;:�N�INEERS.t� PLANt±IECtS'
TO:
D4cI��fAHON ASSOCIATES, INC.
5500 Vil(age Boulevard I Suite 103 I West Patm Beach, FL 33407
�,�� 1-840-8650 � f 561-840-8590
1 • 1 ,
Martin Schneider, AICP, Planner
City of Palm Beach Gardens
CG Natalie Wong, AICP, Planning and Zoning Director
City of Palm Beach Gardens
FROM:
SUBJECT:
DATE:
John P. Kim, P.E., PTOE, Senior Project Manager
Gordon & Doner Traffic Impact Study & FLUA
PPUD-11-05-000024; CPSS-11-05-000003
McMahon Project No. M09436.15
October 25, 2011
www.mcmtrans.com
1'RINCIPALS
Joseph W. McMahon,P.E.
Joseph J. DeSantis, P.E„ PTOE
John S. DePalma
Wittiam T. Steffens
Casey A. Moore, P.E.
Gary R. McNaughton, P.E., PTOE
ASSOCIATES
John J. Mitchell, P.E.
Christopher J. Witliams, P.E.
John F. Yacapsin, P.E.
McMahon Associates, Inc. (McMahon) analyzed the Fuhire L�ld Use Amendment for this project
based on a three-story maximum density. Based on the trip generation for the project, it is only
required to analyze the first major accessed roadway seginent (Northlake Boulevard between N.
Military Trail and Interstate 95). An analysis of this roadway segment for the 2016 peak hour
(afternoon is worst case) and the 2035 daily condition indicates that the roadway is not significantly
iinpacted by the maxitnum density permitted by this land use change. Three tables suinmarizing the
trip generation, 2016 peak hour and 2035 daily analysis are attached. The project can be approved on
the basis that it will have an insignificant impact on Northlal<e Boulevard.
Location:
PCN#:
Existing Use:
Proposed Use:
Maxirnarn Allowed:
Proposed New AM Trips
Proposed New PM Trips:
Traffic Concurrency Expires:
Southwest corner of Northlake Boulevard & Sunset Drive
52-42-42-24-04-000-0250
9,611 sq. ft. General Office
14,680 sq. ft. General Office
11,829 sq. ft. General Retail
10
11
December 31, 2012
McMahon also recoinmends that the property owner construct a sidewalk along Sunset Drive.
Attachinents (2)
F:AFL\U�1-i_fi1�4_Cic��_of_Palin_Be�i�h_C3ardens�U9�r36i�1_I�_C�orcion_I7on�r\Admin_I��fcl��\T��clil4emo_10_2 �_?0'I I.doc
Corporate Headquarters: Fort Washington, Pennsylvania
Serving the East Coast from 10 offices throughout the Mid-Atlantic, New England, and Florida
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CITY OF PALM BEACH GAR�ENS
PLANNING, ZONING, AN� APPEALS
Agenda Cover Memorandum
Meeting �ate: November'1, 2011
Petition: PPU�-'11-OS-000024
SubjecUAgenda Item:
PPU�-'11-OS-000024 Gordon and �oner Planned Unit �evelopment (PUO)
Public Hearing 8 Recommendation to City Council: A request from G 8. � Real
Estate Holdings, LLC to rezone from Residential Medium (RM) and General
Commercial (CG-9) to Planned Unit �evelopment (PU�) overlay with underlying CG-�
in the Northlake Boulevard Overlay Zone (NBOZ), and approval of a PU�, including six
(6) waivers, on the 0.87-acre parcel of land known as tM1e Gordon 8. Doner property,
locatetl at 4'I'14 Northlake Boulevard on tl�e south side of Nortl�lake Boulevard and tlie
west sitle of Sunset �rive.
Director
City AttOmey
ienaanon to HYYKVVC w�[n
endation to �ENV
� Originating oept:
^�^9 g Planning & Zoning:
Projeyc�t Manager
deY, AICP /'G�
Martin Schneitler,
AICP
R. Max Lohman, Esq.
Development Compliance
� �
Bahareh Wdfs, AICP
Assistant �ir�tor of P&Z
Jama� Goltlan, AICP
City Manager
Ronald M. Ferris
[X] Quasi - Judicial
[ ] Leglslativa
fXj Public Hearinq
Ativ¢rtised:
[X] Req�ired
[ ] Not R¢quired
Date: t02'120'I'I
Paper'Palm Beach
Post
[X] Notified
[ ] Not Requirer�
6 waivers
Financ¢:
AccoWntant
�3
Sarah Varga
F¢¢s Paid- Yes
_ Funding Source:
[ ] Operating
[X] Othe� N/A
Budget Acct#:
N/A
[ ] Approvetl
[ ] App. w/ Contlitions
[ ] �enietl
[ ] Rec. Approval
[ ] Ren App_ w/ Contls.
[ ] Rec. �enlal
[ ] Gontlnued to:
� Development
Applica[ion Package
. Concurrencyletters
� Location Map
� Zoning Map
� Site Plan
� Landscape Plan
� Site Plan Area
Calculation
� Floor Plan and
Elevations
� Conceptual
Improvement Plan
. Colored Elevatlons
� Colored Renderinq
Meeting Date: November 1, 2011
PPUD-11-05-000024
Page 2 of 15
EXECUTIVE SUMMARY
The applicant is requesting to rezone from Residential Medium (RM) and General
Commercial (CG-1) to Planned Unit Development (PUD) overlay with underlying CG-1
and approval of a PUD on the 0.87-acre parcel of land known as the Gordon & Doner
property, located at 4114 Northlake Boulevard on the south side of Northlake Boulevard
and the west side of Sunset Drive. The petition proposes to expand the existing three-
story office building from 9,611 square feet to 14,680 square feet, an increase of 5,069
square feet, and to provide an additional 17 parking spaces. The PUD includes
requests for 6 waivers, needed to meet the requirements of the CG-1 zoning district, the
City's LDRs, and the NBOZ regulations.
The applicant has submitted a concurrent request (Petition: CPSS-11-05-000003) for
approval of a small-scale amendment to the Future Land Use Map (FLUM) of the
Comprehensive Plan. The concurrent petition will amend a 0.26-acre parcel of land,
located immediately south of 4114 Northlake Boulevard, from Residential Medium (RM)
to Commercial (C). The proposed land use amendment is needed in order for the
applicant to provide the necessary parking to support the proposed office expansion.
The PUD will total 0.87 acres, and will include the existing 4114 Northlake Boulevard
property (0.61 acres) and the vacant parcel undergoing the small-scale land use
amendment (0.26 acres).
The proposed PUD will provide for the expansion of an existing office use along one of the
City's important commercial corridors. Staff recommends approval of the PUD with six (6)
waivers.
BACKGROUND
The subject PUD site is located on the southwest corner of Northlake Boulevard and
Sunset Drive, and is comprised of the existing Gordon & Doner office building parcel on
the northern portion and a small vacant parcel on the southern portion. The existing
three-story office building was developed in 1985. The site was developed when it was
within unincorporated Palm Beach County. In 2002, the site was annexed into the City,
purchased by Gordon & Doner, and subsequently renovated. In 2007, in response to a
code compliance violation for improper pruning of mahogany trees along Northlake
Boulevard, the City granted an administrative approval to replace the mahogany trees
with royal palms and to upgrade the onsite landscaping.
In 2005, Gordon & Doner purchased the vacant parcel directly south of their property. A
one-story residential building, which previously stood on the parcel, was demolished in
2008. The 0.26-acre vacant parcel is needed to supply the required parking for the
building expansion. The PUD is necessary to construct the proposed building
expansion.
Meeting Date: November 1, 2011
PPUD-11-05-000024
Page 3 of 15
LAND USE & ZONING
The subject site has a Commercial (C) and Residential Medium (RM) Future Land Use
designation and a General Commercial (CG-1) and Residential Medium (RM) zoning
designation. The commercial portion of the subject site is located within the Northlake
Boulevard Overlay Zone (NBOZ). The surrounding land uses and zoning are provided
in Table 1(below). The parcel across Northlake Boulevard to the north of the subject
site is a gas station. It has a Commercial land use, Intensive Commercial (CG-2)
zoning, and is located within the NBOZ. The parcels directly east and west of the
subject site are established retail uses (Divers Direct to the east; Gardens Towne
Square to the west) with Commercial land use and CG-1 zoning. Both are located
within the NBOZ. The parcel directly south of the subject property is an existing multi-
family residential building (one-story triplex), and has an RM future land use designation
and RM zoning.
Subiect Propertv
Commercial; Vacant land
(Gordon & Doner office
building; vacant parcel)
North
Commercial
(Gas station)
South
Residential
(Multi-family residential
East
Commercial
(Divers Direct building)
West
Commercial
(Gardens Towne Square)
General Commercial (CG-1) Commercial (C);
within the Northlake Boulevard Residential Medium (RM)
Overlay Zone (NBOZ);
Residential Medium (RM)
Intensive Commercial (CG-2) Commercial (C)
within the Northlake Boulevard
Overlav Zone (NBOZ)
Residential Medium (RM) � Residential Medium (RM)
General Commercial (CG-1) Commercial (C)
within the Northlake Boulevard
Overlav Zone (NBOZ)
General Commercial (CG-1) Commercial (C)
within the Northlake Boulevard
Overlay Zone (NBOZ)
The petition will rezone the 0.61-acre CG-1 and the 0.26-acre RM portions of the site
into one (1) PUD overlay with an underlying zoning of CG-1 within the NBOZ. The
proposed rezoning to PUD/CG-1 is compatible with the surrounding uses and future
land use designations based on the proposed concurrent land use amendment petition
to change the 0.26-acre parcel to commercial. The change would be compatible with
the commercial uses within the NBOZ to the north, east, and west. Compatibility with
Meeting Date: November 1, 2011
P P U D-11-05-000024
Page 4 of 15
the RM properties to the south may be considered a potential concern; however, the
City's Land Development Regulations (LDRs) provide regulations designed to protect
residential neighborhoods from commercial impacts, including an additional 75-foot
minimum perimeter setback between commercial and residential zoning districts, in
addition to the 15-foot setback required in the CG-1 zoning district. The PUD proposes
a 102-foot rear setback adjacent to the RM district and includes a 6-foot concrete wall
within a 15-foot landscape buffer. The wall is setback seven (7) feet from the property
line to provide a seagrape hedge along the exterior of the wall.
Combining the two (2) parcels into one (1) PUD reduces the non-conformity of a CG-1
parcel of less than one (1) acre. The current Gordon & Doner building site is 0.61
acres. The total size of the proposed PUD will be 0.87. The site will be replatted as
one (1) property. Rezoning the subject site to PUD/CG-1 increases the building's
setbacks and lessens the potential impact on the residential property to the south. If the
subject parcel maintained its RM land use, a building could be located 10 feet from the
south property line, adjacent to the neighboring residential building.
CONCURRENCY/LEVEL OF SERVICE (LOS) ANALYSIS
On July 13, 2011, McMahon Associates, Inc., the City's traffic consultant, completed its
review of the revised Traffic Impact Statement and granted the project city traffic
concurrency, valid through December 31, 2012 (see attached). On July 22, 2011, the
Palm Beach County Traffic Division approved the addition of 5,069 square feet of
general office for a total of 14,680 square feet with a build-out date of December 31,
2012 (see attached).
The applicant has demonstrated to the satisfaction of the Director of Engineering, the
City's traffic engineering consultant, and staff that the proposed PUD meets the City's
level of service standards for water, sewer, solid waste, parks and recreation, police
and fire services, and traffic. The Solid Waste Authority and Seacoast Utility Authority
provided letters verifying adequate capacities to service the proposed development at
their respective adopted levels of service.
PROJECT DETAILS
Proiect Site
The 0.87 acre site is located on Northlake Boulevard just west of I-95 and falls within
the West District of the Northlake Boulevard Overlay Zone (NBOZ). The applicant is
requesting to expand a 9,611 square foot office building by 5,069 square foot for a total
of 14,680 square feet. The north property line fronts Northlake Boulevard. A 6-foot tall
concrete wall is proposed along the south property line to buffer the property from a
multi-family residential area. The subject property abuts the Gardens Towne Square
shopping plaza on the west and is across Sunset Drive from Divers Direct which lies to
the east.
Meeting Date: November 1, 2011
PPU D-11-05-000024
Page 5 of 15
Northlake Boulevard OverlaV Zone
The NBOZ was established to implement the objectives of the Northlake Boulevard
Corridor Conceptual Streetscape Plan. The NBOZ is a joint agreement between the
City of Palm Beach Gardens, the Village of North Palm Beach, the Town of Lake Park
and Palm Beach County. This agreement was established to improve the corridor by
unifying design and development themes, improving signage along the corridor and
redevelopment to improve the area's economic conditions.
The project will expand upon an existing building within the overlay, and will not change
the existing fa�ade. Since the expansion is greater than 20 percent of the total project's
square footage, the project is required to meet the requirements of the NBOZ. The'
building does incorporate the architectural features of the NBOZ. The proposed
expansion is to the rear of the existing building and is designed to coordinate with the
colors and architecture of the existing building. However, extension of the building and
the rear elevation lack the architectural detailing of the current building and should be
carried around the entire expansion, as described in the Architecture section below.
Site Access
Two (2) access points provide ingress and egress to the site from Sunset Drive. The
southern access point will shift approximately 23 feet further south to accommodate the
building expansion. Both access drives were redesigned from the previous
configuration to accommodate the radii required by the Fire Department for access by
emergency vehicles. All drive aisle widths meet City requirements. The amount of
stacking provided for the access drives, prior to the nearest intersecting drive aisle or
conflicting movement, has not been met by the existing condition or the redesigned
parking configuration. Therefore, a waiver has been requested. The details are
provided in the Waiver Request section below.
Parkinq
City Code Section 78-344(I)(1)(b) allows for reduced, 9-foot wide parking spaces for
office use in exchange for additional open space (at a ratio of 1.5 square feet for every
1.0 square foot of paved parking). The applicant has provided the required additional
open space and has substantially exceeded the amount of open space required overall.
Therefore, the reduced parking space width can be granted, subject to City Council
approval. Of the 49 spaces provided, 29 parking spaces maintain the 10 foot width,
while 16 are the reduced nine (9) foot width spaces, two (2) are parallel spaces, and two
(2) are handicapped spaces. Staff supports the request for the reduced parking space
size.
Architecture
The current architecture has a clean, modern form, but includes recessed entrances,
windows, and planting areas, which add interest to the fa�ade and provide cover from
the elements around the building (see photos below). The building is 36 feet high,
which meets both the City's CG-1 and the NBOZ height restrictions. The four corners of
the building are curved, adding interest to its simple rectangular shape. The exterior is
beige colored stucco with sand colored panels that incorporate a diamond design. The
Meeting Date: November'I, 20'1'I
PPU�-'I'I-OS-000024
Page 6 of'IS
windows are tinted glass_ A blue awning, signage, and fountain add empi�asis to tM1e
building's main entrance on the east fagade. The existing architecture, which indudes
cobred panels, recessed elements for entrances and planted areas, an awning, and
earthtone colors, is consistent with the NBOZ architectural design standards-
Tl�e proposed expansfon carries the beige stucco walls and tinted windows around tFie
back of tFie building. However, pre-cast panels are not included on tFie new sides or the
rear of the expanded building. In ortler to break up the plain faqade of the expansion,
matching pre-cast panels sFiould be added to the extended side elevations and new
rear elevation. This added design element will provide tFie expanded building witFi true
fourvsided arcFiitecture, as required by the NBOZ for buildings per City Code Section 78-
227.
i
. .. .� ��_. � �'
�
�
F�ont (noRh) fagade — incorpw�tes /ight co/ored pre-casf pane/s with thc tliainond dcsiqn antl
�ecessed windows
Meeting �ate: November'I, 20'I'I
PPU�-'I'I-OS-000024
Page 7 ot "15
.1
� � .i
�'±:.i
t.;- _ _ - --
- - �'_ - '��"�
Rear (south) fayrade — Incorpo�ates /lght co/oied pie-cast pane/s with the diamond tlesign
_ � I'.
�� � '
West side — featu�es recessed g�oundf/oo� windows antl coveretl ent�anceway.
Meetinq �ate_ November'I, 20'1'I
P PU D-'1'I -OS-000024
P ag e 8 ot 'I S
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The east side fagade inGUtles an awning ove� the main enfranceway.
Siqnaqe
The applicant is not proposing any changes to the existing signage.
L andscap%nq/BUffe/'inq
The 0.87 acre site is 75 percent impervious antl 25 percent pervious open space; a
minimum of 15 percent open space is required by City Code- The proposal also
exceetls the minimum amount of lantlscape points required. A landscape buffer is
provided around the entire parcel. �ue to existing site conditions, tl'ie buffers along the
nortl� and west are narrow and do not meet NBOZ requirements. However, tl�e
proposed building expansion does not alter tFiese existing site conditions. In addition,
the applicant is providing additional landscaping in the west buffer and in the Northlake
Boulevard shoulder to enhance the site. The applicant lias requested one (1) waiver to
tYie minimum landscape l�uffer requirement in order to extend tl�e existing 3-foot buffer
along the southem portion of the west side of tFie parking bt, where an 8-foot landscape
buffer is required by City Code. Without this waiver ti�e drive aisle woultl not line up, the
parking lot would lose needed parking spaces. TF�e waiver allows tM1e 3-foot buffer to
extend tl�e along the entire west side of tFie property, creating a consistent landscapfng
appearance for tFie entire length of the site. Staff recommends approval of the
landscape buffer waiver (see tM1e Waiver Request section below).
City Code Section 78-324 requires compliance with the Roadway Beautification Plan.
The applicant will tFierefore be responsible for the installatfon and maintenance of the
landscaping and irrigation for botFi the road shoulder along NorttJake Boulevard and
tl�eir fare share of the median improvements proposed witl�in Nortl�lake Boulevard. TFie
Meeting Date: November 1, 2011
PP U D-11-05-000024
Page 9 of 15
landscape plan includes improvements to the Northlake Boulevard shoulder and
median.
City Code requires a six (6) foot minimum wall to separate commercial uses from the
adjacent residential zoning districts and requires this wall to be set five (5) feet from the
property line. The applicant is meeting this buffer requirement with a concrete wall
setback seven (7) feet from the property line and landscaping on the exterior side of the
wall.
Phasinp
The improvements will be completed in one (1) phase.
Drainaqe
A Drainage Statement was prepared by Jeff H. Iravani, Inc. (attached). The proposed
drainage system consists of exfiltration trenches with additional inlets at the parking
area low points. The proposed exfiltration system shall provide required water quality
treatment for the additional impervious area. The applicant's engineer indicates that
drainage will be retained onsite and applicable agency requirements will be met.
Waiver Requests
The applicant has requested six (6) waivers. Table 2(below) outlines the requested
waivers and includes the staff recommendation for each waiver. The applicant's petition
and site plan indicates 11 waiver requests; however, four (4) waivers were related to
existing site conditions that are not being changed. Therefore, waivers are not required.
In addition, the applicant is requesting approval of reduced parking space sizes for
office use, which is allowed by City Code with City Council approval. The applicant
referred to reduced parking space size request as a waiver request in the application
and on the site plan; it is not. The number of waiver requests will be corrected in the
justification letter and on the site plan prior to City Council. The details regarding each
waiver request are provided following the table.
(The remainder of this page is left intentionally blank.)
Meeting Date: November 1, 2011
PPUD-11-05-000024
Page 10 of 15
Table 2. Waiver Requests
Code Section Requirement Proposal Waiver Staff
Support
� 78-153: Table 12
(CG-1) 1.0 acre 0.87 acres 0.13 acres Approval
2
78-154(g)(7) 1.0 acre 0.87 acres 0.13 acres Approval
3 8-foot buffer along 3-foot buffer along
78-228(k)(1)(d) perimeter of parking perimeter of the 5 feet Approval
areas southern parking area
4 100-foot stacking 15-foot stacking
78-344(h) distance distance $5 feet Approval
5 1 loading
78-364: Table 35 1 loading zone No loading zone Approval
zone
6 40-foot street side 24.9-foot street side
78-153: Table 12 setback setback 15.1 feet Approval
1) City Code requires a minimum parcel size of one (1) acre within the CG-1 zoning
district. The existing parcel is 0.61 acres in size. The PUD will increase the size of
the site to 0.87 acres, thereby reducing this non-conformity. Staff recommends
approval of this waiver.
2) City Code requires a PUD to be a minimum of one (1) acre in size. A PUD offers the
best method for the applicant to expand the existing building, while reducing the
number of existing non-conformities. The site is located within an infill area with
small parcel sizes and limited opportunities to increase parcel size. Staff
recommends approval of this waiver.
3) City Code Section 78-228(k)(1)(d) requires an 8-foot buffer around parking areas.
The applicant is requesting a waiver to maintain the existing condition, which is a 3-
foot buffer along the west side of the property adjacent to the parking lot. This is an
existing condition in the northern portion of the site. The applicant is proposing to
extend the same 3-foot buffer to the south, because it is required to accommodate
needed parking and maintain the alignment of the drive aisle into the southern
parking lot. The applicant is also providing landscape half-diamonds with trees in
the new parking area located on the southern parcel. Staff recommends approval of
this waiver.
4) City Code Section 78-344(h) requires 100 feet of stacking, or as otherwise approved
by the City Engineer, of off-street stacking distance between the edge of a right-of-
way and the nearest intersecting drive aisle of a parking lot or location of a
conflicting traffic movement. The original access did not meet the stacking
Meeting Date: November 1, 2011
P P U D-11-05-000024
Page 11 of 15
requirement. The proposed access and parking configurations also do not meet this
requirement. The northern access provides for 20 feet of stacking before the first
parking space. The southern access provides 15 feet of stacking before the first
conflicting traffic movement. The City Engineer reviewed the access and did not
have any adverse comments regarding this waiver request. Staff recommends
approval of this waiver.
5) The site does not include a loading zone, as required by City Code Section 78-364:
Table 35. The building is expanding in size beyond 10,000 square feet. City Code
provides flexibility for the size and location of loading zones for structures less than
10,000 square feet. Since the building now exceeds that threshold, a full-size
loading space would be required. However, the applicant states that the office does
not receive large deliveries and has not needed a loading zone. The applicant also
states that the two new parallel parking spaces can accommodate package delivery
trucks, if necessary. Since the building has continued to function for over 25-years
without a loading zone, and the use of the building is not changing, staff supports the
waiver request.
6) City Code requires a 40-foot street side setback for CG-1. The existing building is
setback 24.9 feet from the street side property line. Therefore, the applicant has
requested a 15.1-foot waiver to allow the expansion of the building to follow the
same setback requirement. Without this waiver, the building extension would be
required to meet the 40-foot setback, while the existing portion of the building could
remain at the 24.9-foot setback. Therefore, the proposed building addition would not
be able to be built flush with the existing building, creating an asymmetrical situation.
Consequently, the proposed building addition would have to be reduced in size.
Staff supports the waiver to allow the building to be extended along the same
setback as the existing building.
STAFF ANALYSIS
The proposed PUD allows the property owner to expand the existing building. The
proposal increases the amount of landscaping on the property and improves the
landscaping in the right-of-way along Northlake Boulevard within the shoulder area and
in the median. The proposed concrete wall and seven-foot landscaping strip on the
exterior side of the wall provide an improved buffer to the residential properties to the
south. The curbs at the access points into the site and within the site have been
redesigned to allow better access for emergency vehicles. In addition, the
incorporation of the vacant parcel into the site increases the separation between the
building and the adjacent residential zoning district from 50 feet to 102 feet, while
allowing the applicant to expand its office building and its operation without having to
relocate. Staff supports the petition and the six (6) waivers.
Meeting Date: November 1, 2011
P PU D-11-05-000024
Page 12 of 15
COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC)
On June 1, 2011, the subject petition was reviewed by the Development Review
Committee (DRC), along with the corresponding small-scale land use petition (CPSS-
11-05-000003). At this time, most comments related to the PUD petition have been
satisfied, except for a few remaining technical comments from Forestry, GIS, Fire
Rescue, and the Seacoast Utility Authority. These comments will not significantly alter
the proposed PUD site plan and are required to be addressed prior to scheduling for
City Council.
STAFF RECOMMENDATION
Staff recommends APPROVAL of Petition PPUD-11-05-000024 with six (6) waivers,
and the following conditions:
1. The permitted uses shall consist of business and professional office. Medical
office uses shall not be permitted on-site unless a traffic equivalency analysis
and a parking analysis are approved by the Director of Planning and Zoning.
(Planning & Zoning)
2. All on-site lighting shall be cast downward and shielded from adjacent properties.
(Planning & Zoning)
3. Prior to the issuance of the Certificate of Occupancy for the building addition, all
new roof top mechanical equipment shall be screened from view. (Planning &
Zoning)
4. Prior to the issuance of the first building permit for vertical construction, the
Applicant shall install a six (6) foot tall construction fence with a privacy tarp
around the perimeter of the construction area. (Planning & Zoning)
5. Art in public places (AIPP) is required per Section 78-261(c) if the vertical
construction costs of all new improvements on the project site are greater than
$1,000,000, in which case art valued in an amount of one (1) percent of the total
vertical costs is required. (Planning & Zoning)
6. Approved civil design and architectural drawings, including floor plans, shall be
submitted prior to the issuance of the Certificate of Occupancy for the new
building addition. (GIS, Development Compliance)
7. Prior to issuance of the first building permit for vertical construction, a pre-permit
meeting with City staff is required (Development Compliance).
8. The off-site landscaping and irrigation improvements within the Sunset Drive
road shoulder and the Northlake Boulevard road shoulder and median shall be
completed prior to the Certificate of Occupancy for the new addition or within six
Meeting Date: November 1, 2011
P P U D-11-05-000024
Page 13 of 15
(6) months from the approval of this petition, whichever comes first. The term
"completed" shall mean accepted by the entity issuing the road right-of-way
permit (i.e. FDOT or Palm Beach County). A one-time extension for completion
of this condition may be granted by the Director of Planning and Zoning upon
request by the property owner. (Forestry, Development Compliance)
9. The applicant, successors or assigns shall be responsible for the maintenance of
the new off-site landscaping and irrigation improvements within the Sunset Drive
road shoulder and the Northlake Boulevard median once same is completed. The
maintenance of the existing landscaping and irrigation within the Northlake
Boulevard road shoulder shall commence immediately. (Forestry, Development
Compliance)
10.The condition for the maintenance responsibilities of the landscaping and
irrigation of the Northlake Boulevard right-of-way may be amended by a separate
agreement between the property owner and the City. (Forestry, Development
Compliance)
11. 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 plan detailing the measures the applicant/contractor will
take to minimize theft during the construction phase. (Police)
12. Prior to the issuance of the building permit for the vertical construction, an
infrastructure permit will be required for this project. (Engineering)
13. 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
receive a boundary plat approval or a Technical Compliance Approval letter
(TCA) for the plat of this project from the Planning & Zoning Department, in
accordance with the City's LDR. (Engineering)
14. Prior to the issuance of the infrastructure permit, the Applicant shall provide
construction plans, including, but not limited to, paving, grading, and drainage
plans along with surFace water management calculations for City review and
approval. The paving, grading, and drainage plans and calculations shall be
signed and sealed by a registered engineer licensed in the State of Florida.
(Engineering)
15. Prior to the issuance of the Infrastructure Permit, the Applicant shall provide the
approval permit from Palm Beach County for the offsite improvements including,
but not limited to, the proposed curbing and sidewalk. (Engineering)
16. 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
provide to the City letters of authorization from the applicable utility companies
Meeting Date: November 1, 2011
PPU D-11-05-000024
Page 14 of 15
allowing landscaping and light poles to be placed within the utility easements.
(Engineering)
17. Prior to the issuance of the clearing permit, the infrastructure permit, or the
building permit for the vertical construction, whichever occurs first, the Applicant
shall provide itemized cost estimates and surety for the project, in accordance
with the LDR Sections 78-309 and 78-461. The itemized cost estimates shall
include all public elements for the project for the onsite and offsite infrastructure,
landscaping and irrigation costs. The cost estimates shall be dated, signed and
sealed by an engineer and landscape architect registered in the State of Florida.
Surety will be based on 110% of the total combined City approved cost estimates
and shall be posted with the City. (Engineering)
18. 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
provide a signed and sealed photometric plan and submit a site lighting permit
application. (Engineering)
19. The Applicant shall provide a signed and sealed pavement marking and signage
plan, or provide the same on the engineering plans. Said plans must be
reviewed and approved by the Engineering Department prior to the issuance of
the infrastructure permit or the issuance of the building permit for the vertical
construction, whichever occurs first. (Engineering)
20. Prior to the commencement of construction, the Applicant shall schedule a pre-
construction meeting with City staff. Inspections related to the infrastructure
permit will not be performed until the pre-construction meeting has occurred. In
addition, failure to comply with this condition could result in a Stop Work Order of
all work/construction activity for the subject development site. (Engineering)
21. Prior to the commencement of construction, the Applicant shall provide all
necessary construction zone signage and fencing as required by the Engineering
Department. (Engineering)
22. Prior to the issuance of the Certificate of Completion for the infrastructure permit by
the Engineering Department or the issuance of the first Certificate of Occupancy,
whichever occurs first, the Applicant shall provide copies of the required FDOT
testings for our review and approval. (Engineering)
23. The Applicant shall copy to the City all permit applications, permits, certifications,
and approvals. (Engineering)
24. Prior to the issuance of the Certificate of Completion for the infrastructure permit by
the Engineering Department or the issuance of the first Certificate of Occupancy,
whichever occurs first, the Applicant shall provide the Engineering Department
with copies of all permits, permit applications and Requests for Additional
Meeting Date: November 1, 2011
PPUD-11-05-000024
Page 15 of 15
Information (RAI's) to and from regulatory agencies regarding issues on all
permit applications, certifications and approvals. (Engineering)
25. The construction, operation and/or maintenance of any elements of the subject
project shall not have any negative impacts on surrounding areas including, but not
limited to, drainage, erosion, sedimentation, dust, etc. If, at any time during the
project development, it is determined by the City that any of the surrounding areas
are experiencing negative 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 off site concerns are
resolved. (Engineering)
26. The Applicant shall comply with all Federal Environmental Protection Agency and
State of Florida Department of Environmental Protection permit requirements for
construction activities. (Engineering)
CITY �F PALM BEACH GARDENS
DEVELOPMENT APPLICATI4N
Plannin and Zonin De artment ��� '.. r� .. `�'
g � p �� �.c.�� i �-� ��.� �%�.�c.��F<�`''�
CITY OF PALM BEACH GARDENS
10500 North Military Trail
1'alm Beach Gardens, FL 33410
(561) 799-4243 �ax (561) 799-4281
Request:
___._.___
[ ;Planned Con�znunity Development (PCD)
�;Planned Unit Development (1'UD)
(�Amendment to PCD, PUD or Site Plan
��Canditional Use
�;Amendment to the Comprehensive Plan
��Adrninistrative Approval
�Administrative Appeal
Projecfi N�me: Gordan & Doner
�;Annexation
�✓;Rezoning
[�Site P1an Review
[v;Concurrancy Certificate
�:Time Extension
�Miscellaneous
�,Other � �y'
___
._.. _._.. ._.....,....... �
Date Submitted: Q5.06,11 ;
Own�1': G& D Rea( Estate Moldings LLC
Applicant (if notOwner): �
AppEicant's Address:4114 Northiake 8oulevard Ste 200 7elephoneNo.
Agent: Gotleur & Hearing Inc.
CantactPerson: Alessandria Kalfin E-Mail: akalfin ancotleur-hearing.com
Agent's Mdiling Acfdress:1934 Commerce Lane, Suite 1, Jupiter, FL 33458
Agent's TelephoneNumber: 561.747.6336 x128
Petition Number:,
Fees Received
`Application $
�R�ceipt Number:
�OR OFFiCE USE ONLY
Date& Time Received:
Engineering$
1
Architect:
Christopher Janes - 828.890.1191
Engineer:�eff Iravani - 561.575.6030
Planner: Cotleur & Hearing - 561.747.6336
LandscapeArchitect: Cotleur & Hearing - 56�,7�7.6336
Site Information: Note: Petifioner shall submit electronic digital �les of
apprpved projects. See attachment for details.
General Location: Southwest corner of Northlake Boulevard and Sunset Drive
Address: �'� 14 Northlake Boulevard end 8955 Sunset Drive
Section: 42
Township: 52
ProperCyContral Number(s): 52-42-�2-24-04-000-0240; 0250
42
Range:
Acreage: �'�$ CurrentZoning: CG1 and RM RequestedZoning: ���
Ffood Zone Base Ffaod Elevation (BFE) — to be indicated on site plan
CurrenfiComprehensive Plan Land Use Designation:C and RM
Existing Land lJse: Office & vacant Requested Land Use: Office
Proposed Use(s) i.e. hotel,singlefamily residence,etc.: N!A
Proposed SquareFootageby Use; Z4,680 5F office including 9,611 SF of existing building.
ProposedNumberandType of Dwelling llnit(s) i.e. singlefamily, multifamily, etc. (if applicable):
N/A
2
Justifitatian
Information concerning all requests (attach additional sheets if needed.)
{Section 78-46, Application Procedures, Land Development Regulations.}
1. Explain the nature of the request:
See justification statement.
2, What will be the impact of the proposed change on the surrounding area?
See justification statement.
3. Describe how the rezoning request complies with the City's Vzsion Plan and the following elements
ofthe City's Comprehensive Plan - Puture Land Use, Transportation, Housing, Infrastructure,
Coastal Management, Conservations, Recr.eation and Open space, Intergovernmental Coordination
and Capital Improvement.
See justification statement.
4. How does the proposed project comply with City requirements for preservatzon of natural
resources and native vegetat'ton (Section 78-301, Land Development Regulatians)?
The subject site is developed and the portion of the site which does not have a structure or parking has
been cleared of veqetation for many years. It is nat adiacent to any environmentally sensitive lands or
large preserves. The patfern of development around the parcel is consisYent with this proposal.
5• How will the proposed project comply with City requirements for Art in Public Places (Chapter
78-261, Land Development Regulations)?
The subject property will provide art or funds for art if the vertical construction exceeds the cities requirem�
6. Has project received concurrency certi�cation?
9,6Z 1 SF of Office is vested, The applicant wiEl seek cancurrency for 5,069 SF
Daie Received:
Legal Descript"ranof#heSubjectPrape�ty
(Attach additional sheets if needed)
Or see attacved deed for legal description.
Lacation
Tl�e subject property is located approximaiely � mile(s) from theintersectionof
Sunset Drive & Northiake Bivd , on the� �orth,�east;�,south,Ilwest side of
� Northfake Blvd �street/road).
4
Stafiemen�6af Ownershipand DesignationofAufihorizedAgeit
Before me, the undersigned authority, personally appeared
Robert Gordon who, being by me first duly sworn, on oath deposed and says:
�, That he/she i5 the fee simple title owner pf the �roperty described in the attached
Legal Description.
z.
3.
That he/she is requesting FLU and Zoning Map Amendments & PUD Review in the
City of Palm Beach Gardens, Flarida.
That helshe has appointed Cafieur & Hearing Inc. to act
as authorized agent �n h'rs/her behalf to accomplish the above project.
e of Owner• G& D Real �stafe Noldings, LLC
� � �Zobert Gordon ( Manager
5ignatureof wner By: Name/Title
4114 Northlake Blvd Pafm 8each Gardens, FL 33410
StreetAddress City, State,Zip Cade`
P. O. Box
L� ���� - 50�
TelephoneNumber
City, State,Zip �ode
��lta�� ��1�--��Sb
Fax Number
� o rdc�t@ � r`nc��n�� • r�n1
E-mail Address
!n� �
Swornandsubscribedbeforemethi U� dayof , �� � .
Notary Public
My Commission expires:
�I�.g I z� � 5
��
qtiKi�P�, MELINDA M. FUSCA
'��' *: MY COMMl8510N H EE 0622d4
a•. °` EXPIRES: Ma�ch 28� 2015
';,��',Pf ��� = Bo�dedThru Notary Puhlic Underwrilers
Applicant's Certification
I/We affirm and certify that Uwe understand and wilt comply with the land development regulations of
the City of Pahn l3each Gardens, Florida. 1 We further certify that the statements or diagrams made on
any paper or plans submitted here with are true to the best of my/our knowledge and belief. Further,
I/we understand thai this application, attachments, and applicatian fling fees become a part of the
off cial records of the City of Palm B h Gardens, Florida, and are not returnable.
Applicant is: , � i �_
Signatureof App icant
[,/ ` Owner
� Optionee
� Lessee
�; Agent
�, Contract Purchaser
Robert Gordon
Print NameofApplicant
4114 Northlake Blvd
StreetAddress
Paim Beach Gardens, FL 33410
City, Sfate,Zip Code
��il� �t�— 5b�
�'ele�honeNumber !
,y r
c�� �� -� S�
�ax Number
'���cm @ �r-rne�h �'� �i � �.�,1
E-Mail Address
���
. ��, ,.,.
.aJ�;�.:Fr�
$,'j i � � ��
,qa
Paim Beach Gardens Planning and Zoning Department
10500 North Milifary Trail, Palm Beach Gardens, FL 334i0
561-799-4230
Permit
Financia� Responsibility Form
The awner understands that alf Cify-incurred professiona! fees and expenses associaied with the
processing of this application request are ultimately the responsibility af the owner. A securify
depasit shell be deposited in an interest-bearing account with any accrued interest to be retained by the
City of Paim Beach Gardens. +
- r�
ihe owner and/or designee shail be invoiced on a Fnonthly basis for professional fees such as, but not
fimited to, consuliant engineering services,legal services, advertising costs, and/or any other costs
aftributable to the processing of fhe permii for which the City incurred during fhe previaus month. The
owner and/or designee shaU reimburse the City within thirty (30) days from date of invofce. If paymeni is
not received, the City may utilize the security deposit for re-imbursement purposes. All activities related
to the pendirrg permit(s� will cease unfii any outstanding invoices are paid.
The owner/designee fur�her understands ihat transfer of this responsibility shalt require a
complefed form, signed and notarized by the responsible party, and delivered ta the Cify P{anning
a Zoning Department if the name andlor address of ihe responsible party changes at anytime
d rt the pplic ' n view proces
� �� � .
Owner signat re . Da
Robert Gordon 52-42-42-24-04-000-4240a
Owner printed name Properfy Gontrol Number
DESIGNEEIBILL 1'O:
G& D Rea( Estate Holdinqs LLC ,
4114 Northlake Blvd � �� ` 4
lJesigne�Acceptance Signature
Palm Beach Gardens, FL 33490
NOTARY ACKNOWLEDGEM�NT
STATE OF �iC��,l��
COUNTY OF �(�.__�F�a..C.%1
I hereby certiiy that the foregoing instrumeni was acknowledged before me this �O�day of
, 201 �, by ,�p Y-� ��d t�Yl . He or she is personally knowa
tara�e or �as pr duced as identification. �--�
Notary pub ic signature
�'Y1�L � nd�. i'V� - (� �
Printed name
State of _���� at-large My Commission expires: � Z �di�"�
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,i���Y'r"y�.,, MELINDA M. FUSCA
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�*. ,,r MY COMMISSION � EE 06224d
o= EXPIRES; March 28, 2015 �
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Cotleu�&
I-�earin�
Landscape ,�f-chi�scts I Land P(ar�ners i�nvir�nmentai �cans�i��nis
1934 Cemmerce Lane • Suite 1• Jupiter, Florida � 33458 • Ph 561.747.6336 � Fax 561.747.1377 • www.cotleurhearing.com • Lic # LC-0000239
Gordon & Doner Office Building
Zoning Map Amendment and Planned Unit Development
Justification Statement �
Introduction
G& D Real Estate Holdings LLC (the Applicant and property owner) is requesting approval of a zoning
map amendment and a planned unit development for a 0.87-acre property located at the intersection of
Northlake Boulevard and Sunset Drive, immediately west of the I-95 ramp, in the City of Palm Beach
Gardens. The subject property is made up of two parcels. Parcel I is made up of 0.61 +- acres and Parcel
II is made up of 0.26 +- acres. Although the parcels are adjacent to one another, parcel I is in the CG1
district and Parcel II is in the RM district. The applicant would like to adjoin and expand existing develop
on the two adjacent parcels and must modify the zoning district on the parcels to a Planned Unit
Development. In conjunction with this submittal, the applicant has submitted an application for a Future
Land Use Map designation amendment for Parcel II to modify the land use from residential-medium to
commercial. The land use on Parcel I is commercial and does not require modification.
Project Team
Agent, Planner, & Landscape Architect
Cotleur & Hearing Inc.
1934 Commerce Lane, Suite 1
Jupiter, Florida 33458
Phone: (561) 747-6336 Ext. 128
Fax: (561) 747- 1377
Email: akalfin@cotleur-hearin�.corr�
Architect
Christopher M. Jones, Architect
258 Lake Rugby Dr.
Hendersonville, NC 28791
Phone: (828) 890-1191
Fax: (828) 890-1192 FAX
Email: INfCJOCiB@aoi.com
Background
Civil Engineer & Traffic Engineer
Jeff H. Iravani, Inc.
1934 Commerce Lane, Suite 5
Jupiter, FL 33458
Phone: (561) 575-6030
Fax: (561) 575-6088
Email: JHI@bellsouth.net
Surveyor
Wallace Surveying Corp
5553 Village Boulevard
West Palm Beach, FL 33407
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Phone: (561) 640-4551
Fax: (561) 640-9773
Email: rcaiai@waflacesurveyin�.com
Two parcels make up the entirety of the proposed project. The larger parcel, parcel II, is located directly
on Northlake Boulevard. This parcel was annexed into the city after being developed in unincorporated
Palm Beach County. The parcel has the appropriate City future land use (C) and zoning designations
(CG1) for the existing use however the existing development conditions do not meet the CG1 code
requirements. This parcel was developed in 1985 with a three-story office building serving 9,611 square
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
feet of office space. The property owners, also the office users, purchased parcel II in 2005. This parcel
was vacant when purchased and has remained so. The parcel was purchased with the intent to develop
an expansion of the existing office building and vehicular use areas. The existing business is very
successful and has proven to be a desired service in the City. The applicant is proposing a modification to
the site to increase the building by 5,069 SF and to add a parking area in the rear with 17 new parking
spaces. The applicant must request a zening map amendment and a PUD for the two parcels because
both parcels require waivers to meet the CG1 zoning code.
Rezoning Request
The current zoning districts for the subject parcels are CG1 and RM. Approval of the subject request
would aliow the zoning districts to be changed to PUD. There is no approved site plan of record for the
subject parcels, although there is a building permit for the development on parcel I from Palm Beach
County. The proposed zoning map amendment and PUD request are being requested in order to
develop the subject property in a manner consistent with surrounding uses and intensities, and in order
to present the City of Palm Beach -Gardens with a project that wili help to improve the values of
properties along Northlake Boulevard.
The subject property is surrounded on all sides by the City of Palm Beach Gardens. The parcels are
bounded by the CG1 zoning district on two of the three adjacent properties; east and west. The
proposed development and intensity is consistent with the surrounding developments, and is
appropriate given the sites location so close to a heavily traveled roadway — Northlake Boulevard.
Although parcel I is developed with an existing office building, parcel II is an undeveloped infill parcel as
it is surrounded by fully developed projects. There is a dive shop to the east, and a restaurant and
shopping center uses (Publix) to the west. Both commercial parcels have lot depths that far exceed the
subject parcels. The oniy parcel with a residential district is directly to the south which is multifamily in
nature, under 10 units. This structure was built in 1967 and is in disrepair, and is sure to be redeveloped
in the near future. Northlake Boulevard bounds the project to the north.
The proposed development of the subject property will not have any significant impacts on local public
facilities or the delivery of City services. The size of the development, 5,069 additional SF of office
space, will be nominal when considered from a Citywide perspective. Information has been provided as
part of this application confirming that there is adequate traffic concurrency, as weil as water, sewer,
and drainage capacity for the site.
The proposed development is consistent with the accepted policies of the City of Palm Beach Gardens.
The applicant is asking for the zoning map amendment and a PUD approval in order to change the use of
the subject property, to be consistent with the character of its location and surrounding uses.
Furthermore, the proposed amendment is consistent with the goals, policies and objectives outlined
within the City's Comprehensive Plan. The proposed development is consistent with the applicable
goals, policies and objectives of the plan, and is in no way contradictory with any of the plan elements
and will not have adverse impacts on the City of Palm Beach Gardens Comprehensive Plan.
-2-
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
Developmenf Plan
The applicant is proposing an updated site plan that would allow an addition to an existing
three-story building and an expansion of �an existing parking and vehicular use area. The
building addition proposed is an incr�ase of 5,059 square feet of office use. This square footage
will be broken out between three different floors. A total of 1,505 square feet will be added to
the first floor, 1,782 square feet will be added to the second floor as well as to the third floor.
The existing first floor covered parking is being relocated approximately 27 feet south so that
this first floor office space can be expanded. The second and third floors will continue to
cantilever over the covered parking area. A 5-foot sidewalk has been added between the
covered parking and the new addition to provide for better access into the building. The
elevations of the building will remain completely consistent with the existing fa�ade, using the
dark grey tinted glass and stucco. Besides the elongation of steucture, it will look virtually the
same in all directions.
The majority of the site plan changes occur in the rear of the site, behind the building, however
there are two changes occurring in front of the building (north). Wheel stops are being
removed in front of the building and brick pavers are being added to the existing brick paver
walk for vehicular overhang. Additionally two parking spaces are being added to the row of
parking in front of the building. Brick pavers are being added to the rear of the building as well,
around the new addition, to the access point into the covered parking area. The south driveway
is being shifted south to accommodate the building addition. One new parking space is being
added on the west side of the nortr� parcel, at the terminus of the new south driveway.
Seventeen new parking spaces are being added to the south parcel (parcel II) including two
parallel spaces. Adequate drive aisles are being provided to accommodate the parking space
widths.
A significant amount of open space is being added in two large 15-foot landscape buffers. One
of the buffers has been provided along Sunset Drive and the other has been provided along the
south property line. The buffer along the south property line includes a 6 to 8 foot wall to
screen the office use from the multifamily residential use. The plan will provide over 10,000
square feet of open space, surpassing the requirement by over 4,000 square feet.
Waivers
1. Minimum Side Street Setback — 78-153: Table 12
The minimum side street setback for the subiect zonin� district is 40-feet. The applicant recently
discovered that a roadwav dedication had been provided for the 15 eastern feet of the property,
moving the property line 15-feet west then ori�inallv understood. The title work for the property
-3-
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
was incorrectiv completed in the past and did not reflect this dedication. The existin� buildin� was
constructed oniv 24.9-feet awav from the true east property line. This is an existin� condition.
2. Minimum Site Area - 78-153: Table 12
The subject site is 0.87 acres in size, with the addition of the new southern parcel. The code states
that a parcel within the CG1 zoning district must be one acre minimum. The north parcel (0.61 acres)
is an existing nonconforming lot of record in the district. The applicant is requesting to increase the
total project area to 0.87 acres but is still short of an acre.
3. Minimum PUD Development Size — 78-154 (g) (7)
The minimum PUD development size stated in the code is one acre. The applicant is increasing the
size of the project but will not meet the minimum required PUD development size due to the infill
characteristics of the parcels. The applicant feels that the PUD request is still valid to address the
existing nonconformities of the site through the waiver process.
4. Landscape Islands — 78-228 (j) (2) (a)
The applicant is requesting a waiver to allow over nine parking spaces in a row. The code requires
that a landscape island be provide after every nine spaces, however the site is currentiy developed
with one row of 10 parking spaces with no landscape island. This is the only time this condition
occurs on the site. All other rows of �arking meet the code requirement.
Minimum Landscape Buffers-78-228 (K) (1) (d)
The applicant is requesting a waiver for the required 8-foot landscape buffer around the parking lot
area. The waiver would allow a 5-foot deviation. This is an existing condition in the northern part of
the site (west buffer) adjacent to the row of 10 parking spaces. We are also proposing this waiver for
the southern hai,f of the west buffer so that parking can be provided on the west side of the site. The
buffer provided in this location will be blocked by a wall on the adjacent west property and will not
be seen except from the subject property.
Minimum Landscape Buffer-78-228 (k) (1) (c)
The applicant is requesting a waiver from the 20-foot buffer required adjacent to a right-of-way over
150-feet in width. The subject site was developed so that the parking area began 3.5-feet from the
north property line, Northlake Boulevard. This was due to faultv title and survev work durin� the
original development of the site. The north twentv-five feet of the property had been dedicated to
the state back in 1964. This dedication was erroneouslv excluded from the title search for manv
vears• This is an existing condition and the applicant is not proposing to increase the nonconformity.
Foundation Planting - 78-228 (I) (a)
The applicant is requesting a waiver from the 5-foot minimum foundation planting requirement
around the building. There is existing foundation planting areas in the front and on the sides of the
building, however they are a minimum of 3-feet in width. These are existing foundation planting
areas. The new part of the building does not have any foundation planting areas proposed because
the elevations are encompassed with the stairwells and the covered parking area.
-4-
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
8. Landscape Berm — 78-315
The applicant is requestin� a waiver from the 2-foot berm requirement for landscape buffer areas
adjacent to vehicular use areas and public ri�ht of wavs. The site was developed under Palm Beach
Countv land development re�ulations which did not require a berm in the buffers. Today the
existin� buffer areas are limited in size and have other constraints that will not permit a berm to be
provided in the north or east buffers. It should be noted that si�nificant landscape has been
provided to help screen the parkin� areas of the subiect site.
9. Entrance and Exits-78-344 (H)
The applicant is requesting a waiver from the 100-foot stacking distance from the right-of-way to
the first point of conflict within a vehicular use area. This is an existing condition; currently there is
26 feet from the edge of the pavement (no right of way) to the first parking space. Due to the new
parking lot to the south of the building, we are now proposing a 15-foot stacking distance in this
same location. It is important to note that this new point of conflict is on the south side of the travel
lane, preventing conflict with drivers entering the site. Also the point of conflict is a drive aisle (not a
parking space) where a full stop is being proposed before the driver from the drive aisle would
proceed into the stacking area. The north driveway also requires a waiver. The stacking distance
here is over 20 feet and is also on the south side of the travel lane.
10. Parking Stall and Bay Dimensions-78-344 (I) (1) (b)
The applicant is requesting a waiver from the minimum parking space width of 10 feet. This is the
only waiver that is not required due to an existing condition. The code section provides relief from
the 10-foot width for office use by allowing 9-foot parking spaces for this type of use. In order to
receive such relief the applicant must use the decreased pavement area towards open space. The
applicant is requesting 17 parking spaces of the 49 to be 9-feet in width. This requires a total of 315
square feet of additional open space. The applicant has surpassed the open space requirement by
over 4,000 square feet, providing the 315 square teet required.
11. Number of Loading Spaces Required —78-364: Table 35
The applicant is requesting a waiver from the loading zone requirement. The office building has
been in operation for over twenty years without a loading zone. Office uses typically due not receive
large deliveries and therefore do not require a loading zone. The largest truck that ever will deliver
to this office is of UPS/Fedex size. If needed, these trucks can terriporarily park in the two parallel
parking spaces in the new parking area.
PUD Waiver Criteria
(1)The request is consistent with the city's comprehensive plan.
Policy 1.1.1.4: Residential Medium (RM)
This policy states that the RM land use designation is meant for larger housing developments such as
Evergrene, Garden Lakes, and Sienna Oaks. The subject parcel is not within or adjacent to a housing
development and is inconsistent with this characteristic. The policy also states that properties with an
-5-
Gordon & Doner
Zoning Map Amendment & PUD
lustification Statement
May 4, 2011
September 9, 2011
October 17, 2011
RM designation are primarily located west of Central Boulevard as well as the I-95 corridor between PGA
Boulevard and Northlake Boulevard. This property is located east of Centrai and south of Northlake
Boulevard, inconsistent with the preferred location of the RM designation.
Policy 1.1.1J: Commercial (C)
This policy states that the C land use designation is encouraged to co-locate with other land designated
with Commercial land use categories. As discussed earlier the subject property is surrounded by
Commercial land uses on three of the four property boundaries.
Policy 1.1.2.3: Northlake Boulevard Overlay Zone (NBOZ)
This policy states that an overlay shall be enforced for all properties fronting onto Northlake Boulevard.
The subject property is less then 200-feet frori� the Northlake Boulevard right of way.
Policy 1.1.3.1.i: Discourage urban sprawl
This policy states that the City shall promote urban infill development and redevelopment. The subject
site is an infill site because it is surrounded by development on all four sides. The site is less then half an
acre and has been cleared for many years. This site is in the middle of a major commercial area and
within close proximity to I-95. This site could not be developed with a residential use to its full capacity
due to existing site constraints. The only option is to adjoin this parcel to another, as proposed, to foster
redevelopment.
Policy 1.2.4.11: Encourage infill and redEVelopment of existing properties
This policy states that the City shall provide for visual continuity of the community through the
application of sound principles of architectural design and landscaping and to be consistent with the
character of the neighborhood. The subject site is not consistent with the surrounding community to the
north or south. It is highly unlikely that anyone would redevelop this small parcel with a residential use
due to its location between so many commercial properties. The only way to foster redevelopment and
consistent design principals is by allowing the parcel to be developed in a commercial nature.
Objective 1.3.3 and Policy 1.3.3.1: Northlake Boulevard Corridor
This policy states that the City shall seek ways to encourage improvement, enhancement, renovation or
redevelopment of the older properties along Northlake Boulevard, east of Military Trail. The proposed
request to modify the future land use will allow the enhancement of the subject property and Northlake
Boulevard. With a commercial land use, the site can be developed with the parcel to the north on
Northlake Boulevard and create a more continuous frontage along the right-of-way similar to the
properties to the east and west of the site. The applicant is proposing to improve the site with
landscape, hardscape and architecture.
(2) The request is consistent with the purpose and intent of this section.
On behalf of the applicant, we find that the proposed development is innovate, creative, and will be of
benefit to the city. The development proposed will strategically incorporate an infill parcel with
unsightly characteristics into an existing attractive development. Although the project is small and
�
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
cannot support the addition of a preserve or more open space, we do feel that the improvement of the
parcels represents a great community benefit.
(3) The request is in support of and furthers the city's goals, objectives, and policies to establish
development possessing architectural significance, pedestrian amenities and linkages, employment
opportunities, reductions in vehicle trips, and a sense of place.
As discussed earlier, the proposed PUD is in support of and furthers the city's goals, objectives and
policies because it fosters infill and redevelopment as directed by the comprehensive plan. The PUD
includes a vacant parcel land locked between two developed parcels. This is the highest and best use for
the parcel to be consistent with surrounding development patterns.
(4) The request demonstrates that granting of the waiver will result in a development that exceeds one
or more of the minimum requirements for PUDs.
Although many of the waivers are to satisfy existing conditions of the developed parcel, the waiver
requests do resuit in a development that will exceed more then one of the minimum requirements for
PUDs. The PUD will exceed the required open space for a nonresidential project. The total open space
required (15%) has been exceeded by 3,701 SF.
(5) The request for one or more waivers results from innovative design in which other minimum
standards are exceeded.
The applicant is proposing to increase the size of the building by going vertical versus creating more lot
coverage with a one-story plan. The development continues to be significantiy under the maximum lot
coverage required for the PUD. The design of the building was innovatively thought out so that the open
space of the site was not impacted.
(6J The request demonstrates that granting of the waiver will result in preservation of valuable naturaf
resources, including environmentally-sensitive lands, drainage and recharge areas, and coastal areas.
The two parcels within the developmer�t are urbanized and do not contain any valuable natural
resources. The drainage for the site has been designed so that there are no impacts to the surrounding
areas. The subject development is not in a coastal area.
(7) The request clearly demonstrates public benefits to be derived, including but not limited to such
benefits as no-cost dedication of rights-of-way, extensions of pedestrian linkages outside of the project
boundaries, preservation of important natural resources, and use of desirable architectural, building, and
site design techniques.
Due to site constraints, such as size, width, and depth, it is difficult for the applicant to provide such
benefits such as right-of-way dedication, pedestrian linkages, and preserveso However, it is in the
applicant's opinion that the proposed development will add value to the city by removing an infill parcel
-7-
Gordon & Doner
Zoning Map Amendment & PUD
Justification Statement
May 4, 2011
September 9, 2011
October 17, 2011
from the map and increasing the boundaries of the Northlake Overlay. Overall the site will be improved
from its current condition with additional landscape and vehicular use areas.
(8J Sufficient screening and buffering, if required, are provided to screen adjacent uses from adverse
impacts caused by a waiver.
The proposed use is will not adversely impact any of the surrounding properties due to its passive
nature. The properties to the east and west are more intense the subject property. The property to the
south is multifamily residential so the applicant has proposed a six to eight foot wall within the
landscape buffer to screen the parking area from view of the residents.
(9) The request is not based solely or predominantly on economic reasons.
The requests are not based solely or predominantly on economic reasons. Ten of the eleven waivers are
to meet the sites existing conditions. The north part of the site was constructed in 1985 in
Unincorporated Palm Beach County.
(10) The request will be compatible with existing and potential land uses adjacent to the development
site.
The adjacent land uses to the east and west are completely compatible with more intense shopping
center and restaurant uses. Both uses extend further south from Northlake then the existing site. The
residential use directly south of this site is bounded by a commercial shopping center with retail and
restaurant uses to the west. The request is compatible with the existing and potential land uses adjacent
to the site.
(11) The request demonstrates the deve(opment will be in harmony with the general purpose and intent
of this section, and that such waiver or waivers will not be injurious to the area involved or otherwise
detrimental to the public health, safety, and welfare.
The majority of the proposed waivers (9 of 11) are to satisfy existing conditions of the site that have
been in effect for nearly 25 years. There have been no adverse impacts to the public which caused issues
with health, safety, or welfare in the past: quarter century due to these existing conditions. The one
wavier which has not been in effect (parking stall width) is permitted by the code for office uses, which
is being proposed for the development.
Conclusion
The Applicant is requesting approval of a zoning map amendment and planned unit development in the
City of Palm Beach Gardens. The applicant is proposing to modify the zoning districts of the subject
properties from RM and CG1 to PUD and to propose a new development plan for the site. The proposed
use for the site, an expansion of an existing office business, is consistent with surrounding uses and
intensities of development. The request is consistent with the City's goals, objectives, and policies as
well as the City's land development regulations.
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�or�su.n�tir�� �r��ine��s
1934 Commerce Lane, Suite 5 Jupiter, Fl 33458
Tel: (561) 575-6030 Fax: (561) 575-6d83
JHI@bellsouth.net
Drainage Statement
For
Gordon & �oner
The project is located on the southwest corner of Northlake Boulevard & Sunset Drive
approximately 0.1 mile west of I-95 and consists of 0.95 ac of developed land. See Exhibit-A
The existing development consists of a 3 story 9,069 sf office bldg and the parking area. The
existing drainage system consists of exfiltration trenches with inlets at the low point of the
parking area.
It is proposed to add the adjacent 0.28 ac parcel (Parcel-2) to the south and combine it with the
existing 0.95 parcel (Parcel-I) in order to increase the floor area to 14,680 sf.
The proposed drainage system consists of exfiltration trenches with additional inlets at the
parking area low points. The proposed exfiltration system shall provide water quality for the
additional impervious area. See Exhibit-B.
ertified On. Tliis 26th day of April, 2011
eff H. Iravani, P.E.
Florida Registration #33155
COA # 6986
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E�hibit-B
Traffic Impact Statement
For
Gorden & Doner
Site Plan Approval
PCN# 52-42-42-24-04-000-0250
Palm Beach Gardens, Florida
04-27-2011
OS-21-2011
Prepared By:
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1934 Commerce Lane, Suite 5
Jupiter, Florida 33458
JHI@bellsouth.net
Tel: (561) 575-6030
Fax: (561) 575-6088
eff H. Iravani, P.E.
Florida Registration # 33155
COA # 6986
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Table of Contents
Item
1. Introduction
2. Trip Generation
3. Radius of Influence
4. Impact Analysis
Exhibit-A
Exhibit-S
Page
I. Introduction
The project is located on the southwest corner of Northlake Boulevard & Sunset Drive
approximately 0.1 mile west of I-95 and consists of 0.95 ac of developed land.
The existing development consists of a 3 story 9,611 sf office bldg and the parking area. The
access is provided by two driveways onto Sunset Drive.
It is proposed to add the adjacent 0.28 ac parcel (Parcel-2) to the south and combine it with the
existing 0.95 parcel (Parcel-1) in order to increase the floor area to 14,680 s£ The use is to
remain general office. The northerly driveway shall remain. The southerly driveway shall be
shifted 25' south. See Exhibit-A
The buildout is expected by mid 2012. This statement shall analyze the traffic impact of the
proposed addition on the adjacent roadway system in accordance with Palm Beach County
Unified Land Development Code (ULDC) Traffic Performance Standards.
II. Trip Generation
Palm Beach County approved trip generation rates were utilized to obtain the Average Daily
Trips (ADT) and the AM & PM Peak Hour Trips (PHT).
USE B�dg ADT AM PHT PM PHT
SF VTEPD VTEPH VTEPH
(%) IN (%) OUT (%) IN (%) OUT (%)
Existing
Gen Office ITE 710 9,611 220 29 26 88% 3 12% 33 6 17% 27 83%
Internal 0% 0 0 0 0 0 0 0
Pass-b 10% 22 3 3 0 3 1 2
Generated 198 26 23 3 30 5 25
Proposed
Gen Office ITE 710 14,680 304 40 35 88% 5 12°/a 46 8 17% 38 83%
Internal 0°/o 0 0 0 0 0 0 0
Pass-by 10% 30 4 4 0 5 1 4
Generated 274 36 31 5 41 7 34
Net Generated 5,069 76 10 8 2- - 11- - 2 9
Trip Generation formulas:
Gen Office: (ADT) LnT=0.77LnX+3.65 (AM PHT) LnT=0.80LnX+1.55 (PM PHT) LnT=0.74LnX+1.83
Note: Decimals due to formulas are carried thru the final summation even though they are not shown. Final answers
are accurate by may not add up to the numbers shown above.
2
III. Radius of Influence
Per Palm Beach County Uniiied Land Development Code Table 12.B.2.D-7 3A, the radius of
influence for 11 peak hour trips is the directly accessed arterial for test-1 & 2.
The directly accessed arterial is Northlake Boulevard link from I-95 to Military Trail. T'his link
is a six lane divided roadway. See Exhibit-B
IV. Impact Analysis
The proposed land use amendment generates additional 11 PM peak hour trips and 10 AM peak
hour trips. The proposed project is required to meet both test-1 & test-2 requirements per Palm
Beach County ULDC 12-B �
Test-1
The impact of this proposal on Northlake Boulevard affected link is insignificant since the
proposed generated trips are less than 1% of LOS-D for a 6-lane divided roadway or 47 trips.
Test-2
The impact of this proposal on Nortklake Boulevard affected link is insignificant�since the
proposed generated trips are less than 3% of LOS-E for a 6-lane divided roadway or 155 trips.
This project meets test-1 & test-2 requirements. Therefore the proposal is in conformance with
the Palm Beach County Unified Land Development Code Traffic Performance Standards.
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VICINITY MAP
SEC 24 TWP 42S RGE 42E
��&�ibit-lB
TO:
� �
7'RANSP�}RTA?IC3N EIwIC,1I+lEERS � PLANNERS
McMAHON ASSOCIATES, 1NC.
5500 Villa�e Boulevard I Suite 103 I West Palm Beach, FL 33407
�;�,i, 1-840-8650 � f 561-840-8590
TECHNICAL MEMORANDUM
Martin Schneider, AICP, Planner
City of Palm Beach Gardens
CC: Natalie Wong, AICP, Planning and Zoning Director
Todd B. Engle, P.E., City Engineer
City of Palm Beach Gardens
FROM:
SUSJECT:
DATE:
John P. Kim, P.E., PTOE, Senior Project Manager
Gordon & Doner Traffic Impact Study & FLUA
PPUD-11-05-000024; CPSS-11-05-000003
McMahon Project No. M09436.15
July 13, 2011
www.mcmtrans,com
PRINCIPALS
Joseph W. McMahon, P.E.
Joseph J. DeSantis, P.E.; PTOE
John S. DePalma
William T. Steffens
CaseyA. Moore, P.E.
Gary R. McNaughton, P.E., PTOE
ASSOCIATES
John J. Mitchelt, P.E.
Christopher J. Williams, P.E.
John F. Yacapsin, P.E.
McMahon Associates, Inc. (McMahon) has reviewed the revised traffic impact analyses prepared by
Jeff Iravani, Inc., dated May 21 (site plan study) and July 8(Land Use Amendment Study) of 2011. The
applicant is requesting a change in the development that will increase the size of the office building
from 9,611 square feet to 14,680. The applicant has sufficiently addressed the previous comment and
the project can be approved for City traffic concurrency. A summary of the project is provided below:
Location:
PCN#:
Eacisting Use:
Proposed Use:
New AM Trips
New PM Trips:
Traffic Concurrency Expires:
Southwest corner of Northlake Boulevard & Sunset Drive
52-42-42-24-04-000-0250
9,611 sq. ft. General Office
14,680 sq. ft. General Office
10
11
December 31, 2012
McMahon also recommends that the property owner construct a sidewalk along Sunset Drive.
JPK/h
F:Al�L\09�3E�_�� t5_of_l"��1�_Bead1 ��ai��c,� �J:?�36n�1_1:?_Gordon_I}oiier\t�c�min_�1���2\Techlvlemo_C7_1'_=01"L�ioc
Corporate Headquarters: Fort Washington, Pennsylvania
Serving the East Coast from 10 offices throughout the Mid-Atlantic, New England, and Florida
r� �
��
,
_ � .��
• ;. Y c �.�� � ,... .
� � • ,�
Department of Engineering
and Pablic Worhs
P.O. Box 21229
West Palm Beach, FL 33416-1229
(561) 684-4000
FAX: (561) 684-4050
www.pbcgov.com
■
Palm Beach County
Board of County
Commissioners
Karen T Marcus, Chair
Shelley Vana, Vice Chair
Paulette Burdick
Steven L. Abrams
Burt Aaronson
jess R. Santamaria
Priscilla A. Taylor
County Aciministrator
Robert Weisman
'fin Equa! OyporCUnity
Affirnaafrve Aclion Emyloyer"
� printed on recycled paper
July 22, 2011
Mr. Martin Schneider, AICP
Planner — Planning & Zoning
City of Palm Beach Gardens
10500 N. Military Trail
Palm Beach Gardens, FL 33410-2750
RE: Gordon & Doner
Pro�ect #: 1107Q5
TRAFFIC PERFORMANCE STANDARDS REVIEW
Dear Martin:
The Palm Beach County Traffic Division has received and reviewed the traffic statement
for the proposed office expansion project entitled Gordon & Doner, pursuant to the
Traffic Performance Standards in Article 12 of the Palm Beach County Land
Development Code. The project is summarized as follows:
Location:
Municipality:
PCN #:
Existing Uses:
Proposed Plan:
New Daily Trips:
New PH Trips:
Build-out:
South side of Northlake Boulevard, west of Sunset Drive —just west
of I-95 SB Ramps.
Palm Beach Gardens
52-42-42-24-04-000-0250
9,611 SF General Office.
Addition of 5,069 SF General Office (Total 14,680 SF)
76
10 AM and 11 PM
End of Year 2012
The Traffic Division has determined that the proposed office expansion project meets the
Traffic Performance Standards of Palm Beach County. No building permits are to be
issued by the City after the build-out date specified above. The County traffic
concurrency approval is subject to the Project Aggreaation Rules set forth in the Traffic
Perfiormance Standards Ordinance.
If you have any questions regarding this determination please contact me at 684-4030 or
e-mail me at matefi(c�pbcqov.orq
Sincerely,
i�` �* ��� .
Masoud Atefi, ,MSCE
TPS Administ'rator, nicipalities — Traffic Engineering Division
MA:sf
cc: Jeff H, Iravani, Inc.
File: General — TPS - Mun. - Traffic Study Review
F: \TRAFF I C\ma�Adm i n�Approvals120111110705.doc
�
..
� -'
�
EXECUTIVE OFFICE
Qcta6er 21, 2011
Mr. Jeff Iravani
JH[
1934 Commerce Lane
Jupiter FL 33458
���Lr�Q�� �t��1� / �1����.J��� MaifingAda'ress:
P.O. Bax �096Q2
Pa1n� Beach Gardens,
Florida 33�F10-9602
RE: Water and Sewer Capac€ty Reservation, Gordon and Donner Project
So. Side t�orEhlake B[vd., West of Sunset Dr.
Dear Mr. fravani:
Seacoasi Uti[ity Autharity is pleas�d to ofFer the following response ta yaur capacity availabiiity request for sewer for tF�e
existing 9,61 � square foot building and water and sewer for tha proposed additian nf 5,069 square feet.
The referencetl projeet lies within ihe water and sewer service area of Seacoast Uti[ity Authority.
This will confirm the current staius of water and wastewater capacity and commitments for Seacoast i�tility Autho�ity
{Million Galinns Per Day):
Ca aci
Water 19.7�
Sewer 12.OQ
Commifited and
ln Use
16.750
7,350
This
Praiect Ba[ance
.001 2.949
.002 4.648
Please note that this statement reflects contliti�ns as af this date; no guarantee of capacity availabilify in the future is
expressed or implied, and no capaeity has been reserved for the refereneed project.
Shauld you have any questions, please feeE free io eall.
Sincerely,
SEACOAST i1TiLITY AUTHQRITY
��'�,�' ��,.�',�.��
Qee Giles
Deveiaper Agreemet�t Coordinatar
CC: J. Lance, J. Cal[aghan
4200 Hood Road, Palm Beach Gardens, Fforida 334`[0-219$
Customer Service (561) 627-292Q / Executivs Office {561 j 627-2900 / FAX {56� ) 624-2839
www.sua,cam
J'aii�ia�y G; 2011
NIar�.Harriinoi�cl
Executi;ve Diieetor
Solid ViTaste Au�hority
75:01. N. Tog Road
�?VestPalin:Beach, �I:, 33�1Z
,
�ubjeet: Availability of Solid VVaste D"isposal Capaeity
1D.ear Mr. Hainmond;
The-So11.d: Waste_Authoriiy of Palm Beach Count,y hereby provides cert'ification that tYie Authont�
has dispDSal, capacity available to aecommodate. tf�e Sol�d waste gerieratiori for tfie municipahtiies: and
unincarporated. county for the coining. . year of 2011.. This letter als'o constitutes nofiii'catian af
sufficient. capacify for coi�currericy manage�rient arid compr.eliensive pTanning purposes, Capacrty is
availabl� f.or-boththe coining;year,.and the five and ten yeaz planning periods sp:ecified in. 9�-5,00�.(4�. .
As of Sept��iber 30, 2010,:the Authority's.North County Laridfills haci an estirriateci 31;795T462
cubie yards of landfill. capacity r.ennaining. Basect upon the exisiing.Palin Beach Gounty popuTation, the
most rec:ently auailable: poptilati:on. growth rate;s published by the'Uriiversit.y of Florida Bureau of
Ecanorimic and Bus. iness: and Res.earcki (BEBR);, znedi.uin project�on, anc� projec.tied rates..of °sal'id.wa5te:
gen:eratifln„ v,waste Teduction. and zeeycling; fihe Solzd`�?Vaste Authority �orecasts� thai ea�acity will b:e
availab.le at. tlie existing.landfill through approximatel,y tfie. year 20.3.1; assuiiiing the. depletion of the
Class I and Class ILI Iandfills<is app�oxiixaately balanced.
Tlie Board of tlie Solid VYaste Authority. authorized the initial financing, procuTe�ient and peririittirig
efforts to develap a net� waste-ta-energy facility for the Authority. Tha_:capacity:of this faci�i.ty will.
eXtencl the life of fhe current landfill to the year 2.048 ar later.
The Authority continues to pursue options to increa:se the l.ife �f itS existing faciiities_and. to provide
for all �Yie: Connty's ciiirent and future disposal and recycling needs. As part of its responsibility,, th;e
Autlio'rity vvill provide an annual statement of dispos�al capacity; usirig the most current BEBR
proJe.e�tions available. Please pr.ovide. copies of.this, letter to y.our plan review arid concurrency
management staff. Tf you have any questions or I cari. l�e. of`furtlier assistance, pleas.e do riot hesitaie to
contact me'.
Vexy truly yours,
6 �"'L. �`°--
1VIarc . Bruner, Ph:D.
Chief Adi�ii�istraiive O�fice:r
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REFlLSE SERVICE SHP1L BE ACLOMPLISHEO 9Y WAY OF IN�MWPL DUMPSiER PNO RECYQING AS SHOWN ON THE SIiE PVN.
pPMPS SHALi BE PROVID� AT PLL ]NIE0.5CCfIIXJS WIT1 HONDICP➢ PARqNG PNO IXtIVE ISlESIN ACLOINMICE WIiH MA AND THE FLqUDA WWDIGW
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N151GNAGE SHPl1 CONFORM TO THE REQUIREMEMS OF THE aTV OF PAfM BEACH GARUENS lDR'S OR WM�E0.S SHALL bE SOIIGM FROM QiY WIINQL.
TYPE D OR F PAISED �NCpEfF NRBING SHP116E LISH1 W1Tl9N PLWTING ISVJJDS AN� WITHIN VEl9QIW2115E ARF/S.
ALL SIOEWPIKS SH4LL BE A MINIMIIM OF 5 FgT IN WIDTH PE0. TiE ID0.'S
ALL BIIILDING I]GHTING AT HJTRY PNO OOORS SHPll BE ON PHOTOQLL
T1E BIIIlD1NG, VJJDSCAPE PND I]GHTING �E9GN 41PLL M/.fQMIZE THE USE OF ORE� OESIGN PRIN�tES.
5' X 15' SAFE SIGHT TRIPNGIE SHKL BE %tOVl0E0 AT THE PRO]ER @fIRY OR1Y£
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PRO]ER ID SIGNS SHPLL BE ILLl1MINATE� WRH GROUND MOUMED FIXNPFS ON PHOTOBLS.
ALL HANDSUP AC�SS]BLF PAMVS SHALL MEEf P11 APPLIfABIE, REGIONAL AND SfqTE ACCFSSIBILITY Gl11DElINES AIJD REGIllAT10NS. PNY M�DIFIUTIONS
SHPLL 9E PPMIOYF➢ BV THE ENGINE9i-0FRE�RD.
T1E SRE SHN1 COMPLY WIlH lDR JB-3J6. THERE SHPLL PE NO WTOOOR STOPAGE OAFAS PEPMITfC ON SfiE.
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LEGAL DESCR/PT/O/V
W�l/V�R TABLE
���
MinimumSitei+ea 18-153:Table12CG1 lacre 0.8]acres 0.13acra
MinimumPUDDevelopment5ize 18-15G�g���) lacre o.eJacra 0.13acra
Landscapelslaiids �8-228�j��2)(a) 9pa�kingspacesinarow lOparkingspacesinarow lspace
MinimumLand,capeBUHer ]8-229�k��l��d) 8'bNferalongallsidesofpkglot 3-footbuffer Sfeet
MinimumLand:capeBuHer )&E28�k�(l��c) 20'bN(eradja<enttor/w150+feet 3.5-footbufferwid[h 16.Stee[
FoundatlonPlanting ]8-228�1�Ia� 5-footfoundationplantingwidth 3-foottounda[ionplantingwidth 2feet
Entnnce&Exiis ]8-344(H� 100-foo[5[ackingdis[anceleng[h 15-foots[ackingdistancelegnth BSfeet
ParkingStallai�dBayDimenslons ]e-344�1��1�@) Reducedspaceforoffice�ze9'x19.5' 9'x18.5'parkingspace lfoot
NumberofLOading5p�cesRequired ]9-364:Table35 SLoadingZonefor10,0005F NoLOadingZone 1LaadingZone
�.SxreetsideSCU�ack ]9-153:Tablel2 40'SideStreef5etback 24.9'Sidestreetse[back 15.lfee[
. Landscape 6enn ]e-315 2' Berm No 9erm 2' Bxm
SET8�4CK TABLE
Sk?BAtr �PitOPO5E0 REQUIREp
Faonr �a' so'
REAFC 102' 15'
SID'E - 51' 15'
STREETSIDE Z4.9' 40'
PARCEL I
THE WEST 1J4 OF THE FAR 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 42 SOUT}i, RANGF.92
FAST, LE55 THE SOIfTH 2375 FEEf AL50 LE55 iHE NORTH 75 FEET, PALM BE4QI COUNTY, FLORIDA, SAID TRAC�OF LANU
BEING MORE PARTICULARLV DESCRIBED AS WLLOWS:
BEGIN AT A POINT ON THE WEST LINE OF WESf 1/9 OF 7HE EASf 1/2 OF THE EAST 1R OF THE NOR'fHFASi 1/40F SECIION
24, T�WNSHIP 42 SOl1TH, RANGE 42 EAST, SAID POINT BEING SIRIATED 75.40 FEET SOl1TH OF THE NORiH LINE OF SAID
WEST 1/4 OF EAST 1/2 OF EAST 1/2 OF NORTHEASr 1/4 OF SECiION 24, iHENCE RUN EhST FOR A DISTANCE OF I50.11 F�ET
TO A POINT;
THENCE RUN SOUTH 0° �2' 00" EAST FOR A DISTANCE OF 20234 FEEf TO A POINT;
THENCE RUN SO�TH 89° 52' S5" WESi A DISTANCE OF 150.03 FEET TO A POINTON iHE WEST LINE OF SAID WESr 1/4 0�'
EAST 1/2 OF EAST 1/2 OF NORTHEAST 1/4 OF SECTION 24,
THENCE RUN NORTH 0° 03' OB" WEST ALONG SAID WEST LINE FORA DISTAN� OF 20Z59 FEEf TO T}7E POINT OF
BEGINNING; SA[D TRACT OF LAND LYING AND 9EiNG SITUATED IN PALM BFACH COUNTY, FLORIDA.
SUB7EC� TO A 15 W OT EPSEMENT FOR A ROAD OVER THE EAST 15.00 FEET OF SAID TRACT OF L4ND.
LE55 AND IXCEPT THE NORiH 25 FEET iHERE9F FOR ROAD RIGHT-0E-WAY,
PARCEL II
THE NORTH 75 FEET OF THE SOUTH 2375 FEET OF THE WEST'/a OF THE FASf Ya OF THE EAS�'h OF THE NOR7}iFAST % OF
$ECTION 24, TOWNSHIP 42 SOUTH, RANGE 42 EAST, PALM BEACH COUNTY, FLORIDA; TOGETHER WITH AND S1167ECTT0
EASEMENT RECORDED IN OFFIQAL RECORDS BOOK 1103, PAGE 105 AND OFFICIAL RECDRDS BOOK 197D, PAGE 1482, PUBLIC
RECORDS OF PALM BEAC}i Wl1NTY, FLORIDA.
PRO✓ECr r�n�
OWNER / APPLICAM:
G& D REAL ESTATE HOLDINGS LLC
4114 NORTHLAKE BOULEVARD, SUIIE 200
PALM BEACH GARDENS, R 33410
PRO]ECf REPRESENTATNE:
ANDERSON MOORE CONSTF2UCfION
CORPORATfON
1566 WATER TOVJER ROAD
LAKE PARK, FLORIDA 33903
561J53.7400
LAN�SCAPEARCHITECT/PLANNER:
COTLEUR & HEARING, INC.
1934 COMMERCE LANE, SUIiE I
]UPRER, FL 33458
561.747.6336
ARCHITECf:
CHRISfOPHER M, ]ONES
258 LAKE Rl1G8Y �RIVE
HENDERSONVILLE, NC 28791
828.890.1191
ENGINEER:
]EFF H.IRAVANIINC.
1934 COMMERCE LANE, SUITE 5
]UPITER, FL 33458
561.575.6030
TMFFIC CONSULTANT:
]EFF H.IRAVANIINC.
1934 NMMERCE L4NE, SUITE 5
]UPRER� FL 33458
561.575.6030
SURVEV00.:
WALL4CE SURVEYING CORP.
5553 VILLAGE BOl1LEVARD
WEST PALM BEACH, FL 33407
561.640.9551
S/TE DA lA
NAME OF PRO]ER
SECiION, RANGE, TOWNSHIP
F%ISIING LAND USE
PROPOSEO LAND USE
E%ISfING ZONING
PROPOSE�ZONAIG
OVERLAV
TOTAL SITE AREA
PARCEL2
LAND USE ALLOCATION
BUILDING LOT COV[RAGE
VEHICUL4R USE AREA
sroewn�K a ewza
GREENSPACE & BIIFFERS
TOTAL
SURFACE CAVER
IMPERVIOUS AREA
BUILDING LOT COVERAGE
VEHINIAR USE AREA
SIDEWALK &PLAZA
TOTPLSMPERY[OUS
PERVIOUS ARFA
lANDSCAPE 9UFFER AND GREENSPACE
TOTALPERVIOUS
TOTAL
BUILDING DATA
EXISTING 0l1ILDING
ADDIiION
TOTAL
FAR CALCULATION
PARIQNG CATA
OFFICE, axoFCSS�orvn� nrvo eusw[ss (��3w sq
HANDICAP prvc�w[o �n ioiu)
TOTAL
BENCH
TAASH RECEPTACLE
9IKE PACK
IANDSCAPE POINTS
OPEN SPACE FOR L4NDSCAPE POINiS
REQIIIRED UN�SCAPE POINIS
14 POINiS PER 100 SF
REDUCED PARIQNG STALLS
CODE (18.5' %10')
REDUCED SPACES (18.5' %9')
ADDIlIONAL OPEN SPACE REQUIRED
OPEX SPACE (IS% REQ)
ADDIi[ONAL OPEN SPACE REQIlIREO
TQiALOPEN SPACE REQUIRED
GEGE/VD
CANG CIXYOtEfE
IX WSTING
PN FWSH�WALK
LH LPNDSC4PE Bl1FFER
OM OVERHFAD
R RADIUS
0.W kpISEpY/All(
sw s�onvwc
nr. tvr�ca'-
u.e. urnm�errr
GOROON ANO WNER
24, 92, 42
C&RM
COMME0.CIAL
CGl & RM
P110
NORTHIAKE BOIILEVAF� OVERIAY ZONE WEST
3J,888 0,8] AC
26,635 0.611 AC
11,253 0.258 A[
5,050 OAl2 13.394
21,865 0.50 S/.]96
i,se� o.oa <.z�
9,389 0.22 24.99b
3],BBB 0.0] 100.OWo
5,050 0.12 13396
Z1,B65 0.50 SJ.J96
1,SB] 0.04 4.296
18,503 0.65 ]S.i9b
9,384 0.22 24.]]96
9•386 0.12 24.]]9b
3]�BBB 0.8] 3U0.0%
9,611 N 35M
5,069
14,690
0.39
a[p
99 49
2 2
49 49
1 1
1 I
1 1
9,384 SF
1,314
185.0 5'17E5 3,145
1fifi.5 17 2,831
315 SF
aEa:r Pao�:F
S,6fl3
315
5,999 9,384 SF
LOCA i i�l�f MAP
�:
I�
, �(
. ... SRE1..� _.
,.',.e.� .. ..
; �
N
�;
Site P/an
0' 10' 20' 40' 60' 80'
Scale: 1" = 20'-0" North
Cotleur &
Hearing
Landscape Architects
Land Planners
Environmental Consultants
1934 Commerce Lane
Suite �
Jupiter, Flonda 33458
561.747.6336� Fax 747.'1377
www. cotl eu rhea ring.com
Lic# LC-0000239
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APPROVEO DEH
JOBNUMBER ��-����
DATE 0429-17
REVISIONS 0&31-t1
t0.18-t1
ootoee� ie, zmi a:as:oa p.m.
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SHEET � OF �
6 COREVR 8 HFAAING INC.
m:e oWN
)�nn�.mm�a�i�aim ��.,i�
STA/VDARD A/VD HAND/CAP PARK/NG DETA/L
MS
�._Q.,
5[DEWALK
— � —
2'-0" VEHICLE
OVERHANG
D CURB
i EDGE
- NRB RAMP
q" DIAGONAL BLUE 5?WPES
PER FDOT INDIX
4" PAINTED (BLUE) STRIPES
STANDARD
PARK[NG SPACE
16'-6" / /
11
���)
HAN�ICAP MARKINGS
AS PER CODE
y" "� 4" 4�� ��hls� 4" y" �''MhIW— 4°
9'-0" OR 10'-0" � 12'-0"
PAR.4LLEL PARK/lVG DETA/L
MS
TRA/I/SFORMER DETA/L
N75
ELEVATION VIEW
�
HEDGE MATERIAL (COCOPLUM, WAX MYRl1E
OR SANDANKWA VIBURNUM)
OPEN FOR ACCE55
TRANSFORMER
PLAN VIEW
' ' ' ' TRANSWRMER
OPEN fOR ACCESS
HEDGE MATERIAL COCOPLUM, WAX MIRTLE
i ORSANDANKWA BURNUM)
8/KE RACK DETA/L
NTS
�TVPE: MADRAX 5 LOOP HEAVY DIfN WINDER
COLOR: LWNGTON GREEN OR BLACK
QZ FINISH: POWDERCAAT
TR,4SH CA/V DETA/L
�.s
-�`-12%<.� ���X�„
00 OD
0 O O �' ' NPE: WABASH VALLEY ASH URN
COLOR: GREEN / RIB PATfERN
ZQ�� ��0 ��� Z4�� FINISH: POWDERCOAT
OOO DOD �
000 000
HA/VD/CAP RAMP DETA/L
NTS
NOTE: IN THIS APPLICATION RAMPS UN BE SEPARAiED AND
SIDEWALK CAN BE FlUSH ACRO55 ALL HC SPA�S
NOTE: HCR#3-MOD MEANS ONLY 1 RAMP BUILTTO REQUIRED SIDE
OF SIDEWALK. OR RAMPS SEP. TO ENDS OF HC SPACES
D CURB DETA/L
�s
2" RAD. 6.�
PAVEMENT
6":. :�.
IB"
� 8'' *�k
F CURB DETA/L
MS
ASPHALT 'w% .+�Z 6'�,��
� 12"
6
3000 PS7 � � 24 `�
CONCREfE
NOTE: WHEN USED ON HIGH SIDE OF ROADWAYS,
THE CROSS SLOPE OF THE GUTTER SHALL MATCH
THE SLOPE OF ADJACENT PAVEMENT AND
THICKNE55 OF THE LIP SHALL BE 6 INQiES.
COIVCRETE WALL DETA/L
N7S
6' MIN.
8' MAX.
Hfl/VD/CAP S/GN DETA/L
MS
Ig„ COLORS:
PM G BV TOP SYMBOL & BORDER = WHITE
uI5 1.E0 BOTTOM TEXT & BORDER = BLACK
P R TOP BACKGROUND = BLUE
N Y BOTTOM BACKGROl1ND= WHLfE
§250 F1NE COLORS:
6� F.S. 318.14 TEXT & BORDER = BL4CK
BACKGROUND = WHITE
12"
H�1ND/CAP SYMBOL DETi
RS"�
lZ� NOTE: SYMBOL TO BE 4" N7DE NMITE TRAFFlC
PAINT ON PAVEMENT OR COLORED PAVERS.
NPICAL @ ALL HANDICAP SfALLS
Rl'-B"���QQQ
36" // 1
��Z\\ /n/
�
�12„
N7S
I/�iLLEf CURB DElA/L
Z4�� WEARINGSl1RFACE
R%" 12 12'
'I�— :.
7'/ 6��,,;f, i, BASE
NOTE, SAWNTS REQUIRE� AT 10' CENTERS
Site Detai/s
�s
Cotleur &
Hearing
Landscape Architects
Land Planners
Environmental Consulhants
1934 Commerce Lane
Suite 1
Jupiter, Flonda 33458
561.747.6336 � Fax 747.1377
www.cotleurheari ng.com
Lic# LGC000239
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JOBNUMBER ��'�2�Z
OATE 04-29-it
REVISIONS OB-31-11
'10-t8-'11
o��oc�. ia, zmi a:as�.oe Pm.
o�o:�q: io iziz sc.owc
SHEEf � OF Z
� COilE11R 6�EPAq I�oNuCie aa�sda� uc
umN
b�ja�� mmtlb.tly
rty.vtsYexvzPaivr.mJe aM'ta.k�
AS-SU/LT LANDSCAPE PLAN
E%ISfING LANDSCAPE TO REMAIN
QfT fRIXA
�5 P� 5� TREES
5 5 1 � 1 CD' COCOLUBA�IVERSIFaL1A PIGEONPWM
IS 5 3 - 3 HP� HAMEI]A�PATENS RREBIISHTREE
- LI L4GERSTROEMIFINO[CA CREPEMYRTLE-OFFSRE
69 2? 3 3 V` UERNS VIRGINIANA L[VE OAK
PALMS
2 1 2 - 2 PR2 PHOENIXROEBELENII PYGMY DATE PALM
56.5 11.3 5 - 5 FE* ROYSTONEHEL4TA FLORIDAROVALPALM
5 1 5 - 5 RH RHpPIS E%CElSA lqOY PALM
15.9 5.3 3 3 SP� SABALPALMEffO SABALPALMETTO
SHRU95
33.5 0.6� 50 - 50 pNN ANNUALS SEASONALFNNUALS
26.8 0.6] 40 - 40 gP ASPARAGUSDENSIROR115'MYERS' FDMAIIFERN
2.01 0.6] 3 - 3 BG 90U6AINVILLFA BOU6AINVILLFA
4 BRO 9ROMELlAD NEORGELIA SPECIMEfJ BROMELIAD
124 1 124 - 124 CI* CHRYSOBAUtNUSICFCO'PE�TIP' RE�TIPCOCOPLUM
12.06 0.6] IB � 18 EU EUPHORBIAMILII'ROSN(PINKJ DWF.00.DWNOFTHORNS
28 Ki FlCUS MACROPHYLLA'GREEN ISL4N�' GREEN ISIAND FICl15
30.H2 0.6] 96 - 46 GM �URANTAERERA'GOLDMOUNd GOLDMOUNDDURANTA
65 1 65 � 65 PM POOOCARPUS M41QI PJOOCARPUS
160 1 16� � 160 SFV SCHEfliERAAR80RICOlATRINETTE' DWARFVARIEGATE�SCHEFfiERA
6.I3 0.67 13 - 13 TN TRACHELOSPERMUM]ASMINOIDES CONFEOERATElA5h9NEVINE
631.3 TOTAL EI(LSlING LANOSCAPE PDIIJTS
EJ(ISliNG TO BE REMOVED
T0.EE5
Cp5 CASSIA GIAUCA GOL�EN SHOWER
Co* CoCOLUen orvERS�oun� P�ccoN �uM
CAR GARROTVvUO� �EXOTiC
FICUS 'RNS TREE FINS TREE
NVi HAMELIAPATENS �FfRE6115HTREE
NOR NORfOIKPINE NORWLKPINE
SM'� SWIETENIA MAHO6ANY M4HOGANY
UIQI UNKNOWNTREE UNIQJOWNTREE
PALMS
HE" ROYSTONEA EL4TA FLORIDA ROYALPALM
CNN CONS NtICIFERA'M4YPAM _L MAYPAN COCONUT PALM
PROPOSED L4NDSCAPE PG4N
Q..F.o�
eo µ ALNAME co.vaonx,inE su[ cac x�R�s PB� PREFERED SPECIES
GNOPI/oRNAMenrulrtF6
55 5 11 - ^ C�N M%bfPECf1bVAR.SERICHIS. SILVF0.9UIi0Nl400D 30'.6�,SINGlE,2.5'�CA flOOTPRtMElNOSH0.l( TREES&PALMS�FIIN)5%P0.fi£IIfDRfQI➢PE�)
15 5 3 - ^ 3 ' tt£XCASSINE DAHOONHOLLY 12'r5',2.5"CAL A5. FlILLC4NOW SHRUBS(�IIII)5%%tEf£REDAEQIAR�)
30 IS 2 - ^ 2 �` EUEP^J�RN150EQFti�S JFPPN6E&U�ERRY 12'z5',2.5'CAL A5. R1LLG4NOPt,SGT.
90 5 LI U�GE0.51RaEM1lIAML�KOGEE' CREFFMYA"RE'MIbNOGEF A5. FILLCRNOPYLAI9{R] �NDSCAPEPOINT$
PGlNS
ll 5.3 2 - 2 VFA2 PIYCMOSPEMIARH;ANS PIEYANDERPNM 19'�AD]U91E,10'L.T. A5. RILLL4110PY
1 1 - 1 %t2 R10EN[%RO�EI&UI PlGMTOqIEPALM 60AWUBIE A5. NLLCNNaPV,3'C.T.MP! OPENSPACEFORIAN�SCqPEP01M5
3 1 3 - 3 VR3 FHOEN[%RO�EI£Nf[ %GMYDAIEPAIM 6'OAIRIRE A.S. RILLCANO%,�C.T.MP!
21.9 J.3 3 - 3 PET AOYSIIXJFAfIATA RDRIDAROYPLPDLM 2'G.W.�1)'C.T. A5. R1LL,SiPTIQITTRLNKMATLH� REQUIREDIANDSC4PEPJIN75
1 1 1 - 1 ftH IUiNPI5IXCH5A IPDYPPIM rJ WLL&iHICK 19PJINTSPER1005F
�
Z 1 3 - CLV' OUNIII�tAI,GIAILM1I'QUEENEMMA' FUPPtECRRlUMLIIY <15�3YY9NGtE5iEM 4'OC. ftILL&TIIIX
ZS 25 - ^ ZS CU" WCOIDBAN1FfRA � EAGRpPE 53,2'x2',MNNTNNED6'IMS 3'O.C. fULL9lt9IX
fi� 1 H - ^ 64 HOT HAMFLIAPA1fN5'CGMPACiA' WIOAFFlRE9USH 93,18"x19' 25'O.C. FULL&TiIIX
) 1 ) . ) PM fO�OCPRNSMNN 4O�OUANS 1'OA�2'SGf10. 2O.C. F�LL&TllIX
u.v u.oi �u ' 63 �FG FlClSMAC0.0PH'NRCRE£Ntt]SWIlD' GREENISlAND9Cl15 1'O.C. R1LL81lUCK
31.8 O.fiJ 52 - ^ 52 GX WRMITAERRKTA'GJIDM1iWND' fAlDIAOUNDDLRNJTA >3,12"x12" 2'O.C. FULLdR11IX
P9M FH1l0�ENGitON'6t1NtEMAaX' BURtEM11PA%RILLWENqiON k3,13"xl:" Z'O.C. NLL&1XICK
1]A O.fiJ 26 - ]b PD PJWCPRNSMMR.'PRRlGL6'0R'MFfA' q'VAAFPODOCPRPI5 43,12"x18" Y�O.C. FULL&1HfIX
61.0 - ^ 91 M Il£YVOMIiOR[ASf(M(ES�WARF WlARFYNIPoNH�LLY x3,12"�l2" YO.C. FULL&TIIIX
693 0.35 3,IJ2 - ;)13 SOU (S.F.)SiENOTM1PHRl1115KUNDAiIb S.F.ST.AWUSIINESOD Sff5FE6
EY}SiI11G IANDSCAVF TO BE RELOUiED
30 5 6 - ^ b R{L' QLl51ARO5FA PHOCNT�PIiCHPPRF FFLOCATEDFROMSRE A5. NLLU1V0%
EISTING WIOSCAPE TO REMAIN
6T.3 SCf'EqSiING R1.REMNN' RANT lIST
NOiE: AS1HiI5K (' IND[C4TE5 FIDWDA NATIVE RANTlAAT9+]AL
�314 TOTAL UIREDWIDSCAVEPoINTS
os roruano�seouxoscnaEwmis
sss rorunoortmxuuxoscuevomis
........... __ ....... ........... _""_..
. _...."" ' '
. _.. ....._ __..._ ....._...
... _........
. ....... __... _ ... _..._
__
I
NORTHG4KE SOULEI�qRD - "'� `- "- --
....._ ............ ._....... _ __{ .
.. I ........... _.._... _
... _. __. _.
.. __ _... _..._
..... ..,. -_ -_ ._
__' ._ ...__ - _..._. .
...- _ . ...._.
_._... ..�. .
I. ..- ... . ._. ....
.�_�...� � .� A -- 598°32M`E 190.11 ..., _
�r� .... ._. � � �
* __. . ,v.�e. .?c.._;a , +z:'&.A olt�:4a. Y ... ..: . . .....":. ..... ......� .._. '��, ..
� ,5x:>`� _ .. ..
/
FOUfJDATION PUINTING
% NATIVE (x)
% DROUGHTTOLERANT(^)
caae�Reo
� Qn loru Qn w,;
90 42 95%
436 999 W%
�.'�i�' �
1,314
PEQ PROY
ii a
TItEES SHRUBS
65% 82%
65% 76%
��i � � .
Lana�SCa,ve P/an
0' 10' 20' 40' 60' 80'
� �
Scale: 1" = 20'-0" North
Cotleur &
Hearing
Landscape Architects
Land Planners
Environmenfal Consultants
1934 Commerce Lane
Suite 1
Jupiter�; Florida 33458
561.747.6336 � Fax 747.1377
www.cotleu rfiearing.com
Lic# LC-0000239
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J06NUM9ER �o-�Z�Z
OATE 042311
REVISIONS 0&31-ii
70.1&it
SHEET � OF �
S �TIftl0.6 NEAFING, INC.
^e��•~��m�>��
�.oa��������
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PKOPOSED ROW LA/VDSCAPE PLAN
QTY FROM PBG
TOTAL PREPERRED PREFERRED DROUGM
POfNTS VOINTS SPECIESIIST SPECIES TOLERANT TY SYM� BOTAMICALNAME LOMMONNAME
CANOPY/ORNAMENTALTREES
10 5 2 � ^ 2 BGS BOUGNNVILLEASTANDARD'PBPURPLE BOUGAINViLLEAiREI
ID� 5 2 � ^ 2 L] lIGI15TRI1MIAPONICUM LIGUSTRUMTREEFO
1 � � 1 1 T 1 A(:fRSTRnFMiA'MIItKnf,LF �CRFVF MYRTLE'M1151
8' OA. X T SPRD. A.S. ftILL CANOPY, LiMB UP 9', MULTI-TRUNK, SYMETRICAI SHAPE
e' r4' SPREAD A.S. RILI GNOPY. LtMB-UP3'
6 3 6 ^' 6 f:LY' (.KllVUMAII[aUSIUM'ljUttNtf+IMH' YUKYLtII(LVI1MLLLi Sl����1.s51rvta.�e�.iei�i
88 1 88 HYM* HYMENACALLLS LA7IFOLSA. SPIDER LILY M3 18" x SB" 2' O.L. FULL &THICK
MED.SHRUBS/GROUNDCOVERS/YINES
79.9 2 116 BUL BULBINE FRUTESCENS YELLOW BULBINE Jf3, 12" x 12" 2' O.C. FULL &TNICK
1Z1.6 2 158 PG FICUS MACKOPHYLLA'GREEN ISLAN�' GREEN LSLAND FICUS #3,12" z� 12" 2' O.C. FULL &THICK
39.6 2 52 52 N* ILIXVOMIfOR7A'STOKE5DWARF DWARFYAUPONHOLLY #312"x12" 2'O.C. FULI&THICK
IXISTiNG LANDSCAPE TO REMAZN
SEE "IXISTING TO REMAIN" PLANT tIST
NOTE; ASTERISK (") INDICATES FLORIDA NATIVE�PLANT MAiER7AL
�
NOftiHLAKE BLVD.
W6�HOUND
F CURe�. iYP:.
NEYJ.SOD, 7YP:
Fwae.rn.-� N�vsoo,rn+:J
2' SOD SfRtP��F4N. UL.
Y H 11
88 2
N07E:. MEDIAN NOT LOCATED WIIFiIN
� RESIRICIED 5[QTT LINES�
_.. � ....—_ _.._.. .._.
. .. ...._.. .._'_ ...__. -_... _.__
V _
I
. _ .... __. _...... NORTHLAI� BLVD:
. .....__I ._....... ._._ EA5THIX1N0
_. _.
. .. .......... .__.. _.. _. ._.. __._ ._ . .__... .�.
I �
i
_.�........_.__.
I --- —.. __. -- —._.. ._ ___ _.... __ __
- -- _ ........_ _..._ _ .. _..._ — —.._ _._......
, 11�ORTHLAKE SOULEI/�4RD
-,--_____ _---. ___._ ___.
_ _ __
_ _ __ --- -_
_ __ _
.___ __.--
... --... �—_... .. __' BII�UNE
_....
� � FG UL _ ........... __.. �.... ._... _._.. _'_.. _.. _._._ _....... __.. _...... FASTBOUND
41 - 18 .—.... _....
.. .._. .._ _.._ .._
� FG L UL
LI UL � y 8 10 �
1 34 2' SOD tNN. � IAS � � �
568°32'98` 165.I7 IXF�CURB,'fYP.
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Scale: 1" = 10'-0" North
Cotleur &
Hearirlg
Landscape Architecis
Land Pianners
Environmental ConsuManS
1934 Commerce Lane
SUite 1
Jupiter, Florida 33456
561.747.6336 - Fax 747.1377
www.cotleufiearing.com
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APPROVfD OEH
JOflNUMBER �0'�2�z�
OAiE 04-29-11
REVISIONS �-31-17
10.I&11
October �B. 201Y 5:26:06 p.m.
o�ow��,: �o-i2�z_acw.owc
SH� 2 � 3
� COREUt6 HENUNG, INC.
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; �.��m,��.,���.�.� ���„
R��'Na�^�P��bFeMM
l.�l/VDSCAPE NOlES
Pll PIAN� MATERIPL SHAll6E FLORtOA Nl1MBER 1 OR BEffER AS OEFINE� 9V THE DMSION OF PIAM IN WSTIiV
GRPDES AN� STAN�PRDS' IATESf EDITfIXJ.
THE WJDSGPE CIXJTRAC(OR SMP11 NOT MANE ANY Sl1B5TIT11T10N5 OR QIANGES WITHOIfT THE AURIORQATION OF
THE UiV OF PP1M BENOi GARDQJS, iHE OWNERPND THE VWDSCAVE PAQIREC�.
iHE L4NDSGPE CIXJTRACrOR SHP11 REVIEW TMF PRQ1ECf DRAINAGE ANO MLRV PLPNS PRIOR TO CONSIAUCIIIXJ
PNO AW10 ALL CONFLICTS. THE LPNOSCAVE Ct]NTRACfOR SHALL VERIFY THE LOCATION OF ALL VNDFAGROlINO
MLITIES PRIORTO COMMENQNG WORK.
iREFS SHA(L Bf POSITIONFO TO AVOID Q1NFl]Cf5 WITH SRE IJGFRING PN� SIGNAGE.
P11 VJJOSCAPF SHALL CANFOPM TO THE AEQNRB�1fNT5 OF THE att OF PAIM BEACH GPP➢frLS IFND DEVELOPMEM
REGUtATI0N5.
PL. PBOVE GROUND MLSTIES I,c. TAANSW RMEPS, SMT<H BJXES, AC CONOENSERS ANO PllKE SHALL BE R1LLY
EXIBY�� ONE�F�OOT HI6HER THPN THEETALLEST POI �'�54ID EQlI1PM�H�RATTIME � TPIM�II �P�NG SHFLLL
P11 TitEES SHALL BE LOCATEO WITHIN R MULQ1 PIAMING 9E0 WIT1 A MINIMIIM OF TNO (]) FEEf OF Q£NNN� TO
THE E W E OF THE 9ED.
SHA�f TRFES SHALL BE NO CLOSER THPN 1 S FROM SIIA IITiLITIFSIINIFSS AN APPROVED 98" ROOT BARNfR IS
PROVI�ED. NO SHPDE TREE WILL 9E PE0.MCfTED CLOSER THAN 10' FROM SIIA UTRII]E5.
P/�LM TRffS SHP11 BE NO Q25fR iHAN 10' FROM Sll� UTILLTIFS IINLESS PN APPRO�ID 48" ROOT BPRRIER 15
PRaVt�ED. NQ PALM TREE WILL �E PERMITTED dOSERTMAN T FROM SIIHIfIllITIFS.
p11 SOD WITHIN NEW lANOSCMEPRFPS R1ALL BE S�ENOTpPH0.11M SFCONOATl15 "RORITMI" (STPlIGLLSTINE 50�).
E%�T IN TME AREA ARWND THF .J2 AQiE IAKE AN� THE .6l AOiE ORY F£TEM]ON AREH, WHERE BPHIA 50041ALL
BE SPKIFlEll.
TREES WRMIN PLANTING ISLANOS LF55 T1PN FIVE (5) FEEf IN WIOTH SHPLL 9E LOLATE� TO FVaI� [IINNCiS WIiH
THE OVfIUTANG OF VEHIQFS.
TYPE 0 OR F RNSF� NNCPEIE W RBING SW1LL BE VROVIDEO AROl1N0 ALl PNNi]NG ISLWOS WIRIRJ VEHIN Wi
USE AREAS.
TREES AT ENTFNJ� WRYS PND WITHIN SIGH( TRIANGLES SHALL BE TRIMME� IN SUCH A FASHION TO MINIMIZE 4iE
VISIBILiiY CONFLIRS. CIEAR VISiBRiiY FIPLL 0F MNNTNNED BENJEFN 301NG1E5 PNO J f£FT.
PIANTING ISIAN�S WIiHIN AND AO]ACEM TO PARqNG PRE45 SH4LL 0E FlEEE OF I]ME ROIX AN� OtHE0. GORFIGN
MATERIALS T� A DEF�H OF 36'. ]F NC455MV, RECYQE� PWNTING SOII MIXTIIRE SHOl11D 9E 115ED TO REPLACE
lIN5U1TPBLE Sa1L, WHICH IS E%C4VATED.
FPATH BH2M5 SHALL N�T EXCEEO 3' AND ASLOPE OF 4:1. ALL IMERIOR ISlANpS SHALL BE MIXINDFD (FPATt ROLL)
12" HIGHER THPN THE QIRB.
ALL AHE/5 Sf44LL BE NLLY IRRIGATED IN ACCORDANCE WITH THE REQl11REMEMS OF THE CIiV OF PNM BEAQI
GPAOENS.
THE IRRIGRTION S'ST8�1 SNALL BE �FSIGN� TO PROVI�E ]O Wh O�EWAP COVERAGE TO NL NEW 1PN05('APE AND
sao naers.
THE �RRtGqT10N S'SIH�ISHALL BE EQIIIPPED WITH A RAIN SEN�R/Clf� OFF SWRQI IN A20R�AN� WIiH 5�/TE
PND LOGV. REQUIPEMEMS,
THE LAN�SGVE CONTRAC�OR SHPL.6E RESPOKSIBLE FO0. NL PERMITS FOR MIS/HBi WORK.
NO YFRTICPl CQVSTRl1CTION OR PIAM]NGS WILL BE PIACE� WITHIN THE 20.FOOT W(E MAIM1THJPN� FASEMBJT,
WfTH THE IX(FP�ION OF TME AREAS WHERE A WAIVE0. HAS BEEN REQUESI�.
RCGUlATI0N5ETHE QiY FPPIM 6FAQIEGP�A�ENSCO E(L 5) � OGOVERN IN THE EVEMOFACONRI �EM
P11 E%OTIC PN� NULSPN� VEGEfAT10N 41ALL BE REMOVID FAOM ON SIiE.
PLL TRFfS AND LUJOSCAPING WILL 6E FlEID LOCATED TO AVOID CANFLIC! W1TH THE WSTING tfrIL1TY� I]GHT PolES
PNO �HAINAGE LAIES.
LANDSCAPE SPEC/F/CAT/ONS
1. GENEML W1D5[RPE PEQl1IREMEMS
GPAO NG�, NRNI51�9NG NVD INSTLALL]NSG PIPM MATERIPLTWATEIUSOILS�PMNG UVI G NJO FINISH
MtILCHVJG.
PtANT SIZE Ni0 OIIPNY
TREES, FAlMS� SHR1185� 6ROIINOCOVERS:
PIIWT SPC9E5 AN� SRES SHPLL CONFaRM TO THOSE IN�ICATfO ON T1E DMWINGS,
NOMQJQATl1RF SHP1L CONFORM TO SIM'OhRO PUJJ� NAMES, 1992 �Ii]ON. P11 NURSE0.Y S�OIX
SHALL 6E IN ACCOR�ANCE WIT1 GRADES ANO STANDARDS �OR NURSERY PLPNTS PARTS I� II, lATFSf
EoIT10N Pl1BL]SHFD BY THE RORI�A �EPARTMEM OF PGRINLTIIRE PN� (YINAIMfR SERVIQS
UNLE55 �KIFIED OTHFRWISE PLL MANTS SHALL 6E RORIDA GRPDE NUM891I OR BEffE0.Af
�FfERMINEO BV TNE RORI�A DN[SION OF PIFNT IN�IISINY.
ALL CONTHINER GR�WN MqTE0.WL SHPLL BE HFALTHV, VIGOROUS, WELLROOTED MAMS ANO
FSTNBLISHED 1N THE CONTAINER 1N WHIQ1 THEY PRF SOLD. THE PlAMS SHALL HAVE TOPS OF GWO
QIIAIITVAND BE IN A NFALTHY GROWING CONDITION.
AN ES�ABLISHFD COMAINER GROWN PVJJT SHN.L PE TRANSPIANTED INTO A fDNTAiNER ANO
GROWN IN THAT CONTNNHt SUFFICIENRY LONG ENOIIGH W R RIE NEW FIBROUS ROOTS TO HAVE
OEVELOPfO SO THAT THE ROOT MASS WlLL REfAIN iT5 SHAPE ANO HOLO TOGETHFR WHEN REMOVED
rnom �nE mrvrarvEa,
S�AN�PAO VIANiING MIXTIIRE SHPLL BE ONE (1) P�RT RECVQED ORWNIC MNTERIPL PD� TO
THRH (fJ PPATS EXISTING N4TIYE SOIL.
REPLACEMEM SOIL SHP116E 115E� AS SPEQFIF➢ TO RE%PLE EXI51]NG SOIIS TH/+T ARF DEfERMA'ED
BY THE lANOSfAPE PAQIITFC TO BF IINSIIRABIE WR PL4NTING ]E. RO/+D BASE� PAVEMEM, ffC.
REPlA01ENT SOIL MIX SHALL CIXJTAIN 60% SPND PND 40Y MIIC%. SPNO SFN11 BE 300%QEM!
TOTI/2". ALL 501� SHALLTB MI%� PNIXt�TO�DELLNBE��00�°,1H �PN ORGNYIC NATIVE Ml1IX SIXEENED
MIILCH SHALL BE SHRE W E� MEIAIFII('A, ftl['PLYGTl15 OR GRPDE "A" RKYCLE�. PLL MULCH ]5 TO BE
APPLiED TO A DFP�H OF 3"� E%Qf� l5 OTH�WISE NOTE9.
FERTIISZER IN BAIXFILL M>'I�1RE FOR PLL PLPNTS SHALL CIXJSISf OF MIIORGPN1iE PCTNRTE�
SLl1�GE MIXED WITH THE Bl�CKF]LL AT A RATE OF NOT LESS TMAN 50 L85. PER CUBIC VPRD.
FERIILIZER FORiRffS AN� SHRIlAS MAY BE TABLFf FORM OR GRl�NIIIAR. GRPNULW fERTfLIZER
n
SHALLBEIINIPoRMINCOMPOSIT]ON,�RYPNDfREEiLOWING. THISfERT1LiIDi5HALLBE
DELMRE� TO TVE SRE iN T1E ORIGINAI �NOPENfD BAGS� FAQ1 BEARING THE MANl1FACNRER5
STATEMENT OF ANPLY95, PN� AIALL MEEf TME FOLLOWING 0.EQIlIREMEN�S: 16°b NRROGEN, )°h
PHOSPHORl15,1296 POTASSIl1M, PLUS IRON. TABIET FfRTILIZER (AGRIFORM OR EQU/+L) IN 21 GRPM
SIZE SHPLI MEEf THE FOLLOWING REQVIREMEMS: 20°k NiTROGEN, 10% PHOSPHORUS ANO 5%
POTASSIIIM.
F92TIIlZER WILL BE APPLIED AT THE W LLOWING PATfS:
%pNTSIZE 16)-12 AGRIFORMT(�8LEf5(21GRN1)
1 GNL. 1/9 lH. 1
) GS GAL 1/2 e. 6
i"-6" UllPBt 2lffiJl" fALIPER 2 PER 1"CALiPER
6" PNO LARGB2 3 LBSJl" CN]PER 2 PHl t' WIPER
'afiqUDA E0.ST COAS� PALM SPKIAL" SHALL BE PPRIEO TO ALL PP1M5 AT A'S�AUATION �T A RRTE
F�h LB. PER INCH OF iRIINK UNLESS OTH6tW154 SPEQFIED.
FIEID GROWN TAEES AN� PPLMS PREVIWS�Y ROOT PRIINEO SHNI0BTAIN A ROOT &4lL WfiH
Sl1FF1OENT ROOTS f00. COMINUED GROWRI WIT10lf� PEAILTING SHOIX.
COMRAC�OR SHHLL NOT MARK O0. SfAR TRIINK IN PNY F/SHION.
PlANTS SHPLL BE WATERE� AS NE�SSPRV OR WITHIN 24 HOURS FFfER NOT]F1CATlON 9Y THE
LANOSCAPE AROIITE[.T.
THE �OGTIONS OF PWJTS, AS SHOWN IN T11ESE WJJS PRE APPROXIMATE. THE FINPL W('ATIOIIS
MAVBEPD]IISTEDTOACCOMMODAIEUNFORESEFNF]ELLICONORIONS. MA]ORA�]USfMB�'TSTO
THE IAYOIR ARE TO BE APPROV� BV THE VJJ�SGPE AR6IITEC�.
ALL PLISfIC FPBRfC SHP11 BE REMOVE� FltOM PIPNT MptFRIP1 AT TIME OF WSfPLIATION.
l�LL TREES MLLSr BE S��KEO AS SHOWN ON THE NPNTING DEfWlS WRHIN 24 HOlIRS OF ttNYTING.
SfAKES TO REMAIN �OR A MIMMUM OF 9 MON1H5, BUr NO LONGER THPN 19 MONRIS. 6�NTRARqt
15 RESPONSI9LE f9R MAINTENNNCE AN� REMOVAL OF THE SfN(ES.
pLL TPEES MLLSf BE %tUNFD AS PER IPNDSCAPE RRDIIiECfS DIRERIIXJ. SA84L PPIM. MAV fiE
HURRICANE CIR.
ALL SH0.UB5, TREFS AND GROUNO COVER WILL HAVE IMPROVFD SOIL pS PER MPMWG SOIL NOTES.
THE SOILS SHN1 BE PL4CED 1N THE HOIE DUIllNG RMITING. TOP �FE�ING ONLY IS NOT
ACCEPTPBLE.
00 NaT ALLOW AIR PoIXEfS TO FORM WHEN 6ACIffIW NG. PLL TRffS SHP11 BE SPIKE� IN MLIZING
WATER AN� A TREE &4R.
THE WIDSCAPE CONTRACfORST1PIL WATER� Ml1LQ1� WE�, PRl1NE, AN� OTM9IWISE MAIf�RAIN P11
PlAMS, INQLDING 500� UNiIL COMPIfTION OF COIY�RAR Oft AC�F�PN� 9Y fAN�SCAPE
qRCHITECf. SEffLHI PfAMS SHALL BE RESEf TO PROPER GPA�E� PfPNTING SPL�RS RE5�0R�,
rvo oeECn� woaK mw�crEO.
THE UWGSUPE CONiRACrOR ST1N.L AT ALL TIME51(ffP THE PREMLSES FltEE FltOM FCQIMlRAT1IXJ
OF WASTE IMTERINS 0R �E6RI5 UUSE� BY HI5 OtE S WRING THE PEAFORMAN� OF THE WORK.
UPoN mMPIETION OF lHE WORK, THE COMRAROR SHALL %tOMP1LV RFMOVE P11 WASfE
MATHUPIS, OEBRIS, lINUS� PIIWT MATHUAL, EMPiV PL1NT CONTAINERS PNO ALL C-Q'JIPMENT RtOM
THE %t0]EC� SIiE.
UPON mMPlFf10N OF lXE WORi(, THE lANOSCAPE mN�PAROR Sl1ALL NOT4Y THElFNOS('PPE
ARCHITcRFVOREpIIESfNFINP11N5PELTION. PNYITEMSIHFTPRE]U�GE�INmMPIFfEOR
UNACCEVTABLE BY THE IPNOSCAYc ARCl9TECf OR OWNER'S REPRESENT/TIVE SHNL 6E COHPEC�ID
BY RIE IAN�SCP➢E COMMCfOR WIiHIN 14 OAYS.
ALLIFBpiNNOMHT911FLF9RSalLAMEN�MEMSPNOf£RTILIZBtTH4TIS IREDTOINAIIiE
1re suc�sswi esrne�rsHnerrr,wu suavrvu oF 1rvE caaroseo vECernr�o , rs weLL as u�
THECOMRALT R50� OAP RFOPMTHEWORKREPRESSENiE� NTHIS�ST.LL�mau�w
z. nurrnrw rn�s
IXG1VqTE PIT AS PER PIAM1'TING OETNLS.
BKY3IlL PR011N0 BPLL WlfH SrAN�PAO PLMTING MIXNRE ANO.LIGHTLY COMPACi, WAT9i
THOROIIGHLV /5 IAYERS ARE PLICED TO ELIMINATE �DI05 AND Nit POIXEfS. Bl11LD A fi" HIGH 6ERM
OF SfPNOARD PIANiING MIXNRE BFTOND EDGE OF E%C4VATION. ]P0.V 3" (PFf91 SEfRfMENn OF
MIlLQ1 EX�PT WIT11N 6" OFTRIINK.
PRUNE TREE TO RB90VE pNMAGE� BRPNQIES, IMPROVE NATURAL SifPPE PNO THIN OIIT STAlICR1RE.
DONOTREMOV£MORETHANIS%OFBWWQIFS. �ONOTPRIINEFAIXTERMINN.LEl�DHt.
GUY ANO STPKE T0.EE RJ NCCIXIOANCE WIT 1FtE SfPKING �FfA1L5IMME0iATELY PFfER RANTING.
3. PIANTINGSXPIlBS
�nrour snauas ro aeenn a co�unNUOUS moom rnorrr urvE a�uo r�u m eEnirvo.
A A
WIDFiATH4�NTHE� �MOOROIOTSFO0.PoSITIONINGA�PROPERFL Glf�. BAIX]LLPROIIN�
P41MS WfiH S��N�MO pJJJi]NG MIXTURE, COMPACTED TO EIIMIN4TE V0105 AND AIR POCKEfS.
GORM GRADE 9lGMLY �ISHE� M'o BERME� AT E�GES Of EXCAVALION. PPRY 3" OF MUILM IX��
WITHIN 3" OF SIEMS.
PRIINE SHRUBS TO REMOVE �AMAGEO BRPNQiES IM%20VE NATIIL.L 41APE PND 711QV OUT
STRUCNRE. DONOTREMOVEMORfTHANlS%EIF&RIWQiFS.
4. PLAHTING GROUND COVER
L�OSEN 5118GRA�E TO �EFrM OF 9" IN AREAS W HfRE TOPSOIL Hh5 9EFN SIRIPP� M10 SPREA�
SMOOTH.
SP�� PfAMS /S OTH6iW154IN�IlATED. DIG HOLFS W2GE ENOIJGH TO N10W SPREMING OF
0.00T5. COMPARBACI(FILLTOELIMINATEVOI�SAN�IFqVEGRl�ESLIGHTLYOISHE�ATEAOi
PIAM. WATER TtOROl1GHlV. PPRY 3" OF MIIL010VE0. ENTIRE PLMfIING BE�, LIFTING PIAM
FOLLIGE ABOVE MULQ1.
DURING PERIODS OF HOT SIIN M'D/OR WIN� AT TIME OF PINJTING, %10VI�E P0.0TECRVE COVER
F00. SF2RAL DAYS OR AS NEEOE�.
5. PL�MING L�WNS
SOOOING: 500 TYPE SPKhIE� ON PfAM LIST 41PLL 9E M/�O1INE STNPP� NOT MORE THM' 24
nouas Pwoa ro unrvc.
LOOSEN SUBGRHOE TO �EP�H OF 4" pN0 GRPDE WITH TOPSOIL EI-H92 PROVI�� QY SIiE OR
IMPORiEDSTPNOAMPUNTINGM�XTOFlNI5H�E5iGNFlEVAT1015. RIXLPR�PAEDIAWN
SIIRFA�. WATERTHOROUGHLV,BtRDONOTOtEAIEMIl��YSOILNNDIi]ON.
THE AREA TO�REE�IIYE G�PASS BV US1NG PN NPPLRO�VEO �ISP�IUBlIT1CNJ �DEVfSP��CP119MTFD TO �0.
OISTRIBUTETHEMPROVNATE pIIANTiTV.�ONOTFFRTILIZEWHFIIWIN�VflOQttIX�E0515
M.P.H. T10ROUGHLY MM FERT]IIZFR IN�O THE TOP 2" OF TOPSOII.
LAY SOD SiWPS WfiH TIGHT ]OIMS, DO NOT OVERIAP, STAGGER SfRIPS TO OFFS£f 101M51N
PD]ACENT COU0.5E5. WORK SIR� STANDARO PIANI]NG MRRIRE 11YT0 MINOR OtAIXS BETWEEN
PIE�S OF 50� ANO REMOVE IXCESS SOII �FPoSIiS FltOM SO�OFG AREA . SOO IXJ SLOPES GREAIHt
THAN 3:1 5T1PLL BE STAKEO IN PL1�. ROLL OR S�AMP LIG1fRY ANU WFTER T10ROW HlV WfiH A
FINF SPRAY IMMEDIATBV ARER PllJJTING.
6. MISCEIlANE0115lANDSfAPE WOPK
WJ�SCAPE MAINTENPNfE
MWNTA[N lANDSGPE WORK I1NrIL FINPL A�i�N� IS ISSUE� 11Y THE OWNEF'S REPAFSENTHTNE.
INCLII�E WATERPIG, WFE�IN6, QIITNATING RESfORAI]ON OF GVP1tE, MOWING AND TRIMM19NG
GHA55, PRUMNG iREES MI� SHRU65, PROTEEIION FROM INSECfS ANp O]SEfSES� FERTILIIING ANO
MIMILPA OPEIlATIIXJS AS NEEOE� TO INSURE NORMAL GROWTH PN� GOO� HEPITH FOR LNE PVN�
ATERIAL.
PIAIR M/TERIAL SUBSRi1RICH
NO AIBSTITIIT[ON OF PIPNT MATENPl, TYFE OR SIZES WILL 6E FERMIif� W[iHOlf�
FlRlbRIZATION FROM THE IANDSfAPE PRQIRER.
aurmrvc eeo va�ananaH
ALL RANLING BEOS SHALL �E fl2WHiLY VREPAREO PRIOR TO THE �_OMMHJ�MENT OF PM' GIPMIING.
PIANTING PRHS� INQIIDING IAWNS SHPL.OE RtEE OF ALL WEE�S NJO NU6PN� VEGEfATION.IF
TORPE00 GRASS (PANINM REPENS) IS PPESEfR OR BJ[b11NTEREL� WRING PfANTING� THE
WNOSCAPE CIXJTRAC�OR SHP11 Sf W ALL PIAMING UM]L R WJ Bf DEMONSIAATED THAT 1T HPS
BEEN COMPIEiELV REMOVEO OR ERADICATHI. THEPE SHALL BE NO IXCEPI]ONS TO T95 PROVfSION.
NL LANDSCAPE IAAN�S ANO BEDS W[LL BE Fl1EE OF SH6L ROIX AND CONSTRUCRON D�WS PN�
WILL 9E EXfAVATEO TO A �EP�H OF 301NQIE5 ORTO CIFNJ, NATIVE SOIL AND FlLLF� WITH THF
SPEOFlE� REPUIQAHJT SOIL.
IAN�SCAPE WPRRENrv
THE LW DSCAPE CIXJTRACTOR SHALL Gtlh¢FNIEE PLL PLAM MNiEIUAL FOR A P6tI0D OF SIX (6)
MONT}15 FltOM THE DATE OF CONOITIONPL PCCEPTPNCE IN WRITNG FAOM T1E IAN�SCAPE
NtCHITEC�. �TTHETIMEOFCONDRIONALAC�P�ANfE iHE5IX�6) MONTHPENODStN11
COMMEN�. ANY MATERIPIS WHICH HAVE DIED OR pEdINE� TO T�IE POIN( WHERE T1EY NO
LONGER MEET FLORIDN #t mNOTION �IIRING T115 PfRiO� SHALL "E PRQNPRV RBIA� WITH
SPEQMENSTHATMEEfTHEMIMMUMREpUIREMEMSUIIEDFORUYiHE�RAWING5.T1E
LPNOSGPE CqYTRACTOft SHP11 NOT 0E HFL� RFSPQYSIBLE FOR THE �EATH aR �/+MAGE RESl1LTiNG
F0.0M FCT' OF GOD SIIQI AS I]GHTNING� VPND�LISM, M'D AUTOM()BILES OR FltOM NEGIIGEN� BY
THEaWNER. CONIRNC�ORST1/ilLBERE5PON51BLEFORWATERINGNJ00THERW6EMNfJrAIMNG
PlAMS lIP TO THE CONDITIONAL AC�P�PNCE PERI00, UNLE55 A Y!RIITEN AG0.�1EM WffH THF
LPNOSU+PE FRQ1IlECf PROVI�ES F9R A OIFFERENT PAMNGEMENT.
PLA/Vl//VG DETA/LS
3' MULCH
FORM SAUCER WRH 3' CONTINUOUS EARTHEN
RIM AROUND PLANTING HOLE
PlAN11N6 PIT �EPTH SNALL BE 4'L" 6REATEft
BE TWICE THE qAME�fER FOR IROOT BH�LS Z�
AN� IIN�EROft2'IARCERINqAMEfERFOR
ROOT BALLS OVER 2'.
BACK FILL AROIIN� ROOT BALL WITH
STANOAR�PLANTINGMIX. ELIMINATEAIR
POCKEiS.
PLACE TOP OF ROOT 9ALL T ABOVE FlNISHEO
GRA�E
PLACE ROOT BALLAT BOTTOM OF PLAMING PR
SHRUB/GROUNDCOVER PLANTING DETAIL
NTS
fROOT&4FRIER� SI�EWPLK
` "ld'' 2�LGOFt9-291N610EEP"OEEVROOT'
ROOT BARRIER 1NSfP1LE� IN ACCORDPN�
WITH MHNtIFRCNRfR51N5TAtICf10l�LS.
ROOT BARRIER TO Bf UJSfN.LED FWSH
WIlH NRB OR SI�EWAIk.
+ ClIRB
r 10' �-
2a� :o' �
'ROOT 84NHiER �
ROOT BARkIER DETAIL
RAN VIEW NTS
PW� RIIfiBER HOSF ON WIRE ATPll
POIMS OF CAMAR WIiH TREE
PIA�3 DOUBlE51RAND5) IZGAUGEGPLVPNIZED
GIIV WI2 � SFN�O EQIIAL OISTAN� AROIINDTREE
naove F�asr uTeau eanrva
PIA� SPFEtt RAGS ON GIfY W➢tF5
TWISf WIRES TO PD]UST THJSION ON GIIY WIRE
REMOVE BURLAP FROM TOP 1/3 0F ROOTH�II.IF NR9
APPI]CABIF
3" MULQ1
FORM 54U�R WRH 4"6" CON�IN W l5 FAATHBJ
0.1M AROl1N� PLMfI]NG HOIF
2"x9"r.24" WOOD S�AKE ORNBJ 3" BFLOW GMOE
PIAMING PR DEPRISHPLL EQIIAL ��111 OF ROOT
6P1L PLUS fi' FOR SEITING fAYER OF WMPNCIFO
SfANDPA� PIANTING MMTllRE. PLMfRNG PIT WIDTH
SHALL BE TNICE THE DIHMFfER OF ROOT BALL
BACK FILL R2011ND ROOT BNL Wfi115TNJDAHD
PIAM]NG MIXNRE ELIMINATE AIR PIX%ETS.
PIPNTTOP OF ROOT BALL SLIGHTLY
HIGHBt THAN FINLQIE� GRPDE
PW� ROOT BALL AT BOTTOM OF PlAM1NG PIT
LARGE TREE PLANTING DETAIL
PALM PLANTING DETAIL
CIIRB OR SIOEWlLLK.
ROOT BARRIER DETAIL
SECRON VIEW �S
N75
ORANGE %ASIIC
T ONP LINE � CONSiRI1CRON FEN�NG
STEEL BPR
iUNE & TIE FRONDS TOGEiH9t W[iH
EGRAOABLE NJINE (MINIMl1M fiA FRON�S)
- 2"x4't18" W000 BATiENS. �O NOT NA1L
\TfENS TO Pr1LM. HEIGHT OF BATTENS SHALL
= LOfATEO IN 0.E1AT10N TO THE HEIGlR OF
HE PPLM FOR PDEQUNTE BFAQNG
ST� 6>NDS
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CITY OF PALM BEACH GAR�ENS
PLANNING, ZONING, AN� APPEALS BOARD
Agenda Cover Memorandum
Meeting �ate: November 1, 20'I'1
Petition: PU�A-'11-05-000029
SubJecvAgenUa Item:
PUUA-'11 -OS-00029 Banyan Tree Planned Unit �evelopment (PU�) PFiase 111
Public H¢aring 8 Recommendation to City Council' A request by Palm Beach Community
Bank for approval of an amendment to the Banyan Tree Planned Unit �evelopment (PU�) to
allow an additional monument sign at tFie soutl�west comer of tFie bank property in PYiase III
and to modify tl�e approved landscape plan for areas witl�in the bank parcel. TFie Banyan
Tree PU� is approximately �2.64 acres and is generally located on the northwest and
northeast comers of MacArthur Boulevard and Northlake Boulevard- The subject L�ank site is
located at the southwest comer of Northlake Boulevard antl MacArthur Boulevard in the
soutFiwest portion of PFiase III.
[X] Recommendation to APPROVE with two (2) waivers
[ ] Recommendation to �ENV
Dire t r of Planning &
Zon'
N t lie M_ Crawley, AICP
Assistant �irector of
Planjiing/8. Zoning
� lR �
James Golden
�evelopment Gompliance
Bahareh Wolfs, AICP
City Attomey
R. Max Lohman, Esq-
Approv¢d By=
City Manager
Ronaltl M. Ferris
Planning 8 Zoning_
Projec[t MIanager
F ` L
Kathryn Wilson, AICP
Planner
[X] 4uasi — Judicial
[ ] Legislative
[Xj Public Heanng
Adv¢rtis¢d:
[X] ReqWred
( ] Noi Requiretl
Date: 'I O.'1920'I 1
Paper Palm Beach
Post
Affected parti¢s:
[X] Notified
[ ] Not Requiretl
Accountant
Feas Paid: N/A
Funtling Source:
[ ] Operating
[X] Other N/A
Butlget Acct.#:
N/A
[ ] Approvecl
[ ] App. w/ CondiHOns
[ ] Denied
[ ] Rec. Approval
[ ] Rec. App. w/ Contls.
[ ] Rec. Denial
[ ] Continued to:
� Location Map
� Development
Application
� Signage Exhibit
� Landscape Plan
Meeting Date: November 1, 2011
Petition: PUDA-11-05-000029
Page 2 of 6
BACKGROUND
The Banyan Tree PUD (previously Parcels 12.04/12.05) was approved by the City Council on
February 21, 2002, through the adoption of Ordinance 41, 2001. The approval included
rezoning of the 12.64-site to PUD/MXD, an approved list of uses, phasing for the PUD, and
site plan approval for Phase I. Phases II and III were granted conceptual approval only and
were required to obtain future site plan approval from the City as amendments to the PUD.
On May 15, 2003, the City Council adopted Ordinance 11, 2003, thereby approving the site
plan for Phase III of the PUD, which included two (2) office buildings totaling 24,700 square
feet, a 2,780 square-foot bank, and a 5,000 square-foot restaurant.
On September 18, 2003, the City Council adopted Ordinance 17, 2003, thereby approving an
amendment to the PUD allowing for site plan modifications for Phases I and II and allowing
for an extension to the build-out date for the entire PUD to December 31, 2006. Also on
September 18, 2003, Resolution 137, 2003 was passed to comply with condition No. 9 of
Ordinance 11, 2003, providing for a cross-access agreement between the City of Palm Beach
Gardens and the Banyan Office Condominium, LLC. The agreement permits parking and
access on the Banyan Tree site for members of the public attending the Lake Catherine
Sports Complex.
Ordinance 10, 2004 was adopted on May 20, 2004, transferring all the previous site plan
approvals for the PUD and related conditions to Resolution 75, 2004. Resolution 75, 2004
amended Ordinance 11, 2003, approving a signage program for the site.
On August 17, 2006, the City Council adopted Resolution 86, 2006, which amended the PUD
to allow the construction of an office building consisting of 30,000 square feet of inedical
office space and 20,000 square feet of professional office space on Phase II. This Resolution
also extended the build-out date of the entire PUD to December 31, 2008.
LAND USE & ZONING
The subject site has a Mixed Use (MXD) future land-use designation and is zoned Mixed Use
(MXD) with a Planned Unit Development (PUD) Overlay.
Table 1. Existing Zoning Land Use Designations
, 1 � 1
Subiect Property MXD/PUD MXD
Phase III Banyan Tree PUD
North
Lake Catherine Sports Complex P/I with a PUD Overlay Recreation Open Space (ROS)
South General Commercial (CG-1) Commercial (C)
Costco
West MXD/PUD MXD
Phase I and II Banyan Tree PUD
East
C-17 Canal N/A N/A
Northlake Square General Commercial (CG-1) Commercial (C)
Meeting Date: November 1, 2011
Petition: PUDA-11-05-000029
Page 3 of 6
CONCURRENCY
The subject petition does not propose any modifications to the existing concurrency
approvals.
PROJECT DETAILS
Site Details
The subject bank site is situated within Phase III of the Banyan Tree PUD and is
approximately 1.1 acres is size. Phase III is located on the east side of MacArthur Boulevard,
and the bank is located at the southwest corner of MacArthur Boulevard and Northlake
Boulevard.
Northlake Boulevard Overlay Zone
The subject project is located within the Northlake Boulevard Overlay Zone (NBOZ). The
NBOZ was established to implement the objectives of the Northlake Boulevard Corridor
Conceptual Streetscape Plan. The NBOZ is an overlay based on a joint agreement between
the City of Palm Beach Gardens, the Village of North Palm Beach, the Town of Lake Park,
and Palm Beach County. This agreement was established to improve the corridor by unifying
design and development themes, improving signage, and encouraging redevelopment to
improve the area's economic conditions. The subject project has been designed to meet the
elements set forth in the overlay.
Siqnaqe
The applicant is proposing a monument sign at the southwest corner of the bank site, which
requires a waiver for an additional ground sign (see Waiver section). The PUD (Phases I, II,
and III) contains approximately 2,101 linear feet of right-of-way frontage, which permits a total
of three (3) monument signs. The PUD has received previous approvals for an additional two
(2) ground signs. The proposed monument sign will be the sixth ground sign.
Previously granted sign waivers:
Ordinance 41, 2001 — Approved a waiver for a fourth ground sign. Two (2) of the ground
signs are allocated to Phase I I I, and the other two (2) are allocated to Phases I and II.
Ordinance 17, 2003 — Approved a waiver for a fifth ground sign. Two (2) of the ground signs
are allocated to Phase II I, and the other three (3) are allocated to Phases I and I I.
Of the two (2) existing ground signs allocated to Phase III, one (1) is located along Northlake
Boulevard and the other along MacArthur Boulevard. Both of the monument signs within
Phase III function as tenant identification signs and include the name of the subdivision,
Banyan Place, and three (3) tenant names in black Classic Roman lettering. The signs have
a simulated coquina tile finish with a textured stucco finish and the Banyan Tree Logo at the
top. The signs are beige and brown, and the proposed monument sign will match the colors
and materials of the approved signs. The font and letter color proposed with the monument
sign vary from that of the existing.
Meeting Date: November 1, 2011
Petition: PUDA-11-05-000029
Page 4 of 6
The proposed monument sign will be a single-tenant sign and contain only the bank's name.
It will be visible from both Northlake Boulevard and MacArthur Boulevard. The sign meets
the required setbacks, height, width, and copy area listed in both Sections 78-285 and 78-229
(NBOZ Signage). However, the proposed sign base is 18 inches tall, whereas 36 inches is
required (see Waiver section). The applicant is also proposing to include the bank's logo
colors, green and red, in the lettering (see attached Signage Exhibit). The existing
monument signs on site have black lettering. To maintain consistency between all of the
signage, staff does not support the red and green sign lettering as proposed. A condition of
approval has been added requiring all lettering on the proposed monument sign to be black.
Landscaping
The applicant is requesting to relocate existing vegetation that is located in front of the
existing multi-tenant monument sign, add one (1) Live Oak Tree within the parking lot area,
and proposes to add ground cover along the parking area. The existing ground sign has very
little visibility on its west side due to the surrounding vegetation. There is currently a
Roebellenii Palm that is blocking the monument sign, which is proposed to be relocated
closer to the south side of the sign. Also, an existing Bismarckia Palm is proposed to be
relocated to an area north of the existing sign. Both relocations will greatly enhance the
visibility of the ground sign.
The applicant is proposing to add one (1) Live Oak Tree within the existing landscape island
at the southern most parking area in front of the bank. In addition, a series of Spartina Grass
has been added between the existing Live Oaks along the southern parking area.
The proposed monument sign would be located within existing vegetation on site. The base
of the sign would be surrounded by a hedge of Crown of Thorns on the front side and a
Schefflera hedge on the rear.
Waiver Requests
The applicant is requesting two (2) waivers with this petition.
1) The applicant is requesting a waiver from City Code Section 78-285, Table 24, Ground
Signs, to allow for an additional ground sign. A total of five (5) monument signs have
been previously approved; two (2) for Phase III and three (3) for Phases I and II. The
subject bank is a single-story building located behind three (3) layers of vegetation,
which restricts visibility from both Northlake Boulevard and MacArthur Boulevard. The
first layer includes the foundation landscaping around the building itself. The second
layer is the parking lot landscaping which includes a series of Oak Trees and ground
cover. The third layer is made up of the
Boulevard roadway beautification landscaping
three (3) layers will enhance visibility o
communication with vehicular traffic.
Meeting Date: November 1, 2011
Petition: PUDA-11-05-000029
Page 5 of 6
buffer requirements and the Northlake
. A monument sign located beyond the
f the business and ensure efficient
The applicant is proposing red and green lettering on the proposed monument sign,
which is not consistent with the existing monument signs within the parcel. Both of the
existing signs within Phase III have black Classic Roman lettering. Consistency
amongst signage is a key part in sustaining the aesthetic qualities of the plaza. It
makes communication to vehicular traffic simple and uncluttered. In an effort to retain
consistency among the existing monument signs on site, staff has included a condition
of approval that the proposed red and green lettering be changed to black. Staff
supports this waiver request with the included condition of approval.
2) The applicant is requesting a waiver from City Code Section 78-285, Table 24, Ground
Signs, to allow an 18-inch base in lieu of the 3-foot base required. Because the
proposed ground sign will only display a single tenant, the applicant was encouraged
to design the sign to a more appropriate scale. In response, the proposed sign was
reduced in size. A similar reduction in the base height was previously approved for
another ground sign within the Banyan Tree PUD. Staff supports this waiver request.
COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC)
On June 9, 2011, the subject petition was reviewed by the DRC committee. At this time, all
comments related to the project have been satisfied.
STAFF RECOMMENDATION
Staff recommends APPROVAL of petition PUDA-11-05-000029 with two (2) requested
waivers and the following conditions:
Prior to the issuance of the permit for the monument sign, a Metes and Bounds subdivision
for Phase III of the Banyan Tree PUD shall be approved by the City of Palm Beach Gardens.
(Planning and Zoning)
2. All lettering on the proposed monument sign shall be black Classic Roman lettering.
(Planning and Zoning)
3. Prior to the issuance of the Certificate of Completion for the proposed improvements, an
inspection is required by the Development Compliance Division. (Development Compliance
Division)
4. Prior to the issuance of the Certificate of Completion for the proposed improvements, digital
copies of the approved civil design and architectural drawings, including floor plans, shall be
submitted to the GIS Division. (GIS Manager, Development Compliance Officer)
Meeting Date: November 1, 2011
Petition: PUDA-11-05-000029
Page 6 of 6
5. Prior to the issuance of the Certificate of Completion for the monument sign, the applicant
shall complete all landscaping on site in the areas indicated on the landscape plan approved
with this petition and have the landscaping inspected and accepted by the City Forester or
designee. (Forestry Division)
Location Map
Banyan Tree PUU
Palm Beach Community Bank (3305 Nortl�lak� Boulevazd)
�-�� GYlo�o�f� C3[lnc`t - _ - �-° - - "" - ---�-
F±'Y,n�� ,�f�T�.' : .?�,. � �� � ���
[:
CITY QF P'ALI'V�[ BEACH GARDEIoTS
DEVELOPMENT APPLICATION ��� ��� _ � � �� .� � � ���� � �
Planning and Zoning Department
CITY OF PALM BEACH GARDENS
10500 North Military Trail
Palm Beach Gardens, FL 33410
(561) 799-4243 F� (561) 799-4281
Request:
nPlanued.Community Development (PCD)
�(Planned Unit Development (PUD)
�X Amendment to PCD, PUD or Site Plan
�=Conditional Use
�Amendment to the Comprehensive Plan
�Administrative Approval
(_;Administrative AppeaI
Project Name: Palm Beach Comm
Owner: Seacoast Nationa! Bank
�Annexation
j-;Rezoning
(-Site Plan Review
�'Concurrency Certificate
�Time Extension
�Miscellaneous
�'4ther � ---------
Date Submitted: ��
Bank - 33{l5 Northlake Bivd. �
Applicant (if notOwner):Palm Beach Community Bank
Applicant`s Address: TelephoneNo
Agent: Brian Cheguis - Cotlsur & Hearing, Inc.
Conta[tPerson:�rian Checruis-Senior t�►,� p�an er E-Mail: bcheauisna cotleur hearina rnr„
AgenYs Mailing Address:1934 Commerce Lane, Ste. 1, Jupiter, F�orida 33458
Agent's TelephoneNumber:
Petition Number:
Fees Received
Application $
Receipt Number:
'ij 747-6336 x 127
)R OFFICE USE OIVlY
Date & Time Received:
Engineering$
�" CITY 0� �
PALi�t B�H ���'
��4`; i 6 2011
����t�i�
zo�i���
Architect: N!A
Engineer: N/A
Plannet'; Brian Cheguis - Cotleur & Hearing, inc.
LandscapeArchitect: �onaldson Hearing - Cofleur & Hearing, Ine.
Site lnformation: Note: Petitioner shall submit electronic digiial files of
approved projects. �ee attachment for detaiis.
General Locaiion: Northeast corner of Northlake Blvd. and Macarthur Blvd. in Palm 8each Gardens
Address: 3305 Northlake Boulevard, Palm Beach Gardens, FL 33410
Section: �$
Township: `�2
PrapertyControl Number(s}: �2-4�3-42-�8-2Q"003-0020
Acreage: 1.1497
Flood Zone N/A
CurrentZoning. C-2
Range: 43
RequestedZoning: C-2
Base Flood �levation (BFE) — ta be indi�ated on site plan ��A
CurrentComprehensive Plan Land Use Designatian: Commerciat
Existing Land Use; Commercial Requested Land Use: �O�mercial
Proposed Use(s) i.e. hotel,singlefamily residenre,etc.:
8ranch Bank w! Drive Thru's
Proposed Square Foatageby Use: No change ta existing permitted s.f. (N/A)
PraposedNumberandType of Dwelling Unit(s) i.e. single family, mulfiifamily, etc. (if applicaE�le):
N/A
F�
,�r�stifi�at�on
Informatzon concerning all requests (attach additional sheets if needed.)
{Section 78-46, Application Procedures, Land Development Regulations.}
1. Explain the nature of the request: The Applicani is requesting the addition of a single tenant
monument sign (in conformance with existing approved design standards)
on the northeast carner of North{ake Blvd. & Macarthur B1�d. Further, the Applicant is requesting minor land-
scepe modifications along the south praperty boundary (along Northlake Blvd.} for the purpose of relocating
existing landscaping that is currentEy obstructing the axisting multi-tenant monument sign located at the project
entrance on Northlake Bivd. (no ioss of/reduction in approved landscape maierial proposed)
2, What will be the impact ofthe proposed change on the surrounding area?
N/A
3. Describe hovv the rezoning request complies with the City's Vision Plan and the foIlowing elements
of the City's Comprehensive Plan - Future Land Use, Transportation, Housing, Infrastructure,
Coastal Management, Conservations, Recxeation and Open space,.Intergovernmental Coordination
and Capital Improvement.
NiA
4. How does the proposed praject comply with City requirements for preservation of natural
resources and native vegetation (Section 78-301, Land Development Regulations)?
The request is proposing to relocate exis#ing vegeta#ion. No reduction or removai of existing vegeiatian
is being requested as part of ihis petition. As such, Section 78-301 of the LDRs recoqnizes that
life-safety issues are the highest priority for entit)emenf approvals and support this corrective aciion
�� How wi11 the proposed project comply with City requirements for Art in Public Piaces (Chapter
78-261; Land Development Regulations)?
N/A
6. Has project received concurrency certifica#ion?
Yes.
Date Received: TBD
Legal Descriptionof theSubjectProperty
(Attach additional sheets if needed)
Or see attached deed for legal description.
locaiion
The subject property is Iocated appraximately a mile(s) from the intersectionof
, on t1�e� north,�east,❑south,�west side of
(street/road}.
n
�
Statement�f Ownershipand Designatioriof Aufihori�edAg�t
Before me, the undersigned authority, personally appeared
who, being by me iust duly sworn, on oath deposed and says:
That he/she is the fee simple title owner of the properiy described in the attached
Legal Description.
2. That he/she is requesting Planned Unit Development Arnendment
City of Pa1m Beach Gardens, Florida
3. That he/she has appointed Brian Cheguis of Cotleur & Nearing, Inc.
as authorized agent on his/her behalf to accomplish the above project.
Na "�if Owner: Seacoast Natianal Bank
�J' %
�� .
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Signatur..ecs�"�Own
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50 l� (+n� �� �� � 2l I
StreetAddress
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P. O. Box
�� c.�1 c�-cl �Yc�.� k.�
�t�'r'� E. � ;d ��
By: Name/Title
�-1�a � �'C_ ��4 �1 �
City, State, Zip Code
in the
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City, State,Zip Code
`I i �-�- 22., l � 2.� �-`-� � � 2-- 2 �.. ( -- �� 5S
TelephoneNumber Fax Number
��-�r . �a�%.r � `�e�.�on 1��- e�c�`or��.f , ��rrn
E-mail Address
to act
Swornandsubscribedbeforemethis � dayof V �.��.
�
J � �
Notary Public
My Commissionexpires
� ��r�� ��l �
5
,�������,,,, LISA L. WITCWCOC�(
c�o°°¢Y p'��c�;'. H�iY PubNC ' Si�e i� FEatit�
�
�. : �� ������,��,
%,�3. G ion M DD 738256
:;+/o� �a;�,,``�� M ' al N
���t
1 �Gs'1 d--d" '.:.-' .
� . �i;
� ,;,' Paim Beach Gardens Planning and Zoning DeparFment
'� 1 d50Q North Milifary Trail, Paim Beach Gardens, FL 33410
� �'� � 569-799-4230
, '= Permit #
%;Z� i
<S,
� �� Financial Responsibility Form
7he owner understands that ali City-incurred professional fees and expenses associated with the
processing of this apptication request are ultimately the responsibiliiy af the owner. A security
deposit shall be deposited in an interest-bearing account with any accrued interest to be retained by the
City of Palm Beach Gardens.
The owner and/or designee shall be invoiced on a monthiy basis for professional fees such as, but not
limited to, consultant engineering services, legal services, advertising cosfs, and/or any other costs
aitributable to khe processing of the permit for which the City incurred during the previous month. The
ov✓ner and/or designee shall reimburse the City within thirty (30} days from date of invoice, If payment is
noi received, the City may utilize the security deposit for re-imbursement purposes. All activities related
to the pending permit(s} will cease until any outs�anding invoices are paid.
The owner/designee further undersfands that transfer of this respansibility shall require a
completed form, signed and notarized by the responsible party, and de6vered to the City Planning
and Zoning Department if the name and�or address of the responsible party changes at anytime
during the applicat' n review process.
a �� . 2� i� �%,A-=��� —'`� '.a:/� �' 1
Owner signafure � Date 0
IC i C-,�t:�g ,�-' � �,���'-',�: 52-43-42-18-20-003-0020
Owner printed name � Properfy Contro/ Number
DESIGNEE/BILL TO:
Designee Acceptance Signature
NOTARY ACKNOWLEDGEMENT
STATE OF i—�j�
COUNTY OF �,�� (f}
1 hereby certify that the foregoing instrument was acknowledged before me this�, da of
+_ Y
A , 20,j�, bY� (�� 6^� �C�1/1,K� . He or she ' p�al[y known
to �o,r has produced as identification.
--� � � �ilotary public signature
�.�.�� �-, � � � �.�, 1
Printed name
State of —�- ► � �r � at-large My Commission expires: �� � (
Applicant's Certification
I/We affirm and certify that Uwe understand and will comply with the land development regulations of
the City of Palm Beach Gardens, Florida. I We further certify that the statements or diagrams made on
any paper or plans submitted here witl� ar� true to the best of my/our knowledge and belief. Further,
Uwe understand that this applicatian, attachments, and application filing fees become a part of the
o�cial records of the City of Palm Beach Gardens�l a, an are not returnable.
Applicant is:
� Owner
� Optionee
(—; Lessee
j✓ Agent
�
� Contract Purchaser
�
Sign�ureof ' an
Brian Chegui Senio and Planner
Print Nameof Applicant
1934 Commerce Lane, Ste. 1
5treetAddress
Jupiter, Florida, 33458
City, State,Zip Cade
561-747-6336 x '127
TelephoneNumber
561-747-1377
Fax N umber
bcheguis@cotieur-hearing.com
E-Mai[ Address
�
�otleur &
Hearl�g
��r�dsca�e Arcf-�itecture � Lar�cl PI�«r7ers � Enviror�rrrent�l Consultants
1934 Cammerce Lane � Suite 1• Jupiter, FL • 33458 • Ph 561.747.6336 • Fax 561.747.1377 • uvww.cotfeurhearing_com • Lic # LGC000239
Banyan Tree PUD
PUD Amendment - Signage Request
Justification Statement
INTRODUCTION
On behalf of Palm Beach Community Bank (the "Applicant"), we are pleased to submit for
review and approval a Planned Unit Development Amendment Petition for the following
entitlements:
�. Addition of a new monument sign to be located on the northeast corner of
Macarthur Boulevard and Northlake Boulevard (specific to the bank facility located
on Parcel �z.oq. of the Banyan Tree PUD). This is a waiver modification request.
z. Relocation (no reduction) in the existing landscaping located adjacent to an existing
approved multi-tenant sign located at the east end of the subject property due to
significant visual interference.
The Applicant is under contract to purchase the former Seacoast National Bank property and
extend their banking services to the residents of Palm Beach Gardens, within the existing
approved building. The subject site is located within the Banyan 7ree PUD (Phase III — Parcel
�z.o4) which was granted final site plan approved by Gardens Town Council by way of
Ordinance ��-zoo3 on May �5, zoo3.
The request to modify the PUD to allow for a single tenant monument sign to be located at
the northeast corner of Macarthur and Northlake Boulevards is both necessary and timely.
As the landscaping provided both around the bank building and along the perimeters of each
roadway have now matured since the time it was first planted, visibility within the site has
been significantly reduced. The proposed monument sign is the only visible identifier
available for pedestrian and vehicular traffic travelling eastbound on Northlake Boulevard.
Provision of a monument sign on the subject corner shall provide necessary visibility and
advanced recognition for existing bank patrons and for new customers and passers-by to
allow them time to maneuver into the left turn lane onto Macarthur Boulevard or proceed to
the next available opportunity to perform a legal U-turn to reach the property.
The request to strategically relocate existing landscape material from in front of the existing
approved multi-tenant monument sign is necessary for the safety and convenience of
passing motorists and/or patrons to the site as well as for emergency services as all sign copy
on the west sign face is significantly blocked from view (west approach), including the
existing tenants and the property address. The Applicant shall outline below that the
existing landscaping on the site is well above the minimum amount required by code, and
that through minor landscape material relocations, all LDR requirements for quantity of
material, spacing and preservation of existing plantings shall be fully satisfied.
Page � of 3
PBCB — Northiake Blvd. Branch
PUD Amend. Petition for Signage
CH Project #: i�-ozog
May i3, zo��
APPLICATION
Planned Unit Development Amendment (base fee) ...... ............ ............ $z,9.75.00
Pre-Application Mtg. Fee .................................................................$zoo.00
Engineering Escrow ... ......... ......... .................. ...... ......... ............... $�,000.00
Legal Escrow ............................................................................. $�,000.00
Total Fees Amount ... ... ...... ... ... ... ... ... ... ... ... ... ... ...... ... ... ... ... ..$4,675.00
PROJECT CONTACTS
APPLICANT
Palm Beach Community Bank
C/O Mr. Jeffrey D. Kneen, Esq.
Levy Kneen P.L.
�60� Forum Place, Suite 500
West Palm Beach, FL 3340�
'kneen le_v_.ykneen.com
AGENT/GRAPHICS SPECIALIST/ENTITLEMENTS
Cotleur & Hearing, Inc.
Brian Cheguis, Senior Land Planner
�934 Commerce Lane, Suite �
Jupiter, FL 33458
56�.747•6336
bcheguis cotleur-hearin_.com
HISTORY
On February z.�, zooz the City Council of Palm Beach Gardens approved the rezoning and
masterplan for parcels �z.o4 and �z.o5 identified as the Banyan Tree PUD development. The
development existed on both the east and west sides of Macarthur Boulevard. At that time
only the western portion (parcel �z.o5) was being considered for development for the South
Florida Blood Bank facility.
On May �5, zoo3 the City Council of Palm Beach Gardens approved an amendment to the
Banyan Tree PUD by way of Resolution ��-zoo3, which allowed for the development of parcel
�z.o4 (including the subject parcel) on the east side of Macarthur Boulevard. The bank parcel
located at the corner of Macarthur and Northlake Boulevards was part of this approval and
allowed up to 5,00o square feet of bank use as well as two office buildings totaling z4,7oo
square feet, and a 5,00o square foot restaurant building. A waiver requesting that the
Applicant NOT provide a master sign program/plan at that time was also granted as part of
the approvaL
The subsequent amendment approval to the PUD (via Ordinance �7-zoo3) provided for an
extension to the build-out date for the Banyan Tree PUD and also provided signage waivers
which established the number, size, and location of proposed development, tenant and
Page z of 8
PBCB — Northiake Blvd. Branch
PUD Amend. Petition for Signage
CH Project #: irozo9
May �3, zo�i
wayfinding signage throughout the PUD. This approval was obtained on September �8, zoo3
by way of City Council action.
Since the time of the above approvals, parcel �z.o4 (including the subject bank parcel) has
been replatted as Banyan Place PUD. The bank has operated as First National Bank (now
Seacoast National Bank) until recently, and is now the subject of the pending purchase by
Palm Beach Community Bank.
REQUEST
The two part request by the Applicant is necessary to ensure that the expansion of this
specific facility into the Palm Beach Gardens market will be both successful and clearly
identifiable for existing patrons and future customers and that all existing conditions of
approval associated with the Banyan Piace PUD are in full compliance, (specifically with
respect to landscaping and signage).
REQUEST #� - Single User Monument Sign:
As a part of the original entitlement approval of Phase III of the Banyan Tree PUD, a
comprehensive landscape plan was submitted, accepted and approved that complied with
both the standard landscape requirements of the City's Land Development Regulations (LDRs)
as well as with the Northlake Boulevard Overlay Zoning District (NBOZ) landscaping standards.
The landscaping installed in compliance with the approved landscape plan has grown over
the past 5-6 years, and has filled in and matured well. At no point along the entire Northlake
frontage from the face of the existing bank building to the travel lanes in the Northlake right-
of-way, are there less than three (3) layers of landscape planting area. The first layer
(indicated in yellow below) includes the foundation plantings adjacent to and surrounding
the building. The second layer (indicated in orange below) includes a combination of
specialty planting area and perimeter buffer area. The third layer (indicated in red below) is a
combination of the perimeter buffer area and additional specialty landscaping located within
the Northlake Boulevard right-of-way
between the meandering pedestrian
sidewalk and the vehicular travel lanes
(see graphic � below).
A recent site and landscape analysis
along the Northlake and Macarthur
Boulevards property boundaries have
identified up to nine (g) Yellow Cassia
trees are not present within these two
buffers per the original landscape
plan. This existing condition does not
detract from the effectiveness of the
otherwise fully planted buffer areas,
and the landscape points provided
(reduced as a result of these nine
missing trees) remains well in excess
Page 3 of 8
PBCB — Northlake Blvd. Branch
PUD Amend. Petition for Signage
CH Project #: i�-ozo9
May i3, zo�i
of the points required for parcel �z.o4. For example the original landscape plan indicated
that the City required a minimum of 8,369 landscape points and at that time the approved
plan provided g,847 landscape points. The appropriate reduction of points due to the
missing trees provides for 9,4z8 landscape points (over �,�oo points above the required
amount).
Further, in order to comply with the spacing requirements of trees along the perimeter
buffer on Northlake Boulevard, the Applicant is proposing to reposition some existing
established plant materials in close proximity to their current locations. This effort shall
result in solving two existing problems. The first problem solved will be to ensure existing
planting material exceeds the minimum standards of the code and that landscape spacing
requirements are also met. The second problem solved shall be increasing visibility to the
existing approved multi-tenant sign at the east end of the site.
The dimensions of the proposed single tenant monument sign shall approximately 4o square
feet in size which is less than what has been approved for the other monument signs for the
parcel. The design of the sign will be consistent in shape, style, color and massing as the
existing signage approved for the parcel, but shall be updated in material and detailing (see
proposed signage graphic below).
TENANTSl6N DETA/L
Proposed Monument Sign
SIGN DATA
REQUIRED PROPOSED
INE MA)C. SI6N AREA; 60 SF 40 SF
MAX. SIGN HEIGHT: 1Q' S'
S[GN SEPARATlpN: 20Q'
200'
S[GN SEfBAfK: 5' S'
Page4of8
PBCB — Northlake Blvd. Branch
PUD Amend. Petition for Signage
CH Project#:i�-ozog
May i3, zoi�
REQUEST #Z - Relocate Piant Material
(Conditions o f Approval Compliance; Li fe Sa fety & Convenience Issues)
The Applicant is requesting the relocation of two existing approved trees to within z5 feet of
their current location and within the existing landscape buffer along Northlake Boulevard.
The relocations are necessary as visual interference of the west face of the existing multi-
tenant sign located on the west side of the project's Northlake entrance conflicts with
Condition #�3 of Ordinance 4�-zoo� and subsequent Condition #� of Ordinance 11-2003.
Condition #�3 reads as follows:
"�3. Numerical addresses on site shall be illuminated for nighttime visibility, and shall have bi-
directional visibility from the roadway."
The existing approved tenant sign is �o feet high and �5 feet wide. It contains tenant
information, project identification and the address of the development. Currently, the entire
west sign face is not visible from Northlake Boulevard. This existing condition poses a life
safety concern for emergency service personnel as well as a general safety consideration for
persons attempting to locate businesses or the address of the development and attempting
to gain access to the property. Relocation of existing plant materials and improved pruning
efforts will allow for better visibility for the public as they pass by the site or for patrons and
visitors to the project attempting to access the site.
View of existing signage at Northlake Blvd. entrance & close up view of same approved sign
Page 5 of 8
PBCB - Northlake Blvd. Branch
PUD Amend. Petition for Signage
CH Project #: ��-ozo9
May i3, zoii
The above requests will minimally impact existing established landscaping on the site along
the Northlake Boulevard perimeter buffer. As presented below, the two areas of impact are
limited in area and scope. This request requires a modification to the approved and amended
PUD and associated approved waivers for signage granted by way of the various entitlement
development orders.
Areas of impact: SW corner — new ground sign; SE corner - landscape modifications
WAIVER REQUESTS
The Applicant is seeking waivers to section 6 of Ordinance �7-zoo3 which granted a total of
five (5) ground signs (for the entire Banyan Tree PUD) and four ground signs along the
adjacent rights-of-ways. The waivers requested will allow for a sixth ground sign for a single
tenant and to permit this sign to be located on the northeast corner of Northlake and
Macarthur Boulevards. The Applicant notes that as part of Ordinance ��-zoo3, a waiver was
granted that allowed for the approval of Phase III of the Banyan Tree PUD without the
provision and approval of a master sign program (Section 5, Waiver #�). As such this allowed
for more flexibility over time to implement signage according to the needs of any future
tenant as they proposed to develop within the PUD. A list of all approved waivers for
signage is provided herein. The request for the modification to the existing on-site
conditions is outlined within the table and justification statement provided herein as well.
.
'.�' • � •
PBCB — Northlake Blvd. Branch
PUD Amend. Petition for Signage
CH Project #: ii-ozo9
May �3, zo�i
CURRENT SIGNAGE WAIVERS
SIGN PROPOSAL CODE REQUIREMENT RECOMMENDATION'
NORTHLAKE SITE
BLVD. GROUND �DENTIFICATION SECTION 78-zzg LDR: SIGN COPY NOTTO EXCEED APPROVAL
SIGN AND TWO (z) SITE/BUILDING IDENTIFICATION AND ONE (�) TENANT
TENANT SIGNS
MACARTHUR �8-INCH HIGH SECTION 78-z85 LDR: THREE (3) FOOT HIGH SOLID SIGN
BLVD. GROUND SOLID SIGN BASE BASE WITHOUT COPY APPROVAL
SIGN WITH OUT COPY
TWO (z) WALL
BANK BUILDWG SIGNS ON SECTION 78-z85 LDR: ONLY ONE (�) SIGN PER TENANT APPROVAL
SIGNAGE SEPARATE
ELEVATIONS
FOUR (4) GROUND SECTION 78-z85 LDR & SECTION 5-6 OF NBOZ: ONLY
GROUND SIGNS SIGNS THREE (3) GROUND SIGNS FOR z,�ot LINEAR FEET OF APPROVAL
PUBLIC ROAD ROW FRONTAGE
TO A�LOW A TOTAL
OF FIVE (5) SECTION 78-z85 LDR: ONLY THREE (3) GROUND SIGNS
GROUND SIGNS GROUND SIGNS APPROVAL
WITHIN BANYAN PERMITTED
TREE PUD
TWO (2) GROUND
SIGNS
GROUND SIGNS APPROXIMATELY SECTION 78-z85 LDR: ONE (�) GROUND SIGN APPROVA�
SIX (6) FEET IN PERMITTED
HEIGHTANDSz
INCHES IN WIDTH
ONE (�) FLAT WALL
WALL SIGNS SIGN IMMEDIATELY SECTION 5-6 NBOZ: FLAT WALL SIGN TO BE LOCATED AT APPROVAL
BELOW FOURTH THE FIRST FLOOR LEVEL
FLOOR ROOF LINE
ALLOW APPROVAL
OF PETITION
MASTER SIGN WITHOUT SECTION 78-�57(h)(7) LDR: ALLAPPLICATIONS FOR MXD APPROVAL
PROGRAM SUBMISSION OF TO SUBMIT SIGNAGE PROGRAM
SIGNAGE
PROGRAM
PROPOSED WAIVER MODIFICATIONS
SIGN PROPOSAL ` CODE REQUIREMENT RECOMMENDATION
r^„�° �^�j FIVE � SECTION 78-285 LDR & SECTION 5-6 OF NBOZ: ONLY
GROUND SIGNS GROUND SIGNS THREE (3) GROUND SIGNS FOR z,�o� LINEAR FEET OF --
PUBLIC ROAD ROW FRONTAGE
Page7of8
PBCB - Northlake Bivd. Branch
PU D Amend. Petition for Signage
�H Project #: ��-ozog
May i3, zo��
GROUND SIGNS
MONUMENT
SIGN
TO ALLOW A TOTAL
OF €�€{�� SIX (6)
GROUND SIGNS
WITHIN BANYAN
TREE PUD
�8-INCH HIGH
SOLID SIGN BASE
WITH OUT COPY
SECTION 78-z85 LDR: ONLY THREE (3) GROUND SIGNS
PERMITTED
SECTION 78-z85 LDR: THREE (3) FOOT HIGH SOLID SIGN
BASE WITHOUT COPY
The above waiver modification requests are justified by way of the lack of visibility afforded
to the existing building from the adjacent roadways (Northlake and Macarthur Boulevards).
As such, providing a single tenant monument sign at the corner southwest corner of the
subject site shall provide advance notice to customers and passers-by of the location of this
facility and afford persons seeking to access the property enough warning to safely do so.
The previously granted signage waivers were appropriate to meet the needs of the tenants
that were established at the time of the original approval. This request shall satisfy the
needs of a new tenant based on the amount of and maturity of the established landscaping
and the significant visual obstruction issues that have occurred as a result of it. The
separation requirement of zoo feet between signs on the same parcel of property (Sec. 78-
zzg(f)(3)b.7.i — of the Northlake Bivd. Overlay Zoning District regulations) has been met. The
size requirements are less than what is approved at 4o square feet versus +/-7z sf and +/-�50
sf as approved for Macarthur and Northlake ground signage, thus minimizing it's impact on
the existing landscaping and site aesthetics. The monument sign base waiver for this
specific sign is justified as the previously approved MacArthur Blvd. ground signage was
granted a similar waiver which will result in the reduction in overall height of the signage.
This is consistent with Staff's request to ensure the proposed single tenant monument sign
is similar in mass, area and overall appearance to the existing approved signs with waivers.
CONCLUSION
This request is consistent with the City's Comprehensive Plan and Land Development
Regulations which recognize the need to provide sufficient identification signage for the
safety and convenience of the general public as well as for life safety personnel. This
request represents a refinement in the approved signage for the planned development and
shall reduce confusion in successfully navigating to this specific use and the other uses within
the Banyan Place PUD. The Applicant is seeking Staff and City Council approval of this
request for Miscellaneous Petition for signage.
'.�� : • :
APPROI/ED NORTHLAKE SOUGEI/�iKD SUFFER
EX/ST/NG /VORTHL.AKE SOULEt/ARD SUFFER
�"�� �+.,,:� ' i i
POINTS TABLE
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-45 POINTS W R REMOVAI OF 9 YEILOW CA551A TREES
-105 PDINiS FOR REMOVAL OF 7 PINE TREES
•150 POINTS TOTAL
AD7USiED POINTS -1.40 = 9�2781 TOTAL POINTS
-05 POIMS FOR REMOVAL OF 9 YELLOW ('ASS7A TREES
-105 POINiS FOR REMOVAL OF 7 PINE TREES
+135 POINTS FOR AD�RION OF 135 SPARTINA GRlSS
+15 POINTS FORADDITION OF 1 LIVE OAKTREE
-0 POINiS TOTAL
LOST 150 POINTS TOTAL
GAINED 150 POINTS TOTAI
(NO NET LOSS FROM ORIGINAL POIN755PECiFIED)
NAME
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Jupiter, Florida 33456
561.747.6336 • Fax 747.1377
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CITY OF PALM BEACH GAR�ENS
PLANNING, ZONING, AN� APPEALS
Agenda Cover Memorandum
Meeting �ate: November 1, 20'I'1
Petition: PC�A-'11-OS-0000'1'I
SubjecUAgenda Item:
PCOA-'1'I-O5-0000'1'1 Oowntown at the Gardens Planned Community �evelopment
(PC�) Amentlment to revise the approved Master Sign Plan
Public Hearing 8 Recommendation to City CounciL A request by Downtown at ttie
Gardens Associates Ltd, for approval of a Planned Community �evelopment (PCO)
amendment to revise the approved master sign plan. TFie amendment includes adding
new and modifying existing directional, wayfinding, and identity signage, and indudes 19
waivers. �owntown at the Gardens is located nortM1 of Kyoto Gardens Drive, east of
Altemate A'IA, south of Gardens Parkway, antl west of the Landmark antl Gardens
Pointe �evelopments.
[ X] Recommendation to APPROVE petition with 11 waivers
[� Recommendation to �ENY 8 waiv¢rs
Reviewetl by: Originating �¢ptc Finance: PZAB Actio _
Dlrector f Planning & Planning & Zoning: Ac o ntant [ ] Approvetl
2oniry � Project Manager [ ] App. w/ Contlitions
� � j Sarah Varga
_, j-��� I ] Danietl
N talie M. Crowley, AIGP [ 7 Rec_ Approval
- Martin Schnelder, Fe¢s Paid- Yes
City Attorney AICP [ ] Rec. App. w/ Contls.
Planne� Funtling Source: I 1 Rec. Denlal
[ ] Continuetl to:
R. Max Lohman, Esq. [X] Quasi - Jutlicial � � Operating
[ ] Legislative X Other N/A
�evelo ent Compliance L 1
l�'��� [X] Public Hea�ing
Advertisetl: Badget Acct.#: AttacF�ments:
B reh Wolfs, AICP �X] ReqWred N/A � Developmen[
Assi tant Director ot P8Z [ ] Not Requiretl Application
%r �ate: �Q2920'I'I � �usfification
� � � �.� Statement
Ja ' s Goltlen, AIGP Paper Palm Beach
Post � Downtown at the
Gardens —
Wayfintling Plans
Approved By: � Builtling Signage
Program
Aff¢cted parti¢s: � Landscape Plans
City Manager [X] Notifietl
[ ] Not Requiretl
Ronaltl M. Ferris -
Meeting Date: November 1, 2011
PCDA-1 1-05-00001 1
Page 2 of 19
EXECUTIVE SUMMARY
The applicant is requesting approval of a Planned Community Development (PCD)
amendment to revise the approved master sign plan. The amendment includes adding
new and modifying existing directional, wayfinding, and identity signage. The revised
master sign plan, as proposed, will require a total of 19 waivers to the City's sign code.
Staff supports 11 waivers, and recommends denial of eight (8) waivers. Staff supports the
waivers for: revisions to existing directional and identity signs to allow additional tenant
names and color themes; the addition of two (2) identity signs; and the addition of two (2)
new wayfinding signage types. Staff recommends denial of the waiver requests for: the
three (3) 21-foot high gateway signs; a frame for a changeable copy sign on the
pedestrian bridge; and additional tenant wall signage on the theatre building (Building A).
BACKGROUND
Downtown at the Gardens (DTAG), located within the Regional Center Development of
Regional Impact (DRI), was first approved by City Council on June 5, 2003 by
Resolution 91, 2003. The original DTAG site plan authorized the development of
26,000 square feet of neighborhood commercial, 220,745 square feet of
retail/restaurant, 67,690 square feet (up to 3,220 seats) of cinema, and 20,000 square
feet of professional office, and provided nine (9) development waivers and conditions.
The following waiver was approved to increase the amount of wall signage:
8. Section 78-285, Permitted Signs, to allow for six tenant signs for Building
A, one tenant sign for Building I, one tenant sign for Building M1, one
tenant sign for Building M2, and four project logo signs.
Resolution 91, 2003, approved by City Council on June 5, 2003, also amended the
MacArthur Center Signage Program to allow additional Downtown at the Gardens
monument signs and locations. This approval designated the project monument sign
locations as they are currently situated today.
Since its inception, the DTAG PCD has been amended a number of times through
various PCD amendments, site plan amendments, miscellaneous petitions, and
administrative approvals. The amendments related to signage are described below.
Resolution 212, 2003, approved by City Council on December 18, 2003, amended the
original master sign plan, including architectural changes, and approved the addition of
two (2) additional waivers related to wall signage:
10. A waiver from Section 78-285 of the City's Land Development Requlations
to permit seven (7) additional proiect identification siqns located at four (4)
different buildings within the project.
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 3 of 19
11. A waiver from Section 78-285 of the City's Land Development Requlations
to permit letter heiqhts of 42 inches for one principal tenant sign for the
theater on the west elevation of the project.
The City approved an administrative approval for minor changes to site signage on
August 1, 2005 (ADMIN-05-06-000011) to alter the sign aesthetics to complement the
architectural changes. The design of the monument signs, vehicular directional signs,
internal signs, and project identification signs was determined by this approval, along
with the final locations of all signage.
On September 29, 2005, City Council approved Resolution 120, 2005, which further
amended the master sign plan, increasing the number of tenant signs and increasing
the size of the movie theatre sign by revising three (3) previously approved sign
waivers, as follows:
8. Section 78-285, Permitted Signs, to allow for six tenant signs for Building
A, one tenant sign for Building I, one tenant sign for Building M1, one
tenant sign for Building M2, ar�d four project logo signs-; one (1) additional
tenant sign on the north elevation of Building K; two (2) additional siqns on
the bridge between Buildinqs A and B/C (facinq north and south); three (3)
additional siqns on Building B/C (two (2) facinq northeast and one (1)
facinq south); two (2) additional siqns on Buildinq D/E (facinq north and
southeast); two (2) additional siqns on Buildinq G/H (facinq east and
south); and one (1) additional siqn on Buildinq I/J (facinq north).
10. A waiver from Section 78-285 of the City's Land Development Regulations
to permit seven (7) additional project identification signs located at four (4)
different buildings within the project-, as depicted in the Master Signaqe
Plan.
11. A waiver from Section 78-285 of the City's Land Development Regulations
to permit letter heights of 4-� 66 inches for one principal tenant sign for the
theater on the west elevation of the project.- and 42 inches for two (2)
principal tenant signs on the bridqe connectinq to the theatre buildinq.
On February 1, 2007, City Council approved Resolution 8, 2007, which authorized the
Cobb Theatre sign to exceed the maximum copy area requirement for a principal wall
tenant sign. This approval allowed the addition of two lines of 36-inch tall letters to the
existing sign logo, and granted the following waiver:
1. Waiver from Section 78-285, Table 24, Permanent signs, of the City's
Land Development Regulations, to allow a Principal Tenant Wall Sign to
have approximately 614 square feet of copy area.
On December 10, 2010, the City granted an administrative approval (ADMN-10-11-
000383) amending the master sign plan to allow additional "Boulevard" identification
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 4 of 19
signage and directional signage within the interior of the site. This approval also
introduced the color palette, which sets the theme for the exterior signage of the project,
as detailed in the subject petition.
The previous master sign plan amendments and waiver requests demonstrate the
unique needs of the DTAG development, and indicate the City's willingness to assist in
providing additional signage to promote DTAG's identity and its tenants. The subject
PCD amendment to revise the master sign plan includes a number of colorful and
creative approaches to enhance the center. Several of these changes will create
greater visibility for DTAG tenants and assist visitors in navigating the center. A number
of these changes can be made by revising the master sign plan, while many require
additional waivers from the City's sign code. Staff supports some of the requested
waivers and is recommending denial of others. Each waiver request is analyzed based
on its own merits in the Project Details section below.
LAND USE & ZONING
The subject site is part of the Regional Center DRI. The site has a Professional Office
(PO) Future Land Use designation and a Planned Community Development/
Development of Regional Impact (PCD/DRI) zoning overlay, with an underlying
designation of PO/General Commercial (CG-1). The surrounding land uses and zoning
are provided in Table 1(below).
(The remainder of this page is left intentionally blank.)
Subject Propertv
Downtown at the Gardens
Retail and Professional Office
Plaza
North
Mira Flores
Residential
Gosman Parcel
Office
East
LandmarWGardens Pointe
Residential; Hotel
West
ParcelSA/Garden Woods
Vacant; Residential
CONCURRENCY
Planned Community
Development (PCD) with
approved DRI/PCD Master Plan
overlay with underlying
Professional Office (PO)/
General Commercial (CG-1)
PCD with approved DRI/PCD
Master Plan
PCD with approved DRI/PCD
Master Plan
PCD with approved DRUPCD
Master Plan
PCD within Bioscience
Research Protection Overlay
(BRPO); Residential Low
Densitv 1 (RL-1)
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 5 of 19
( LAND USE
Professional Office (PO) with
approved DRI/PCD Master Plan
Residential High (RH) with
approved DRI/PCD Master Plan
IPO with approved DRI/PCD
Master Plan
PO with approved DRI/PCD
Master Plan
Industrial within Bioscience
Research Protection Overlay
(BRPO); Residential Low (RL)
The subject request does not affect the project's concurrency approval.
PROJECT DETAILS
The subject PCD amendment revises the master sign plan by changing the color theme
of signage throughout the project and enhances and adds wayfinding signage to help
patrons navigate from the parking areas into and around the center.
Monument signs
The existing brushed aluminum and plexi-glass monument signs on the DTAG site will
be modified to fit a colored aluminum "box" over the plexi-glass panel. The existing
brushed aluminum "Downtown" signs and the foundations will remain. The monument
signs will remain in their current locations: one (1) primary ground sign at the corner of
Alternate A1A and Kyoto Gardens Drive; and seven (7) secondary ground signs — two
(2) at the western entrance from Alternate A1A, two (2) at the southern entrance from
Kyoto Gardens Drive, one (1) at the northwest corner of the intersection of �Cyoto
Gardens Drive and Lake Victoria Gardens Parkway, and two (2) at the northern
Meeting Date: November 1, 2011
PCDA-1 1-05-00001 1
Page 6 of 19
entrance from Gardens Parkway (see attached DTAG Wayfinding design booklet, sheet
45, for entrance monument and vehicular directional sign locations). The new insert will
consist of a blue curved section and a projecting red rectangle on one (1) side with five
(5) tenant names and "at the gardens" lettering (see attached Materials Examples,
sheet 43.1). The new insert will increase the overall heights of signs beyond the
maximum height allowed by code (see attached DTAG Wayfinding design booklet,
sheets 3& 4; and waivers 1 through 4 below). Up to five (5) tenant names are allowed
under the City's sign code. (The sign code previously allowed three (3) tenant names,
but was amended to five (5) tenant names in 2010.) Two (2) of the locations will require
waivers for the amount of landscaping required for ground signs. Although the signs
already exist and were approved in these locations, the increase of signage height
requires a corresponding increase in landscaping around the base of the sign.
Vehicular directional siqns
The existing vehicular directional signs will also be redesigned to add red and blue
inserts to match the monument signs. The overall height of the signs will increase
slightly (seven (7) inches or less) from the previously approved eight (8) foot and seven
(7) foot tall designs (see attached DTAG Wayfinding design booklet, sheet 5& 6).
Waivers are required, because building directional signage is limited to a height of four
(4) feet, and a copy area of four (4) square feet by the City's sign code. Most of the
existing vehicular directional signs will remain in the same locations. Two (2) signs will
be shifted from their current locations for increased visibility at decision making points
and two (2) signs will be eliminated (see DTAG Wayfinding design booklet, sheet 45, for
entrance monument and vehicular directional sign locations).
Gateway siqns
Three (3) "gateway" sign structures are proposed to help direct patrons around the
center and to the parking garage. The first gateway sign crosses over Lake Victoria
Gardens Parkway at the southeast corner of the center adjacent to the Yard House.
The second gateway sign is located at the northwest side of the center adjacent to
TooJays. The third gateway sign is located at the driveway that leads from Lake
Victoria Gardens Parkway to the parking garage, near the Cheesecake Factory (see
DTAG Wayfinding design booklet, sheet 47, for gateway sign locations). Each of these
signs will be over 21 feet high, and designed to have vehicles drive beneath the
structures with a vehicular clearance of 15 feet, 8 inches. The gateway signs will be
constructed from concrete, brushed aluminum, steel, and translucent blue lexan panels
(see Materials Examples, sheet 43.2 & 43.3). The gateway signs are proposed to
feature prominent signage guiding people to the free parking garage, and would include
"Downtown" identification and logo and tenant names. The concept is to give drivers an
early and clear indication of the direction of the parking garage and major tenants
before they decide to park in the closest surface parking lot (see DTAG Wayfinding
design booklet, sheet 13 — 18, 20 — 22).
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PCDA-11-05-000011
Page 7 of 19
This type of signage has not proposed in the City previously. Consequently, staff had to
determine how to classify it and whether to support the waivers to allow it. The gateway
signs have been classified as directional signage. The applicant is requesting waivers
to allow large size and copy area of the proposed signs (see waivers 7& 8). Staff does
not support the waivers, because the gateway sign is out of scale with the two (2) story
design of the shopping center and could set a precedent for this type of sign for other
shopping centers, such as the Gardens Mall or Legacy Place (see waiver analysis).
Column directional si.qn
The applicant is proposing this type of signage to add color and to provide directional
information on existing columns located near the entrance walkways leading into the
shopping center (see DTAG Wayfinding design booklet, sheet 46, for column sign
locations). The column signs will be color coded to designate different areas of the
shopping center and related parking fields. The signage will_consist of a colored _
aluminum case on the front of the column with backlit aluminum lettering giving the
entrance name, and vinyl lettering providing directional information (see DTAG
Wayfinding design booklet, sheets 8, 9, 10, & 12). The column signs are designated as
directional signs and require waivers to exceed the maximum height and copy area
required by code (see waivers 9& 10). Staff supports the waivers, because the column
signs are in character with the new color theme of the shopping center. They provide
useful information for patrons entering the shopping center and are not out of scale with
the shopping center.
Carousel directional siqn
The pedestrian entrance between Whole Foods and Z-Gallerie has been designated as
the "Carousel" entrance. This narrow pedestrian pathway leads directly to the carousel
courtyard; however, it is underutilized because it is difficult to see from the parking area.
The applicant is proposing modifications through a concurrent administrative approval
request designed to increase the walkway's visibility through the addition of colorful
overhead sails, removal of landscape beds to widen the walkway, and the addition of
potted palms, framed posters, and outdoor seating within the walkway. In addition to the
column directional sign (described above) and an additional Downtown identification
wall sign (described below), this petition proposes a carousel directional sign to add
visibility and give an identity to this entrance walkway. The carousel directional sign will
be an 18 feet tall column with the words "Downtown" and "Carousel" written vertically on
the sides with a four-sided carousel logo at the top (see DTAG Wayfinding design
booklet, sheet 22.2). The Carousel sign will replace an existing pedestrian light pole;
however, it will serve as a light fixture itself.
Because this type of signage has not been proposed in the City previously, staff has
designated it as a directional signage. Waivers have been requested since the sign
exceeds the maximum size of a directional sign and the maximum copy area (see
waivers 11 & 12). Staff supports the waivers, because the carousel sign is an
appropriate scale for the shopping center and in character with the carousel approved
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 8 of 19
as a central public art feature for the center. Furthermore, although the carousel sign
will be visible from the Whole Foods parking area, it will not be visible from outside the
project.
Additional principal wall siqns
Two (2) additional principal structure wall signs are proposed. This will require an
increase to the previously approved waiver that allowed seven (7) project identification
signs on four (4) buildings (see waiver 15).
An additional "Downtown" identification wall sign is proposed at the Carousel entrance
(see DTAG Wayfinding design booklet, sheet 11). Staff supports the waiver to add this
sign, because it is similar in design and appearance to the other powntown
identification sign. The sign is smaller in size than the other identification signs, in
_ keeping _with_ this _smaller entranceway, _ and _will provide additional visibility of the
pedestrian walkway from the parking lot.
In addition, a parking garage identification sign is proposed on the stairwell tower on the
southern fa�ade of the garage (see DTAG Wayfinding design booklet, sheet 19). The
sign will be orange and blue to reflect the color scheme assigned to the parking garage.
Staff supports the waiver to give added directional assistance to drivers looking for the
parking garage. The sign will be visible from Lake Victoria Gardens Parkway within the
site, but should not be visible from outside the project.
Pedestrian Brid.qe Siqn (changeable copy)
The applicant proposes a large aluminum frame to display vinyl changeable copy signs.
The changeable copy frame would allow DTAG to promote its various special events
without having to hang temporary banner signs (see DTAG Wayfinding design booklet,
sheet 22.1). When not needed for a special event sign, the frame would be used to
post directional signage, such as directions to the free parking garage. The frame is
much larger (293 square feet) than a principal structure wall sign (90 square feet) or a
special event banner sign allowed by code (32 square feet). Staff does not support the
waivers needed to provide this type of signage (see waivers 13 & 14). Staff has
consistently recommended denial of changeable copy signs, except in
public/institutional zoning districts, and the magnitude of the sign is not justified by the
applicant (see waiver analysis, pages 10 & 15).
JuniorAnchor Tenant Siqns
The applicant is requesting approval of 14 additional second floor wall signs on the
exterior of Building A(aka: the Cobb movie theatre building) ranging in letter height from
36 to 42 inches, with larger logo sizes (see DTAG Wayfinding design booklet, sheets
22.3 — 22.8). The applicant believes this additional signage is needed to provide
visibility to ground floor tenants within the center that do not have exposure to the
western parking field. Staff does not support the waivers needed to provide these
Meeting Date: November 1, 2011
PCDA-1 1-05-00001 1
Page 9 of 19
additional tenant signs. The applicant has not taken advantage of previously approved
waivers already available for tenant signs on Building A. In addition, the multitude of
tenant signs may create a cluttered appearance and detract from the clean, modern
look of the architecture. Consequently, approval of the waiver is not justified (see
waiver analysis, pages 11, 16 & 17).
Other master si.pn plan repuests
There are a number of other sign requests that do not require waivers; however, they
still require approval as part of the master sign plan. These sign amendments include:
• Adding a colored aluminum or acrylic panel behind the project identification wall
signs (see DTAG Wayfinding design booklet, sheet 7) to highlight the
"Downtown" lettering from the building background.
• Internal identification and directional signage. A number of signs internal to the
site have'previously received administrative approval from the City (ADMN-10-
11-000383). Exhibits of these signs have been included with the current petition
to show the consistency of the signage theme throughout the project and to have
all the site's wayfinding signage together in one place (see DTAG Wayfinding
design booklet, sheet 23 — 28; 30 - 34).
• SurFace parking identification signs. Color coded signs are proposed on the lamp
poles within the surface parking areas to assist patrons in navigating the center.
The City's sign code does not have specific regulations regarding this type of
signage. The Police Department is supportive of the color coded parking
identification signage from a public safety stand point. Staff recommends
approval of these signs as part of the overall master sign plan.
Landscapinq
For the most part, landscaping will not be altered by the proposed signage
modifications. In a few locations, where the new gateway sign�ge is proposed,
landscaping may need to be relocated, or removed and replaced. There are two (2)
crape myrtles near the proposed parking garage entrance that need to be relocated due
to the location of an existing stop sign. To correct this existing conflict, the City Forester
has recommended the trees be relocated as part of this petition. Around the base of a
few of the modified monument signs, additional landscaping will be added to enhance
the areas around the taller signs. Other than these minor adjustments, impacts to
landscaping will be minimal.
Waiver Requests
The applicant is requesting 19 waivers with this petition (see Table 2).
(The remainder of this page is left intentionally blank.)
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 10 of 19
I aple 1. waiver Kequests
Code ' Requirement Required Proposal Waiver Sta#f
Section Support
1 78-285, Maximum ground sign height 10'-0" 16'-4" 6'-4" Approval
Table 24 (Primary sign) (1)
2 78-285, Maximum ground sign height 10'-0"' 11'-7" 1'-7" Approval
Table 24 Seconda si n (2
3 78-285, Ground sign landscape area 11'-7" 1'-0" 10'-7" Approval
Table 24, shall not be less than height (3)
Note (2) of sign (Kyoto Gardens Dr &
Lake Victoria Gardens Pkwy)
4 78-285, Ground sign landscape area 11'-7" 9'-4" 2'-3" Approval
Table 24, shall not be less than height (4)
Note (2) of sign (Alt. A1A & western
entrance)
5 78-285, Building directional signs: Approval
Table 24 Maximum height 4'-0" 8'-7° 4'-7" (5 & 6)
(Vehicular directional signs)
6 78-285, Building directional signs: Approval
Table 24 Maximum copy area 4 sf 12 sf 8 sf (5 & 6)
(Vehicular directional signs)
7 78-285, Building directional signs: Denial
Table 24 Maximum height 4'-0" 21'-0" 17'-0" (7 &8)
(Gateway directional signs)
8 78-285, Building directional signs: Denial
Table 24 Maximum copy area 4 sf 145 sf 141 sf (7 &8)
Gatewa directional si ns
9 78-285, Building directional signs: Approval
Table 24 Maximum height 4'-0" 23'-0" 19'-0" (9 & 10)
(Column directional signs)
10 78-285, Building directional signs: Approval
Table 24 Maximum copy area 4 sf 45 sf 41 sf (9 & 10)
Column directional si ns
11 78-285, Building directional signs: Approval
Table 24 Maximum height 4'-0"; 18'-0" 14'-0" (11 & 12)
(Carousel directional sign)
12 78-285, Building directional signs: Approval
Table 24 Maximum copy area 4 sf 25 sf 21 sf (11 & 12)
(Carousel directional sign)
13 78- Prohibited Signs: Prohibited Frame for To allow Denial (13)
284(g)(6) Changeable copy sign changeable changeable
(Pedestrian Bridge sign copy sign copy sign
frame)
14 78-285, Wall sign: Maximum size 90 sf 293 sf 203 sf Denial (14)
Table 24 (Pedestrian Bridge sign
frame)
15 78-285, Principal wall sign: 7(approved 9 2 Approval
Table 24 Maximum number of Principal by previous (15)
Structure signs waiver)
(Downtown identification sign
at Carousel entrance; Parking
Garage ID Lo o sign)
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 11 of 19
Table 2. Waiver Requests (continued)
Code Requirement Required Proposal Wai�er Staff
Section Support '
16 78-285, Wall signs for ground floor Denial
Table 24 tenants: (16 & 17)
Maximum letter hei ht 24" 42" 18"
17 78-285, Wall signs for ground floor Denial
Table 24 tenants: (16 & 17)
Maximum copy area 70 sf 213 sf 143 sf
18 78-285, Wall signs for ground floor
Table 24 tenants: 1St floor 2�d floor 1 floor Denial (18)
Location
19 78-285, Wall signs for ground floor 6 additional 14
Table 24 tenants: tenant signs additional
Number of signs for Bldg. A tenant 8 signs Denial (19)
(approved signs for
by previous g�dg. A
waiver)
1) Primarv qround siqn. The applicant requests a waiver from City Code Section 78-
285. Table 24. to allow one (1) primary ground sign, located at the northwest corner
of Alternate A1A and Kyoto Gardens Drive, to be 16'-4" in height. However, the
code allows a maximum height up to 10 feet, requiring a waiver of 6'-4". This sign is
currently 11'-8" in height and was previously approved as an exhibit to the
administrative approval (ADMN-05-06-000011), which set the ground sign locations
and designs in 2005. The proposed waiver will allow for a red colored insert to be
added to the existing sign to display five (5) tenant names. The full 16'-4" of
additional height will only be added to one side of the sign for display of tenant
names. The proposed insert is in scale with the size and width of the body of the
sign and its base. The body of the sign will remain 8'-5" in height, including the
base. A curved blue aluminum insert 12'-5" will replace the existing translucent
rectangular insert. In summary, the waiver allows the sign to maintain the general
character of the previously approved design, while adding a splash of color and
greater exposure for the center's retail tenants. Staff recommends approval of the
waiver request.
2) Secondarv qround siqns. The applicant requests a waiver from City Code Section
78-285. Table 24. to allow seven (7) secondary ground signs, located at entrances
into the DTAG shopping center (two (2) at the western entrance from Alternate A1A,
two (2) at the southern entrance from Kyoto Gardens Drive, one (1) at the northwest
corner of the intersection of Kyoto Gardens Drive and Lake Victoria Gardens
Parkway, and two (2) at the northern entrance from Gardens Parkway), to exceed
the 10'-0" maximum height requirement by 1'-7" in order to allow signs with an
overall height of 11'-7". The waiver does not include the existing, off-site sign
located at the corner of PGA Boulevard and Lake Victoria Gardens Parkway. The
secondary ground signs are similar in appearance to the primary ground sign;
however, they are smaller in scale. The body of the sign will remain 6'-8" in height,
including the base. The height of the sign, including the curved blue aluminum
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 12 of 19
insert, is 9'-3". The only portion af the sign that will exceed the maximum height
restriction will be the red colored insert displaying the five (5) tenant names. The
waiver allows the proposed sign to maintain the general appearance of the
previously approved design, while adding color to increase visibility and increase
exposure for the center's retail tenants. Staff recommends approval of the waiver
request.
3) Ground siqn landscapinq at Kvoto Gardens Drive and Lake Victoria Parkwav. City
Code requires the landscape area to be at least as wide as the height of the sign.
The applicant requests a waiver from City Code Section 78-285. Table 24. Note (2)
to allow the landscape area around the base of the ground sign to be less than
required. Therefore, a 10-foot high sign would require 10 feet of landscaping around
the front and sides of the sign. The existing sign location at the corner of Kyoto
Gardens Drive and Lake Victoria Gardens Parkway was previously approved with
only one (1) foot of landscaping between the base of the sign and the sidewalk on
one (1) side, and the base of the sign and the roadway on the other side. Because
the proposed amendment increases the height of the signs te 11'-8", the amount of
required landscaping is increased by the same amount. The waiver will be for 10'-8"
to allow the 11'-8" required landscape area to be reduced to 1'-0", as it exists today.
Since the existing sign location was previously approved in 2005, the increase of 1'-
8" to the sign height does not have a significant impact on the condition of the
existing sign location or landscaping. Staff recommends approval of the waiver
request.
4) Ground sign landscapinq at western entrance to Alternate A1A. This waiver is for
the sign located on the southern side of the western entrance into the shopping
center from Alternate A1A. Similar to waiver request 3, this is a waiver request from
City Code Section 78-285. Table 24. Note (2) regarding the amount of required
landscaping around the base of an existing ground sign. In this case, the waiver is
needed only for 2'-3", since the sign has 9'-4" feet of landscaping at one (1) corner
between the sign base and the sidewalk. The remainder of the sign has enough
landscaping to meet code requirements. The applicant is proposing additional
landscaping around the base of this sign and several of the other secondary ground
signs to enhance the appearance of these areas. Staff recommends approval of the
waiver request.
5& 6) Vehicular directional siqns. The applicant requests a waiver from City Code
Section 78-285. Table 24. to allow building directional signage to exceed the
maximum height requirement of four (4) feet by 4'-7" to allow vehicular directional
signs to be 8'-7" in total height, and a waiver request to allow the directional signs to
exceed the maximum four (4) square feet of copy area by eight (8) square feet to
allow directional signs to have a total of 12 square feet of copy area. The previous
master sign plan approved the size and locations of these directional signs. Fifteen
(15) vehicular directional signs currently exist at DTAG. The proposed master sign
plan eliminates two (2) of these signs and relocates two (2) signs by shifting them
closer to decision points. The vehicular directional signs were approved in 2005 as
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 13 of 19
part of the administrative approval that determined the sign locations for the overall
master sign plan. The proposed master sign plan adds color inserts that match the
theme of the ground signs, which increases the overall height by seven (7) inches
from the previously approved sign design. Staff recommends approval of these two
(2) related waiver requests.
7& 8) Gatewav directional siqns. The applicant requests a waiver from City Code
Section 78-285. Table 24. to allow building directional signage to exceed the
maximum height requirement of four (4) feet by 17 feet to allow three (3) "gateway"
directional signs to be 21 feet in total height, and a waiver to allow the gateway signs
to exceed the maximum four (4) square feet of copy area by 141 square feet to allow
the proposed gateway signs to have a total of 145 square feet of copy area. The
actual "gateway" feature proposed is not a typical directional sign. However, staff
had to determine how to classify this type of signage and whether to support the
waiver to allow it. For this reason, the gateway signs have been classified as
directional signage, and waivers are needed to allow for the large size of the signs.
The purpose given by the applicant for the gateway signage is to guide visitors to the
free parking garage at key decision points, and to identify the direction of major
tenants within the plaza. While the purpose for the proposed signage is reasonable,
the scale and design of the gateway signs is not justified. Staff believes the existing
vehicular directional signage can be adapted to better guide patrons to the parking
garage and the gateway signs are not necessary for this purpose.
In addition, the an additional four (4) to seven (7) tenant names are proposed on the
fronts and backs of the gateway signs located near TooJays and Yard House; a total
of 19 new tenant sign locations. This is a large proliferation of signage, especially if
the request to add tenant names to the eight (8) on-site monument signs is granted.
Staff analyzed the proposed gateway sign computer renderings and visited the site
to determine how the gateway signs fit with the existing scale and design of the
shopping center. Staff also researched other entertainment centers to see if similar
signage had been utilized and did not find examples of gateway signs similar to the
ones requested. The proposed gateway signs are similar to airport directional signs,
which are designed for much larger scale facilities with more traffic and faster travel
speeds. At the proposed locations within DTAG, patrons are traveling slowly and
the large-scale gateway signs are not warranted.
Staff does not support these two (2) waivers, because the gateway signs are out of
scale with the two (2) story design of the shopping center, and the large size of the
signage has not been adequately justified by the applicant. DTAG already has a
substantial number of vehicular directional signage to guide vehicles around the
center and to the parking garage. In addition, staff is concerned that approval of the
gateway signs could set a precedent for this type of sign for other shopping or
entertainment centers in the City, such as the Gardens Mall or Legacy Place. Staff
recommends denial of these two (2) related waiver requests.
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 14 of 19
9& 10) Column directional siqns. The applicant requests a waiver from City Code
Section 78-285. Table 24. to allow building directional signage to exceed the
maximum height requirement of four (4) feet by 19 feet to allow four (4) "column"
directional signs to be 23 feet in total height, and to allow the column signs to
exceed the maximum four (4) square feet of copy area by 41 square feet to allow the
proposed gateway signs to have a total of 45 square feet of copy area. The column
signs will be located at the four (4) main pedestrian entrances into the shopping
center.
The column signs are not typical directional signs, because they are not stand-alone
signs and exceed size requirements. The proposed directional signage will be
incorporated onto existing columns located at the pedestrian entrances into the
central shopping area from the surrounding parking and valet service areas. The
signs will be color coded and include the entrance names (i.e., Boulevard, Carousel,
Centre Court West, and Centre Court East) to assist patrons in navigating the
center. The column signs will also include directions to significant tenants and
destinations. The signs will be visible from the parking areas and Lake Victoria
Gardens Parkway, but will not be visible from outside the development.
The column signs will assist patrons, and are consistent with the design and color
themes of the master sign plan. Staff supports the waiver because the column
signs are a creative way to add color and interest to existing architectural features,
while providing useful information to patrons without increasing the number of stand-
alone directional signs. Since these signs are built into the existing architecture,
they are not out of scale with the center. The column signs also tie-in with the color-
coded lamp post signs in the parking areas and with the new colored backings to the
existing Downtown wall signs. Staff recommends approval of these two (2) related
waiver requests.
11 & 12) Carousel directional siqn. The applicant requests a waiver from City Code
Section 78-285. Table 24. to allow building directional signage to exceed the
maximum height requirement of four (4) feet by 14 feet to allow a"carousel"
directional sign to be 18 feet in total height, and a waiver request to allow the
carousel sign to exceed the maximum four (4) square feet of copy area by 21 square
feet to allow the proposed carousel signs to have a total of 25 square feet of copy
area.
Since this type of sign has not been requested in the City previously, staff classified
the sign as a large directional sign. The carousel sign is designed to draw attention
to an underutilized pedestrian entranceway. This entranceway is narrower than the
others within the plaza, and is difficult to see. Since this walkway is the most direct
path from the parking lot to the carousel, it is ideal for families to use. However,
according to the applicant many patrons do not know about this entrance. The
creative and fun design of the carousel sign is in character with the courtyard area
and the carousel itself, which was approved as public art. Also, although visible
Meeting Date: November 1, 2011
PCDA-11-05-0000'I 1
Page 15 of 19
from the Whole Foods parking lot, the carousel sign will not visible from a public right
of way or from outside the project. Because the Carousel sign is an appropriate
scale for the shopping center and in character with the carousel approved as a
central public art feature for the center, staff supports approval of these two (2)
related waiver requests.
13)Pedestrian bridqe siqn frame (chanqeable copv). The applicant requests a waiver
from City Code Section 78-284(g)(6), which regulates prohibited signs to allow a
changeable copy sign. The proposal is to add an aluminum frame onto the side of
the pedestrian bridge to display vinyl changeable copy signs. The changeable copy
frame vvould be used to advertise various special events held at the DTAG without
having to hang temporary banners each time. While staff understands the
advantage of designating one specific location for temporary signs, the proposal
creates its own set of regulatory issues.
Currently, special event signage is regulated by Section 78-187. Special Events, and
Section 78-290. Temporary Signs, of the City's Land Development Regulations.
These sections restrict the number of special events and the number, type, and size
of signage allowed for special events. Staff is concerned that approval of the
changeable copy frame would make these regulations more difficult to enforce.
In addition, City staff has consistently recommended denial of changeable copy
signs within commercial projects. If approved, changeable copy signs are extremely
difficult to regulate, considering that the City may regulate type, size, or location of
signage, but not signage content. Once a changeable copy sign is approved for a
commercial project, it may set a precedent for other commercial developments to
follow. If some future waiver requests for changeable copy signage are approved
while others are denied, it could open the door to questions of fairness and freedom
of speech rights, which could lead to legal challenges to the City's Land
Development Regulations or sign code. Therefore, staff recommends denial of the
waiver request for the changeable copy sign.
14)Pedestrian bridqe siqn frame (maximum wall sign size). The applicant requests a
waiver from City Code Section 78-285. Table 24. to allow a wall sign of 293 square
feet, which is 203 square feet larger than the maximum allowable size for a principal
tenant sign of 90 square feet. The waiver is requested to allow a large aluminum
frame for the display of vinyl changeable copy signs on the pedestrian bridge. It is
important to note that the maximum size allowed for special event banner signs is 32
square feet. While the applicant does explain that the sign frame will allow for the
neat display of temporary, special event signs, the magnitude of the sign is not
justified. Staff recommends denial of the waiver request for the maximum wall sign
size.
15)Principal wall siqns. The applicant requests a waiver from City Code Section 78-
285. Table 24. to allow a total of nine (9) principal structure walls signs (aka: project
identification signs) where a total of seven (7) project identification signs on four (4)
Meeting Date: November 1, 2011
PC DA-11-05-000011
Page 16 of 19
buildings were previously approved by waiver for the project (Resolution 212, 2003,
waiver 10).
An additional "Downtown" identification wall sign is proposed at the Carousel
entrance. Staff supports the waiver to add this sign, because it is similar in design
and appearance to the other powntown identification sign. The sign is smaller in
size than the other identification signs in keeping with this smaller entranceway, but
will lend additional visibility of the pedestrian walkway from the parking lot. Also, the
carousel entranceway is the only entrance into the shopping center that does not
currently have a"Downtown" identification sign.
A parking garage identification sign is proposed on the stairwell tower on the
southern fa�ade of the garage. The sign will be orange and blue to reflect the color
scheme assigned to the parking garage. Staff supports the waiver to give added
directional assistance to drivers looking for the parking garage. The sign will be
visible from Lake Victoria Gardens Parkway within the site; however, it should not be
visible from outside the project.
Staff supports the addition of two (2) additional project identification signs, because
they are consistent with the site's existing signage and will assist patrons in locating
the carousel entranceway and the parking garage. Staff recommends approval of
the waiver request to add two (2) additional project identification signs.
16 & 17) Wall siqns for qround floor tenants (maximum letter heiqht and copy area).
The applicant requests a waiver from City Code Section 78-285. Table 24. To allow
ground floor tenant wall signage on the exterior elevations of the theater building to
exceed the maximum height requirement of 24 inches by 18 inches'to allow tenant
signs to be 42 inches in total height, and a waiver to allow the ground floor tenant
signs to exceed the maximum 70 square feet of copy area by 143 square feet to
allow the proposed tenant signs to have a total of 213 square feet of copy area.
The requested letter height (42 inches) is larger than the principal tenant letter height
(36 inches) allowed by City Code. It is important to note that there are five (5)
previously approved exterior sign locations on the north and west elevations of
Building A that have not been utilized. The approval also allowed these signs to be
36 inches in height. Staff does not support the waiver for the letter height increase
to 42 inches, nor the increase in allowable copy area to 213 square feet for
additional ground floor tenant signs. Staff recommends denial of these two (2)
related waiver requests.
18)Wall siqns for qround floor tenants (location of siqns above first floor). The applicant
requests a waiver from City Code Section 78-285. Table 24. to allow ground floor
tenant to have wall signage on the exterior elevations of the theater building, above
the second floor line, where City Code states that ground floor tenant signs shall not
be located above the second floor line or above the building parapet.
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page17of19
It is important to note that there are five (5) previously approved exterior sign
locations on the north and west elevations of Building A that have not been utilized,
which allow signage above the second floor line. Statf recommends denial of the
waiver request to allow signage above the second floor line for additional ground
floor tenant signs.
19)Wall signs for qround floor tenants (number of siqns). The applicant requests a
waiver to allow a total of 14 additional wall signs for ground floor tenants where a
total of six (6) additional wall signs were previously approved by waiver for Building
A(Resolution 91, 2003, waiver 8). The requested signs are in addition to the 10
tenant wall signs previously approved on the exterior of Building A by right. It is
important to note that several approved ground floor tenant sign locations on
Building A have not been utilized. Staff has serious concerns about the appearance
of Building A if another eight (8) signs are allowed along its exterior facades.
The applicant states that requested ground floor tenant wall signs, also called
"Junior Anchor Tenant Signs," will provide additional exposure to the western
parking field for tenants that are located near, but necessarily in, Building A, and will
assist customers in locating these tenants. While staff agrees that a large number of
patrons do approach the center from the western parking field, unless a tenant sign
is located directly above the store entrance, additional signage facing a parking lot
will give little directional help. The center currently has several types of signs
available to give tenants exposure and guide customers to their stores, including:
• Principal tenant and ground floor tenant wall signs locations approved
throughout the exterior and interior of the shopping center;
• Vehicular directional signs, which may include tenant names and direction
arrows; and
s Pedestrian directional signs, which may include maps of shop locations.
In addition, staff supports many of the wayfinding elements in this petition, including
the addition of up to five (5) tenant names on each of the eight (8) monument signs.
Staff does not agree with the applicant's explanation that the additional exterior
tenant signage is needed to help patrons find individual shops. While the requested
signage may help national tenants to further promote their brand, it will do little to
assist in locating individual stores. The additional requested ground tenant wall
signage will clutter the exterior fa�ade of Building A. The proposed appearance will
be more similar to the fa�ade of an outlet mall than that of an entertainment center
located in the heart of Palm Beach Gardens. Also, the tenant wall signs are not
likely to assist patrons as much as the other wayfinding signs provided in this
petition. Staff recommends denial of the eight (8) additional Junior Anchor Tenant
Signs.
Meeting Date: November 1, 2011
PCDA-1 1-05-00001 1
Page 18 of 19
Waiver Justification Criteria
The applicant provided a justification statement addressing the waiver criteria for the
overall master sign plan wayfinding amendment package. While the overall wayfinding
aspect of the proposal does meet the waiver criteria, several of the specific waiver
requests have not been adequately justified by the applicant, specifically in regard to the
quantity and scale of the increased signage.
There are no enhancements proposed to the Center other than increases in
landscaping around the base of the seven (7) monument signs increasing height, and
the removal of two (2) vehicular directory signs. There were no enhancements provided
to mitigate the gateway signs, the large changeable copy sign proposed for the
pedestrian bridge, the additional tenant wall signs, or the increased size of the proposed
tenant wall signs, other than the investment being made in renovating the signs
themselves. No increase of landscaping was proposed in the locations of the three (3)
gateway signs. There was no justification to explain why a changeable copy sign
should be permitted for a commercial land use, or how Downtown at the Gardens differs
from other retail commercial developments that may want to promote special events
using a permanent changeable copy sign location. While staff supports the
directional/wayfinding aspects of the ovarall master sign plan amendment, staff has
serious concerns about the granting of the gateway signs, the changeable copy frame
on the pedestrian bridge, and the additional over-sized tenant wall signage, which
constitute significant departures from the City's sign code.
COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC)
On June 1, 2011, the subject petition was reviewed by the Development Review
Committee (DRC). The applicant submitted responses and revised plans on August
17th and August 25t". DRC staff reviewed these submittals and sent additional
comments to the applicant on August 31 St. The applicant resubmitted responses and
revised plans to address the August 31St comments on September 12t": DRC staff
reviewed all of resubmitted materials. At this time, all comments related to the project
have been satisfied, except for a few minor technical comments by Planning and
Zoning, Forestry, Engineering, and the Seacoast Utility Authority. All remaining
comments will be satisfied prior to scheduling for City Council review, or will be
incorporated as conditions of approval.
The City Forester's remaining comments relate to ensuring that any existing
landscaping conflicts with traffic signs are eliminated, identifying any landscaping
potentially displaced by new signage, and detailing plant materials removed, relocated,
or added to determine if there will be a net loss or gain of points from the proposed
changes. The applicant will be required to show no net loss of landscaping prior to
scheduling for City Council review.
Meeting Date: November 1, 2011
PCDA-11-05-000011
Page 19 of 19
Engineering and the Seacoast Utility Authority stated that the exact location of new
signage may need to be adjusted in the field to account for underground utility lines and
easements, site visibility triangles, and other site specific issues.
The Police Department is generally in favor of increased directional signage and
increased visibility provided by adding color to the signage, and specifically favored the
numbering and color coding of the light poles in the parking areas to help in locating
missing vehicles.
STAFF RECOMMENDATION
Staff recommends APPROVAL of Petition PCDA-11-05-000011, including approval of
11 waivers, and denial of eight (8) waivers, as presented.
�.�1 �. � ♦.. ��. • : . [� � ' �r
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Planning and Zoning Division
Growth 1Vlanagement I?epartment
CITY OF PALM BEACH GARDENS
1OS00 I�torth Military Trail
Palm Beach Gardens, FL 33410
(561) 799-4243 Fax (561) 799-4281
Request•
OPlanned Community Development (PCD)
QPlanned Unit Development (PUD)
aAmendment to PCD, PUD or Site Plan
QConditional Use
Amendment to the Comprehensive Plan
Administrative Approval
aAdministrative Appeal
Project Name: Downtown atthe Gardens
Owner: Downtown at the Gardens Associates Ltd
Applicant (ifnot Owner): Owner
Applicant's Address: 5410 Edson Ln Suite 220
��c�����-- � � �� �r� -� �;�k��; r r
aAnnexation
QRezoning
�Site Plan Review
QConcurrency Certificate
�ITime Extension
Date Subrnitted:
�
Telephone No. 301-816-1555
Agent: Kevin Berman ! Donaldson Hearing of Cotieur & Hearing Inc.
Contact Person: Kevin Berman
E-Mail: kberman@bermanenterprises.cor
Agent's Mailing Address: 11701 Lake Victoria Gardens Ave, Suite 22Q3, Palm Beach Gardens, FL 33�
Agent's Telephone Number: 301-520-3900
IPetition Number:
IApplication $ _
Receipt Number:
FOR OFFICE USE ONLY
Date & Time Received:
Engineering $
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Architect: N/A
N/A
Engineer:
Don Hearing, Cotleur and Nearing 1934 Commerce Lane, Suite 1, Jupiter, F� 33458
Planner:
N/A
Landscape
Site InfOrmation: Note: Petitioners s�all submit electronic digital �les of
approved projects. See attachment for details.
Downtown at the Gardens
General Location:
11701 Lake Victoria Gardens Ave. Palm Beach Gardens, FL 33410
Address:
Section: 06 Township: 42 Range: 43
52-43-42-06-14-001-0000
Property Control Number(s):
48.76 PCp PCD
Acreage: Current Zoning: Requested Zoning:
Flood Zone Base Flood Elevation (BFE) — to be indicated on site plan
Professional Office (PO)
Current Comprehensive Plan Land Use Designation:
Shopping Center Shopping Center
Existing Land Use: Requested Land Use:
N/A
Proposed Use(s) i.e. hotel, single family residence, etc.:
N!A
Proposed Square Footage by Use: _
Proposed Number and Type of Dwelling Unit(s) i,e. single family, multifamily, etc. (if applicabie):
N/A
Justification
2
Information concerning all requests (attach additional sheets if needed.)
{Section 78-46, Application Procedures, Land Development Regulatians}
The applicant is requesting an amendment to the approved
1. Explain the nature of the request:
master signage plan ior the shopping center. The new sign plan includes new way-finding signs
as well as new tenant identificatian signage to befter direct visitors while in the center.
2. What will be the impact of the proposed change on the surrounding area?
The proposed signs will not impact the surrounding area.
3. Describe how the rezoning request complies with the City's Vision Plan and the foilowing elements
of tbe City's Comprehensive Plan — Future Land Use, Transportation, Housing, Infrastructure, Coastal
Management, Conservation, Recreation and Open space, Intergovernmental Coordination and Capital
Improvement.
Not applicable.
4. How does the proposed project comply with City requirements for preservation of natural resources
and native vege#ation (Section 78-301, Land Development Regulations)?
Nofi applicable.
5. How will the proposed project comply with City requirements for Art in Pub�ic Places (Chapter 78-
261, Land Development Regulations)?
Not applicable.
6. Has project received concurrency certification?
Yes
Date received: 2003
Le�al Description of the Subiect Propertv
(Attach additional sheets if needed)
Or see attached deed for legal description.
Location
The subject property is located approximately 0 mile(s} from the intersection of
���Q �� � 1,� � G� 7`i�`�"��i the�north ✓�ast,�outh�avest side of _,
Afternate A1 A (street/road).
Statement of Ownership and Desi�nation of Authorized A�ent
Before me, the undersigned authority, personally appeared
Kevin Berman who, being by me %rst duly sworn, on oath deposed and says:
�
i
2.
3
That he/she is the fee simple title owner of the property described in the attached
Legal Description.
That he/she is requesting PCD Amerld�'tet�t
City of Palm Beach Gardens, Florida.
That he/she has appointed Cotleur & Hearing, Inc.
as authorized agent on his/her behalf to accomplish the above project.
Do�itc�uvn at the Gardens Associates Ltd
S �r�nature of Owner
5410 Edsan Ln Suite 220
Street Address
P. O. Box
301-816-1555
Telephone Number
kberman@bermanenterprises.com
E-mail Address
��r�� �,��'�1��� 1��'
By: Name/Title
Rockviile, MD 20852
City, State, Zip Code
City, State, Zip Code
301-816-1556
Fax Number
Sworn and subscribed before me this ��' day of ,I "`� `� ,�� ��
. �
�
Notary Public
My Commission expires:
����� ����
NQTARY pUgLIC�TATE OF FI,ORIDA
:,��""'' Bertha 5usana Parsons
,�=Commission #DD973856
� Eatpires; MAR, 23, 2014
&ONDED THRU ATLA,ti'TTC SOh'DLVG CQ� TNq
5
the
to act
Applicant's Certification
1/We afium and certify that I/we understand and will comply with the land development regulations of
the City of Palm Beach Gardens, Florida. I/WE further certify that the statements or diagrams made on
any paper or plans submitted herewith are txue to the best of my/our knowledge and belief. Further,
Uwe understand that this application, attachmes� , and ap lication filing fees become a part of the
official records of the City of Pa each `~ ns, F� and are not returnable.
Applicant is: %�
ignature of Applicant
�wner
❑Optionee
aLessee
� Agent
❑Contract Purchaser
Kevin Berman
Print Name of Applicant
5410 EDSON LN STE 220
Street Address
ROCKVILLE MD 20852 3195
City, State, Zip Code
301-816-1555
Telephone Number
301-816-1556
Fax Number
kberman@bermanenterprises.com
E-Mail Address
0
} � Palm Beach Gardens Growth Martagement Department
90500 North Milifary Traii, Pafm Beach Gardens, FL 33490
561-799-4230
Permit #
Financial Responsibilitv Form
The owner understands that all City-incurred professionai fees and expenses associated with the
processing of this appEication request are ultimately the responsibility of the owner. A securify
deposit shall be deposited in an interest-bearing accaunt with any accrued interest to be retained by the
City of Palm Beach Gardens.
The owner and/or designee shall be invoiced on a monthly basis for professional fees such as, but not
limited to, consultant engineering services, legal services, advertising costs, and/or any other costs
attributabfe fo the processing of the permit for which the City incurred during the previous month. The
owner andlor designee shall reimburse the City within thirty (30) days fram date of invoice. If payment is
not received, the City may utilize the securify deposit for re-imbursement purposes. All activities related
to the pending permit(s) wiil cease until any outstanding invoices are paid.
The owner/designee further understands fhat transfer of this responsibiiity shalf require a
completed form, signed and notarized by the responsible party, and delivered to the City Growth
Management Department if the name and/or address ofi the responsible party changes at anytime
durin p' aiion view rocess.
�
��
ner gnature D te
Kevin Berman
Owner printed name
DESiGNEE/BILL TO:
Downtown at the Gardens Associates LTD
5410 EDSON LN STE 220
52-43-42-06-14-001-0000
Praperty Confrol Number
Designee Acceptance Signature
ROCKVILlE, MD 20852 3195
NOTARY ACKNOWLEDGEMENT
STATE OF � 1 � cP'i (1 �—
COUNTY OF �� w'� � �- °�-t�°1
�-.
I hereb certify that the fore oing instrument was acknowledged before me this � day of
� , 20�, by �.'-�°� �1 ��r -�^�.✓� . He or she is personally known
to me or has produced as identification.
� �� '�`'({y-�yy/��� TvpTAgy pUBLIGSTATE OF FLOTtIDA
Notary public signature ''� Bertha Susara Parsons
;�,: Commission #~DD973856
' Fixpires: Mt!R, 23, 2014
�. � U� G{; 9\ �. `�F�. i�� � Njs' BO\'pEll'IHRG �1TLh\T[C HU;�'DING C0.,ING
Printed name
State of at-farge My Commission expires: ��J r�{-
/
i � ,
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� i.
Landscape Architects I Land Planners I Environmental Consultants
1934 Commerce Lane • Suite 1� Jupiter, Florida • 33458 • Ph 561.747:6336 • Fax 561.747.1377 • www.cotleurhearing.com • Lic# LGC000239
Downtown at fihe Gardens
Major Amendment
Master Sign Plan
lustification Statement
Introduciion
On behalf of the applicant and property owner, Downtown at the Gardens Associates, LTD, we
are requesting approvai of a major amendment for powntown at the Gardens. Downtown at
the Gardens is located on the northeast carner Alternate A1A and Kyoto Gardens Drive. The
purpose of the amendment is to amend the new signage plan for the "Boulevard" within
Downtown as well as for all other areas of the center. The amendment will address additional
directional, way-finding, and identity signage throughout the center as well as updating the
monument signs, the vehicle directional signs, parking identification, and new tenant signage.
Specific Requests and Fees
PCD Amendment
Project Team
PROPERTY OWNER/APPLICANT
$2,475.Q0
AGENT/ PLAIVNERj LANDSCAPE ARCH.
Downtown at the Gardens Associates, LTD Cotleur & Nearing, Inc.
5410 Edson Lane, Suifie 220 1934 Commerce Lane, S. 1
Rockville, MD 20852 Jupiter, FL 33458
(321) 816-1555 (561) 747-6336 x 128
Contact: Kevin Berman Contacf: Donaldson Hearing/ Alessandria Kalfin
Request
The Berman's have worked diligently to secure new and existing tenants in Downtown and they
have been successful. However, they would like to ensure that these tenants are here to stay.
The Berman's believe that good wayfinding is imperative to the success of the new and existing
businesses now found in Downtown. Signage is a critical part of good wayfinding. The purpose
of this amendment is to enhance the current signage program to better assist patrons to their
destination within the center, and to attract them to additional destinations while they are
there.
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Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
CITY APPROVAL REQUIRED
Site Entry Monument Signs — Primarv and Secondary (Sheet 3& 4}
The existing site entry monument signs lacl< certain flair. The signs are made up af natura)
materials which sometimes blend into the landscape around them. The signs do not excite
attention while driving down Alternate A1A, Kyoto Gardens, or Gardens Parkway. The applicant
is proposing to embellish the existing monument signs by adding a ffash of color. Blue and red
panels will be applied to an aluminum box. The applicant is proposing additional text an one of
the panels that would list some of the anchor tenants wi#hin the center, again providing
interest fflr drivers to turn into the center.
There are currently two different size monument signs on the subject property. Both size
monument signs are proposed to be improved with the discussed panels and text. On the larger
monument signs, the panel with the tenant names will be 16'4" in height. The proposed text
wilf not exceed 6-inches. On the smaller monument signs the panel with the tenant names will
be 11' 7" in height. These sign locations can be found on sheet 45. Both of these monument
sign improvements require height waivers as discussed in the waiver section of this document.
Vehicular Directionaf Signs — Primary and Secondary (Sheet 5& 6)
A similar treatment is being given to the existing vehicle directional signs. Again, the signs
currently blend in with the landscape of the center and the applicant would like to give them a
"pop" by applying same color. Similar panels will be added to the signs with red and blue
accents. The tallest panel wilf be 8'7" in height. One-inch text wil( be added to the ta11 panel
stating "at the gardens". A map with the sign locations can be found on sheet number 45. Both
of these directional signs will require height and copy area waivers as discussed in the waiver
section ofthis document.
Main Entrance [D Signs (Sheet 7)
Another existing sign that requires attention is the "DOWNTOWN" signs located at each main
entrance drop-off and valet. The sign and text are not changing. However the applicant is
proposing to add a splash of color to the back drop of the sign. Each entrance wilf have a
different color aluminum or acrylic panel inserted behind the existing lettering. The colors will
be consistent with the "color strategy map".
Entrance Directional Signs (Sheets 8 —12)
The applicant is proposing new entrance directional signs to be applied to existing columns
within the center at appficable locations (see sheet 46 for locations). The purpose of these
directionaf's are to give the patron a sense of direction when they first leave the parking areas
and begin entering the center. They will immediately be greeted by a low-key directional
-2-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
pointing out the location of significant destinations such as the theater, restaurants, the
carousel, and the grocery store. The columns will be wrapped with an aluminum case that
spans the front and side of the column with cut out area5 for acrylic color inserts. The text on
the columns will be no larger then 3-inches. The column will also identify the location in which
the patron is in, i.e. "Center Court West". This text will be located at the base of the column as
well as up the side of the column in a graphic type manner. There will be some additional
graphics painted on the aluminum at the foot and sides of the signs to add color and interest.
These signs will be located at the West Valet and at the Z Gallery entrance. These signs will
require waivers for sign height and copy area as discussed in the waiver section of this
document.
Lakeside Restaurant & West Valet Gateway Signs (Sheets 13 -18)
The applicant is proposing two new "gateway" structures/signs. One is proposed across Lake
Victoria Drive at the Yardhouse corner and the other is proposed across the west driveway
adiacent to the west side of the center, in front of Too Javs (see sheet 47 for iocations). The
designs of the two gateways are identical, for the exception of the text within the copy areas.
Both structures will be 20-feet in height and 4.5-feet in width. The purpose of the sign is to act
as a gateway to the businesses in the narth end once a visitor has entered the center from the
south or the west, and to guide visitors to the free parking garage. The location of these
structures is important because they are at the first decision point once inside the center. Most
visitors feel they should turn left before Yardhouse or right in front of the west valet, to access
the parking at grade and Whale Foods. What many visitors do not realize is that Lal<e Victoria
serves as a short cufi to the parking garage. ft also provides easy access to the east valet where
diners can drop their cars while enjaying a meal at Cheesecake Factory, Dirty Martini,
Grimaldi's, or 51 Supper Club. Additionally the west drive provides direct access to the parking
garage from Alternate A1A. Names of restaurants and businesses in the north end of the center
will be on the proposed signs, along with Cobb Theater 16, and the Downtown logo. The
columns ofi the sign will have "Downtown" similar to the rest of the center. The top part of the
sign will be made of translucent lexan and aluminum panels. The applicant is also proposing a
pedestrian scale wayfinding sign on the sides of the structures fior visitors already on foot.
These signs will require a waiver for both height and copy area and is further discussed in the
waiver section of this document.
Parking Garage ID (Sheet 19)
The app(icant is proposing a new parking garage ID logo sign on the south side of the garage,
facing internal to the project. The sign is a circular logo type sign identifying the structure as a
parking garage. The sign is approximately 57-inches tall and 57-inches wide. The sign will have a
30-inch tall letter "P" with the word "parking" underneath in 8-inch letters.
-3-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # OQ-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
Parking Garage Entrance Gateway Sign (Sheets 20 -22)
The applicant is proposing a new parking garage entrance structure/sign to be located at the
driveway into the parking garage, directly north of the Cheesecake Factory. The purpose of this
sign is to bring attention to the parking garage. Currently many patrons drive right pass the
garage without notice. The propased sign will identify the garage, the ample parking, and most
importantly, that it is free to park in the garage. The structure has been designed to bridge over
the driveway, acting as a"gateway" into the parking garage. The structure is proposed to be 21
feet tall and 45 feet wide. The sign will have four areas of copy so that it is visible from all sides
for traffic entering and exiting the garage. The front copy will state "Downtown Free Parking",
"Restaurants, Cobb Theater" and will include the new Downtown logo. The east side of the sign
will have a"P" parking logo and the west side of the sign will state "Free Parking" with a
pedestrian level directory on the lower half. The rear area will have the downtown logo, a stop
sign, and direction to PGA Boulevard and Alternate A1A. The tallest letter height on this sign
will be 24-inches. This sign will require a height and copy area waiver and is further discussed in
the waiver section of this document.
Pedestrian Brid�e Si�n �Sheet 22.1)
The applicant is proposin� a si�n frame to be located on the west side of the pedesirian brid�e
that connects the north end of the center to the parkin� �ara�e (on the second floor). The
purpose of this si�n frame is to hold temporarv vinyl si�ns that notifV visitors of special events
that wil) occur or are accurrin� at Downtown. TVpicallV a temporarV banner type si�n is posted
in a lawn for notification of events but the applicant finds that these tvpes of banners are
messv unattractive, and add c{utter to the roadwavs. The subiect si�n frame will allow the
applicant to have a specific location for temporarv si�ns that looks neat, clean, and or�anized.
The applicant plans to have vinyl's that advertise Art in the Gardens, Downtown in Bloom, Taste
of the Gardens and other �reat citV events. The applicant requests ta post directional type
si�na�e in the frame (i.e. "Free Parkin�") during time periods when there are no events that
reauire notification. This si�n will require a waiver and is further discussed in the waiver section
of this document.
Carousel Si�n (Sheet 22.2)
The applicant is proposin� a new si�n to be located on the west side of the center in between
Whole Foods and Z Gallerv. The purpose of the si�n is to transition what appears to be an alley
wav into an entrance point into the Boulevard. This feature uses the unique identitv of the
carousel which is located on the Boulevard and cannot be seen from the west side of the
center to articulate this location as an entry point to access the interior. Currently there is no
directional si�na�e that provides information about the locatian of the carousel. The proposed
-4-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1Q03.03
May 5, 2011
August 16, 2011
5eptember 12, 2011
si�n will provide exterior expasure for the carouse! so that visitors can easily find the mast
efficient walkwav from the parl<in� area to the boulevard. The sign is 18-feet in height and 3.5-
feet wide. The west flank of the si�n will read "downtawn" and the north and south flanks of
the si�n will read "carouseP'. The top of the si�n will be ieweled with a li�ht that will shine
throu�h the carousel lo�o and proiect down. A circular disc between the flanlc and the lo�o wifl
identify other businesses within the carousel area such as A Latte Fun. This si�n wi(I require a
waiver and is further discussed in the waiver section of this document.
lunior Anchor Tenant Identificaiion Signs (Sheets 22.3 — 22.12)
It is the intent of the applicant to ensure any visitor to the center understands were tenants are
located from the point that they step out of their vehicles. The applicant is proposing new
tenant identification signs on the west fa�ade of Building A, facing the main parking areas on
the west side of the center. This signage is proposed for the ` junior anchors" within the center
that may not posses a west exposure but remain within a certain proximity to Building A. These
tenants can be found in and around center court and east valet. The applicant is not requesting
new tenant signs for all tenants. Signs are only being requested for "junior anchor" tenants of a
certain size and location.
The few tenants that have east exposure along Victoria Gardens may have signage facing
Victoria Gardens; however there is very limited on-street parking in this location. Only 44 of the
1,456 on-street parking spaces can be found along Victoria Gardens Drive. Most patrons da not
park in this location and therefore the signs in this location are not truly helpful.
The center court tenants have signage facing the internal court. While this signage is very
hefpful for patrans once they are in center court. The exposure is drastically limited because
visitors do not know their location or existence unless they walk ciirectly in front of the tenant's
space within center court.
The unique design of Downtown has efiminated signage opportunities facing the majority of the
parking for most tenants. This has caused significant issues for tenants that do not have a west
exposure. While typically in the city, Tenants signs must be located on the building in which the
tenant resides. This does not make sense for powntown at the Gardens. In the case of
Downtown at the Gardens from a technical perspective it is a collection of a bunch of buildings.
However from a practical perspective it functions as one building. The buildings are physically
connected creating substantial difficulty without a technical set of drawing to differentiate
where one building starts and another building stop. This is especially true in the neighborhood
of center court. From identification and marketing perspectives, people do not say I'll meet you
in front of A Building at Downtown at the Gardens. They say I meet you in the Center Court of
-5-
Downtown at the 6ardens
Boufevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
Downtown at the Gardens. Their perception is that center court is surrounded by one
connected building.
New tenant signs are proposed on the nflrth, south, and west fa�ades of Building A(one of the
buildings of the center court conglomerate), facing the main parking areas. There are currently
four tenants that have tenant space adjacent to these facades are therefore limited to four
tenant signs total by cade. The applicant has developed plans that propose additianal tenant
signs on these facades. The plans limit signage to certain locations within the fa�ade and it also
limits the signage to a maximum area (square footage), text size and logo size. The applicant
has proposed limitations for two types of tenant signs for these facades. Additionally the signs
will be limited to tenants within building B/C, and buildings E and K when close to center court
and east valet. These three buildings essentially act as one building as ihey all connecied to
one another and their tenant space all within a very close proximity to center court. We would
also request the inclusion of the Cheesecake Factory building due to its very disadvantageaus
location.
Minor Junior Anchor Tenant Signs
Tenant Criteria
The minor junior anchor tenant signs are intended for tenants within the center that
have a"brand" name that patrons will associate with. These tenants have smaller
tenant spaces; however their popularity is significant enough that they will attract
interest to their location within the center.
The following criteria will be required of these tenants:
• Size of Tenant Space: 3,500 SF minimum
• Location of Tenant Space: Bldgs A, B/C, E, & K who have close proximity to or with
exposures in center court or east valet.
� Maximum Number of Additional Signs: One sign maximum
Sign Regulation
The signs are limited to a maximum letter height of 36-inches and a logo of 48-inches.
The signs are stacked vertically or horizontally with a maximum 24-inch separation
between them. An option has been shown for a sign with two lines of text with a
maximum 6-inch separation between the lines.
• Maximum Letter Height: 36 inches maximum
• Maximum Logo Height: 48 inches maximum
• Maximum Lines of Copy: 2 lines maximum
• Maximum Number of Sign per Fa�ade:
North 3
i�
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
West 3
South 3
Major Junior Anchor Tenant Signs
Tenant Criteria
The major junior anchor tenant signs are intended for tenants within the center that
have a brand name but that occupy the larger tenant spaces in the center. It is
imperative that these larger tenants be permitted to have signage facing the parking
areas.
The following criteria will be required of these tenants:
• Size of Tenant Space: 4,800 SF minimum
e Location of Tenant Space: Bldgs A, B/C, E, & I< wha have clase proximity to or with
exposures in center court or east valet.
• Number of Additional Signs: One sign maximum
Sign Regu(ation
These signs are limited to a maximum letter height of 42-inches and a logo of 60-inches.
The signs are placed horizontal to one another with a maximum 48-inch separation
between them. An option has been shown for a sign with two lines of text with a smaller
18-inch line of text in line with the 42-inch text. A maximum of 12-inches is permitted
between the two lines of text.
• Letter Height: 42 inches maximum
• Logo Height: 60 inches maximum
• Lines of Copy: 2(ines maximum
• Maximum Number of Sign per Fa�ade:
North 2
West 2
South 1
-�-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
CfTY AFPROVAL NOT REQUIR€D
Directory (Sheet 28)
The applicant is proposing to modify the existing directory signs in the center. The same intent
is desired as with the three previously discussed signs. Currently the signs do not draw
attention due to their neutral cofor scheme. The signs will be remodeled with a splash of color
at the top of the sign to attract attention to the directory. Other materials on the sign will also
be replaced to address basic wear and tear.
Surface Parking ID Signs (Sheet 29)
The applicant is proposing to add small signs to the existing parlcing lot light poles in the
vehicufar use areas. The signs will designate the vehicular use areas into different zones. The
existing vehicular use area is quite vast and can be overwhelming for visitors when leaving the
center. The signs wifl be designed to reflect a letter indicating the parking area and a number
indicating the zone in the parking area. The sign face will be 15" x 15" with 6.5-inch letters.
Pedestrian Directional Signs (Sheet 30 & 31)
These mounted pedestrian directional signs are proposed to be attached to existing walls
within the center, both corner mounted and fin mounted. The sign face proposed is a total of
30-inch in height, about 7 to 10 feet above ground. The messaging on the signs would direct
pedestrians to the theater, the boulevard, the valets, and the restaurants. The lettering
proposed for these signs are a maximum of 1.25-inches.
Facilities Signs (Sheeis 32 — 34)
The applicant is proposing to replace or add certain "facilities" signage such as restroom,
service areas, and drop-off area identification signs. These signs will be consistent with the
overafl design program for all of the remodeled and new signs. The purpose of these signs is to
assist visitors to find the restroom and the designated drop-off areas. The signs will also be
used to identify service courts for deliveries. Each service court sign will indicate the suites in
which it serves so the delivery person knows which court fo deliver to. The text on the
proposed signs will not exceed 2.75-inches.
-s-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
Ground Sign Height for Primary Sign
Ground Sign Height for Secondary Signs
Ground Sign Landscape Area
Vehicular Directional 5igns Height & Copy Area
Gateway Directional Signs Heighi & Copy Area
Column Directional Signs Height & Capy
Carousel Directional Sign Height & Copy Area
Pedestrian Brid�e Chan�eabte Si�n
Pedestrian Bridge Wall Sign for Principat
Structure
Wal) Signs for Principal Structure
Wall Signs for Ground Floor Uses - Size
Wall Signs for Ground Floor Uses - Location
Wall Signs for Ground Floor Uses - Number
PUD Waiver Criteria
13 feet 4 inches
11 feet 7 inches
No side landscape area
Height: 8 feet 7 inches
Copy area: 12 SF
Height: 21 feet
Copy Area: 145 SF
Height: 23 feet
Copy Area: 45 SF
Height: 18 feet
Copy Area: 25 SF
1 Chan�eable Si�n
Copy Area: 293 SF
9 signs
Letter Height: 42 inch
fetter
Copy Area: 213 SF
Signs above 2nd floar
14 walls signs for Building
A
(1)The request is consistent with the city's comprehensive plan.�
3 feet 4 inches
1 foot 7 inches
13-feet 4 inches
Height: 4 feet 7 inches
Copy Area: 8 SF
Height: 17 feet
Copy Area: 141 SF
Height: 21 feet
Copy Area: 41 SF
Height: 14 feet
Copy Area: 215F
1 Chan�eable Si�n
Copy Area: 203 SF
2 signs
Letter Height: 18
inches
Copy Area: 143 SF
1 ffoor
8 signs
The proposed signage waivers are consistent w�th the City's comprehensive plan. The proposed
signs da not conflict with any elements of the plan. The proposed signs are consistent with the
abjectives of the Ecanomic Development element of the plan. Objective 13.1.2 states that the
city should "support efforts to increase the number, viability, and growth of small business
enterprises to further strengthen and diversify the economy". The purpose of these signs is to
ensure the viability of the businesses within Downtown.
(2J The request is consistent with the purpose and intent of this section.
�
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CN # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
The proposed signage waivers are consistent with all other requirements of the Land
Development chapter of the Code of Ordinances. The proposed signage does not conflict with
lighting, parking areas, or utilities. They do not conflict with setbacks, landscape buffers, or
open space. The proposed types of signs are permitted within the PCD zoning district. It is only
the size of the signs and the quantity af the signs that requires a waiver. It is also important to
note that this chapter does not address several of the proposed signs and therefore waivers are
required to categorize these signs as a type of sign that the chapter daes address.
(3) The request is in support of and furthers the city's goals, objectives, and policies to establish
developmeni possessing archiiectural significance, pedestrian amenities and linkages,
employment opportunities, reductions in vehicle trips, and a sense of place.
The proposed signs support and further the city's goals, objectives and poficies in regards to
architectural significance, pedestrian amenities, and a sense of place. The signage package
before you is an all encompassing attempt to unify the project signage and to establish
significance to the existing and proposed signage. The existing signs blend into the landscape
and do not relay the exciting place that Downtown has become. If approved, the waivers
required for the new and updated signage will have a significant impact on the architectural
significance of the center, they will also increase the pedestrian activity within the center, and
they will give the center a better sense of place. The new designs will help authenticate the
center and provide a visual connection between the physical characteristics of the site and the
activities that actually take place in the center.
(4JThe request demonstrates that granting of the waiver wiN result in a development that
exceeds one or more of the minimum requirements for PUDs.
The prvject as a whole exceeds many of the minimum requirements for PUDs. In the subject
request the applicant is proposing to revamp the entire signage program for the site only a few
years after the signs were originally manufactured and installed. The applicant is making a
significant investment in these sign improvements to enhance the site and to add to the public
benefit of its patrons and visitors. In addition ta this complete revamp, the applicant wifl be
adding parking (ot identification signs to the existing lighting fixtures in the parking areas,
although not required by code. They will also be improving all of the "facilities" signs within the
interior of the center which will help direct visitors to the restrooms, the valet locations, and
other important areas of the center.
(5)The request for one or more waivers results from innovative design in which other minimum
standards are exceeded.
-zo-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
As discussed the new signage package was strategically designed to provide new life to the
center. The applicant has whole heartedly worked towards reprogramming the center with
constant activity and great new tenants. The next step is to ensure the physical appearance of
the site is consistent with all those great improvements. The new signage is bright and vibrant
and completely consistent with the new Downtown. All aspects of the proposed signage
represent the new enthusiasm found in Downtown, whether it's the flash of color added to the
existing manuments and directionaf signs, or the brand new gateway signs that provide for true
architectural interest, or the exciting new tenant signs that will face the main surface parking
areas. �
(6JThe request demonstrates that granting of the waiver wi11 result in preservation of va/uable
natural resources, including environmentally-sensitive lands, drainage and recharge areas, and
coastal areas.
The granting of the signage waivers will not directly result in preservation of valuable resources,
however in no way will the granting of such waivers negatively impact natural resources.
(7JThe request clear/y demonstrates public benefits to be derived, including but not limited to
such benefits as no-cost dedication of rights-of-way, extensions of pedesfrian linkages outside of
the project boundaries, preservation of important natural resources, and use of desirable
architecturai, building, and site design techniques.
The proposed signage will be a significant improvement to the existing onsite traffic circulation
and parking areas. The proposed vehicular directional signage as well as the tenant signs will
assist visitors once they enter the center by guiding them to the parking area that is closest to
their destination. The pedestrian directional signage will a5sist visitors from the parking lot
within the center so that they have a clear understanding of the destination lacation. All of the
proposed signs will result in a safer and more efficient vehicular use area.
(8)Sufficient screening and buffering, if required, are provided to screen adjacent uses from
adverse impacts caused by a waiver.
The proposed signage is not subject to screening or buffering. However there may be some
concern regarding the new tenant signs proposed on the wes# e(evations of Building A_ It is
important to note that the subject signs are proposed at a deliberate height and letter size. The
fa�ade locations of these signs and their letter size will allow for them to be viewed from the
parking areas only. They will not be large enough to be viewed from the major roadways
surrounding the site (Alternate A1A or Gardens Parkway). Additionally there is a significant
buffer that has grown along Alternate A1A that would prevent anyone from viewing the
-11-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1�03.03
May 5, 2011
August 16, 2011
September 12, 2011
proposed tenant signs from this roadway. The applicant's goal is for this tenant signage to be
viewed from the parking areas only and is quite confident that the signs will not be in plain sifie
from the major roadways.
(9JThe request is not based solely or predominantly on economic reasons.
The proposed waivers are not based solely on economic reasons. As discussed the signage
package has been proposed to bring life 6ack to the center, along with many of the other
programs that the applicant has been executing throughout the past year. Although we do
hope that these improvements assist the existing businesses within the center, our main goal is
to provide a benefit to the visitors of Downtown so that their experience at the center is more
pleasurable.
(1�JThe request will be compatible with existing and potential land uses adjacent to the
development site.
The proposed waivers will not have an effect on the existing land uses adjacent to the
development site. The proposed signs will not be visible from the pubiic roadways surrounding
the sites (for the exception of the existing monument signs). Therefore the proposed signage
should not have an adverse impact on the adjacent lands.
(11JThe request derr�onstrates the development will be in harmony with the general purpose
and intent of this section, and that such waiver or waivers will not be injurious to the area
involved or otherwise detrimental to the public health, safety, and welfare.
The signs proposed will provide for safer and effective means of vehicular and pedestrian
access. The objective is to assist patrons from their vehicles to their destination safely. At the
moment it can be very confusing for a visitor to navigate once they leave the parking areas and
it results in pedestrians aimlessly walking the busy parking areas. The objective of the
proposed signs is to safely direct pedestrians to their destination in the center and to get them
out of the park+ng areas as quickly as possible.
The waivers proposed will also improve the vehicular directional signage on-site. Currently
there is no vehicular directional signage approved that directs visitors to the parking garage.
The new gateway signs will have a significant impact on visitors and will help them find the
parking garage and other businesses within the center with safety and ease.
-sz-
Downtown at the Gardens
Boulevard Master Sign Plan
PCD Amendment
CH # 00-1003.03
May 5, 2011
August 16, 2011
September 12, 2011
Canclusion
The applicant is requesting a major amendment for powntown at the Gardens. The request is
to approve a master sign plan that will assist patrons navigate from the parking areas into and
around the center. The requested modifications are consistent with the City Land Development
Regulations, the Comprehensive Plan af Palm Beach Gardens, and the Regiona) Center DRI. We
are (ooking forward to working closely with staff throughout the review process for this
request.
-13-
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Original Draff Date: 04.20.11 Revised: 08.15.11, 10.04.11
D�WNT�WN AT TH E GARDENS - WAYFI N DI NG
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2 DESIGN SPECIFICATIONS
3 CityApproval:Required
23 City Approval: Previously Issued
28 CityApproval:NotRequired
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35 MESSAGING STRATEGY � �t�
40 COLOR STRATEGY ����N���� ' '
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DOWR1T�Whl AT TH E GARDENS - WAYFI �I � I�l Design Specifications
CITYAPPROVAL: RE9UIRED CITYAPPROVAL: PREVIOUSLY ISSUED (ADMN-1 0-1 1-000383) CITYAPPROVAL: NOT REBUIRED
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3 SITE ENTRY MONUMENT, PRIMARY
4 SITE ENTRY MONUMENT, SECONDARY
5 VEHICULAR DIRECTIONAL, PRIMARY
6 VEHICULAR DIRECTIONALS
SECONDARY AND ALTERNATE VERSIONS
7 MAIN ENTRANCE #1 ID
8 MAIN ENTRANCE #1 DIRECTIONAL
9 MAIN ENTRANCE #2
10 MAIN ENTRANCE #3
11 CAROUSEL ENTRANCE ID
12 CAROUSEL ENTRANCE DIRECTIONAL
13 LAKESIDE RESTAURANT GATEWAY ENTRANCE
14 LAKESIDE RESTAURANT GATEWAY EXIT
15 LAKESIDE RESTAURANT GATEWAY
COLUMN SIDESAND OVERPASS DETAIL
16 LAKESIDE RESTAURANT GATEWAY ENTRANCE
17 LAKESIDE RESTAURANT GATEWAY EXIT
18 LAKESIDE RESTAURANT GATEWAY
COLUMN SIDESAND OVERPASS DETAIL
19 PARKING GARAGE ID
20 PARKING GARAGE GATEWAY ENTRANCE
21 PARKING GARAGE GATEWAY EXIT
22 PARKING GARAGE GATEWAY DIRECTIONALS
22.1 PEDESTRIAN BRIDGE SIGN
22.2 CAROUSEL SIGN
22.3 - 22.8 JUNIOR ANCHOR TENANT ID SIGNS
23
24
25
26
27
BOULEVARD ENTRANCE ID
BOULEVARD ENTRANCE DIRECTIONAL
MOVIE THEATRE EXIT DIRECTIONAL
MOVIE THEATRE WALL DIRECTIONAL
MOVIE THEATRE ESCALATOR DIRECTIONAL
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28 DIRECTORY
29 SURFACE PARKING ID
30 PEDESTRIAN DIRECTIONAL
CORNER MOUNTED
31 PEDESTRIAN DIRECTIONAL
FIN MOUNTED
32 FACILITIES, RESTROOMS ID
33 FACILITIES, SERVICE AREA ID
34 FACILITIES, DROP OFF AREA ID
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DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK,INC.-W/aSHINGTOND.C. SI12et R2VISeCI; �8.�5.�� Design Specifications
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
16' 4"
2'
23, 2,•
City Approval: Required
Existing interior lit aluminum sign with channel cut letters
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Whole Foo `��
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13'4"
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SITE ENTRY MONUMENT, PRIMARY
Description:
Modification of the existing primary site entry monument.
Scale: 3/8"= 1' (page size 11x17")
Artwork: "siteentry_storenames.eps"
Approx 4"deep aluminum box to fit
overtop existing lexan insert;
Graphic painted or applied vinyl to
aluminum matching design and colors in
the artworkfile.
1"deep aluminum or acrylic
lettering, painted white
Copy a rea = 6'4" x 6'
(includes space for additional text)
1"deep aluminum letters
painted "Wayfinding Grey #2"
Existing "Downtown" aluminum
sign to be refurbished
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Existing foundation to be
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DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK, INC.- W�ISHINGTON D.C. Sf12et R2VIS2Ci; 08.� 5.� � Des i g n S pec ifi cati o n s
*The details coniained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
71,7„
City Approval; Required
16'
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SITE ENTRY MONUMENT, SECONDARY
Description:
Modification of the existing secondary site entry monument.
Scale: 3/8"= 1' (page size 11 x17")
Artwork: "siteentrymonument2.eps"
Copy area = 4'S"x 4'
(includes space for additional texi)
Approx. 4" deep aluminum box to fit
overtop existing lexan insert; Box graphic
painted on aluminum to match design and
colors in the artworkfile.
Existing "Downtown" alumi num
sign to be refurbished
' -- --- Copyarea=l'4"x3'S"
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painted "Wayfinding Tan #1"
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DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
Original Draff Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
6' 10"
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Design Specifications
VEHICULAR DIRECTIONAL, PRIMARY
Description:
Modification of the existing primary vehicular directional
monument signs.
Notes:
• All colors should match exactly those in provided design file.
Scale: 5/8"= 1' (page size 11 x17")
Artwork: "vehicularPrimary.eps"
Approx.2-4"deepaluminum boxtofit
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W/aSHINGTON D.C.
�The details conYained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
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4" I 5'S" I— 9„
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
SECONDARY
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---- box to fit overtop existing lexan
insert; Box graphic painted on
aluminum to match design and
colors in the artworkfile.
----�--- Copyarea=3,�„X�,�„
Text and arrows colored
"Wayfinding Gray #1"in applied
night reflective vinyl. Editable text
provided in the artwork file.
5.�„
--- Existing"Downtown°aluminum
sign to be refurbished
----�---- Copyarea=4'x7"
Existing foundation to be
painted "Wayfinding Tan #1"
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Design Specifications
VEHICULAR DIRECTIONALS
SECONDARY & ALTERNATE VERSIONS
Description:
Modification of the existing secondary and alternate vehicular
directional monument signs.
Notes:
• All colors should match exactlythose in provided design file.
Scale: 5/8"= 1' (page size 11 x17")
Artwork: "vehicularSecondary.eps" "vehicularAlternate.eps"
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Existing foundation
4'3'
►:����r�►r:��:
Approx.2-4"deep aluminum boxto fit
�� overtop existing lexan insert;
Box graphic painted on aluminum to match
��3- design and colors in the artwork file.
1"deep aluminum letters painted
"Wayfinding Gray #�„
---�-----Copyarea=3,2„x5„
Existing "Downtown"aluminum
sign to be refurbished
Text and arrows colored
"Wayfinding Gray #1"in applied
6�3° night reflective vinyl. Editable text
Iprovided in the artworkfile.
�--- Copyarea=3'2"x4'3"
Existing foundation to be
� painted"WayfindingTan#1"
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC. - W�ISHINGTON D.C.
*The details contained on this page are approximate. All specifications induding measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
3'6"
32'
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Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
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Copy area = 27'6"x 4'
Grade
Design Specifications
MAIN ENTRANCE #1 ID
Description:
Centre Court West/Main Entrance ID. Colored aluminum or acrylic
panel inserted behind existing main entrance lettering or paint
applied directly to existing background structure. Drawing based
on the Centre Court West Valet entrance. Similar application to be
applied to other entrances.
Notes:
• Follow the Color Strategy Map and the Color Strategy Overview
for entrance color coding.
Scale: 1/4"= 1' (page size 11x17")
Artwork: N/A
Front
of lette
Existing channel cut letters
Existing light source
1-2"Colored aluminum or
acrylic panel OR existing
background surface painted
"Wayfinding Blue #2"
Existing support
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
�
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
Front
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Aluminum case painted
"Wayfinding Blue #2"
2"thickchannel cutaluminum
letters mounted to vertical bar
4"thick vertical aluminun
bar with concealed LED
lightthat spans full length.
— — — Copy area =1'x 6'
Applied vinyl text & arrows
colored "Wayfinding Gray
#1 ". Editable text provided
in the artwork file.
Copy area = 1' 3"x 1'
Applied vinyl text
colored white.
— — — Copy area = Z'9'x 3'
(includes space for additional text)
Graphic painted or vinyl applied on
aluminum case matching design and
colors in the artwork file.
Design Specifications
MAIN ENTRANCE #1 DIRECTIONAL
Description:
Centre Court West/Main Entrance front column-mounted
Pedestrian Directional sign. Similar application to be applied to
other entrances.
Notes:
• Follow the Pedestrian Messaging Strategy for all content and
theTypography Specifications for all type sizes and spacings.
• Follow the Color Strategy Map and the Color Strategy Overview
for entrance color coding.
Scale: 1/2"= 1' (page size l 1x17")
Artwork: "mainentrance_directional.eps"
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- WASHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
Design Specifications
MAIN ENTRANCE #2
ID & DIRECTIONAL
Description:
Boulevard South/Main Entrance ID Color and Pedestrian Directional.
Notes:
• Follow the Pedestrian Messaging Strategy for all content and the
Typography Specifications for all type sizes and spacings.
• Follow the Color Strategy Map and the Color Strategy Overview for
entrance color coding
• See Main Entrance #1 for additional specifications
Scale: 1/8"= 1'for ID. 3/8" = 1' for directional (page size 11x17")
Artwork: "mainentrance2_directional.eps"
n
nd
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
I 4'
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval; Required
Design Specifications
MAIN ENTRANCE #3
ID & DIRECTIONAL
Description:
Centre Court East/Main Entrance ID Color and Pedestrian Directional.
Notes:
• Follow the Pedestrian Messaging Strategy for all content and the
Typography Specifications for all type sizes and spacings.
• Follow the Color Strategy Map and the Color Strategy Overview for
entrance color coding.
• See Main Entrance #1 for additional specifications
Scale: 1/8"= 1'for ID. 3/8" = 1' for directional (page size 11 x17")
Artwork: "mainentrance3_directional.eps"
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DOWNTOWN AT THE GARDENS - WAYFINDING Original Draff Date: 04.20.11 . .. .
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C. Sh221" R2VIS2d: OH.� 5.� � Des i g n S pec ifi cati o n s
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
Copy area = 13'x 1'8" —
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City Approval; Required
CAROUSEL ENTRANCE ID
Description:
Lettering and applied color that identifies the Carousel/Z Gallerie
entrance.
Notes:
• No artworkfor applied paint.
Scale: 1/4"= 1' (page size 11x17")
Artwork: "zgallerie_entrancelD.eps" (for the lettering)
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC,- WASHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and anyothersignage features mustbe corrfirmed to ensure accuracy.
23
9,6„
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
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Aluminum casethatspansthe
front of the column painted
"Wayfinding fuchsia #2':
2"thickchannel cutaluminum
letters mounted to vertical bar
6"thickvertical aluminun bar
with concealed LED light that
spans entire height.
Copy area = Z'x 9'6"
Applied vinyl text
colored"Wayfinding Gray #1':
Copy area = 4'x 1' 10"
Applied vinyl text & arrows
colored white.
Copy area = 4'x 6'6"
Bottom graphic painted to match
design and colors in the artwork file.
Design Specifications
CAROUSEL ENTRANCE DIRECTIONAL
Description:
Carousel/Z Gallerie entrance column-mounted directional sign.
Notes:
• Follow the Pedestrian Messaging Strategy for all content and
theTypography Specifications for all type sizes and spacings.
• Follow the Color Strategy Map and the Color Strategy Overview
for entrance color coding.
Scale: 1/4"= 1' (page size 11x17")
Artwork: "zgal_entrance.eps"
DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK,INC.-WASHINGTOND.C. Si122t R@VIS2CI: OH.�S.�� Design Specifications
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage feaYures must be confirmed to ensure accuracy.
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City Approval: Required
Entrance Side View
as.s�
18'4"
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i i inserted between metal grid
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i i entrances
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� i,r 2" aluminum"DOWNTOWN"lettering
� � painted brushed aluminum and mountec
Aluminum panel insert painted
brushed aluminum with 2"acrylic
with applied vinyl logo graphic
provided in artworkfile
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painted brushed aluminum i painted "Wayfinding Blue #1"
with 1"acrylic letters colored i with white colored 1"acrylic
"Wayfinding Orange #1" i letters
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�--- Copyarea=l7'x7'
LAKESIDE RESTAURANT GATEWAY
ENTRANCE SIDE
Description:
New concrete, aluminum and steel gateway located on Lake
Victoria Gardens Parkway adjacent to the Yardhouse
Restaurant.
Notes:
• Overall design, materials, and colors have been based on
existing on-site architectural elements. Construction
specifications should reference these elements.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate.5ite measurements and height
requirements need to be confirmed.
Artwork: "lakesidegateway.eps"
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76'S„
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DOWNTOWN AT THE GARDENS - WAYFINDING Sheet Revised : 10.04.11
DESIGN BY: BLANK, INC.- WASHJlVGTON D.C.
*fhe details contained on this page are approximate AI! specifications includrng measurements, colors,
messaging,location, positioning and any other signage features must be confrrmed to ensure accuracy. C ity Ap p rova I: Req u i red
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Design Specifications
LAKESIDE RESTAURANT GATEWAY
ENTRANCE SIDE
.«`�3: _ -,-� :
CHEESECAKE FACTORY 51 SUPPE1bCWB
GRIMALDI'S DIRTY MARTINI RESTAURANT
COBBTH - - :` �
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DOWNTOWN AT THE GARDENS - WAYFINDING Original Draff Date: 04.20.11 . .. .
DESIGN BY: BLANK,INC.-WASHINGTOND.C. Sh22t R2VIS2d: 08.�5.�� Design Specifications
*The details contained on this page are approximate. All specifications including meosurements, colors,
messaging, location, positioning and any othersignage features must be confirmed Yo ensure accuracy.
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18, 4,•
City Approval: Required
Exit Side View
45.5'
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LAKESIDE RESTAURANT GATEWAY
EXIT SIDE
Description:
New concrete, aluminum and steel gateway located on Lake
Victoria Gardens Parkway adjacent to the Yardhouse
Restaurant.
Notes:
• Overall design, materials, and colors have been based on
existing on-site architectural elements. Construction
specifications should reference these elements.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate. Site measurements and height
requirements need to be confirmed.
Artwork: "lakesidegateway.eps"
32'6" I3K-� 4'10" I3I
76'S"
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directional signage
D4WNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- WASHlNGTON D.C.
*The detaUs contained on this page are approximate Al! specifications including measurements, colors,
messaging, location, positioning and any o[her signage features must be confrrmed to ensure accuracy.
Sheet Revised : 10.04.1 1
City Approval: Required
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Design Spe�ifications
LAKESIDE RESTAURANT GATEINAY
EXIT SIDE
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DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC. - W�ISHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Left Side View:
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� 2" aluminum"DOWNTOWN"lettering
painted brushed aluminum and mounted
Aluminum plaque sign with applied vinyl
graphics:
j -Vertical bar colored "Wayfinding Blue #1"
I Text colored "Wayfinding Grey #1"
� 3,5„ --I
I // -Vinyl logo graphic to match colors
�� provided in artwork file
�L Chc esecake �
I` Fo tory �
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4� � DIt�YMar�lni � .
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Original Draff Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
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Right Side View
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Design Specifications
LAKESIDE RESTAURANT GATEWAY
COLUMN SIDES AND OVERPASS DETAIL
Description:
New concrete, aluminum and steel gateway located on Lake
Victoria Gardens Parkway adjacent to theYardhouse Restaurant.
Notes:
• Overall design, materials, and colors have been based on existing
on-site architectural elements. Construction specifications should
reference these elements.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate. Site measurements and height requirements
need to be confirmed.
Artwork: "lakesidegatewaypedestrian.eps"
METALGRID
Material &finish
color should match
existing grids
above entrances
Translucent blue
lexan panel
inserted between
metal grid
Aluminum panel insert
painted brushed
aluminum with
1"acrylic letters colored
"Wayfinding Orange #1"
Aluminum panel insert
painted "Wayfinding
Blue #1" with
1"acrylic letters
colored white
DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C. Sil22t R2VIS2d: OH.15.11 Des i g n S pec ifi cati o n s
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
I
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4' �
75,8"
4 I
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i � �� inserted between metal grid
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i � entrances
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i i and color to existing on-site architecture
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�_ ___� painted brushed aluminum and mountec
City Approval: Required
South Side View
45.5'
18' 4"
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� ._. _. _ _ _—__. ___. _ ___ _-- -_ _._ _ .....__. ..___ .. . . _ �
Aluminum panel insert painted
brushed aluminum with 2"acrylic
with applied vinyl logo graphic
provided in artworkfile
Aluminum panel insert
painted brushed aluminum
with 7"acrylic letters colored
"Wayfinding Orange #1"
_... � -_._.
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� painted"WayfindingBlue#1"
iwith white colored 1"acrylic
i letters
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WESTVALET GATEWAY
SOUTH SIDE
Description:
New concrete, aluminum and steel gateway located north of
the Centre Court/VVest Valet entrance.
Notes:
• Overall design, materials, and colors have been based on
existing on-site architectural elements. Construction
specifications should reference these elements.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate.5ite measurements and height
requirements need to be confirmed.
Artwork: "westvaletgateway.eps"
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16'S"
32'6" I3I, 4,��,.
�,6„
20'
directional signage
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- WASHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
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75'8„
Original Draff Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
North Side View
45.5'
I 18 4"
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Design Specifications
WESTVALET GATEWAY
NORTH SIDE
Description:
New concrete, aluminum and steel gateway located north of
the Centre Court/V1/est Valet entrance.
Notes:
• Overall design, materials, and colors have been based on
existing on-site architectural elements. Construction
specifications should reference these elements.
Scale: 1/4"= 1' (page size 11 x17")
Scale is approximate. Site measurements and height
requirements need to be confirmed.
Artwork: "westvaletgateway.eps"
32'6" I3I 4 10 I3I
16' S"
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No.
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DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details conrained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
East Side View:
I
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, 2" aluminum"DOWNTOWN"lettering
painted brushed aluminum and mounted
Aluminum plaque sign with applied vinyl
graphics:
� -Vertical bar colored "Wayfinding Blue #1"
� -Text colored "Wayfinding Grey #1"
� 3,5„ � �
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� AIArFFUN provided in artworkfile
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Original Draff Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Required
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West Side View
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Design Specifications
WESTVALET GATEWAY
COLUMN SIDES AND OVERPASS DETAIL
Description:
New concrete, aluminum and steel gateway located north of the
Centre Court/West Valet entrance.
Notes:
• Overall design, materials, and colors have been based on existing
on-site architectural elements. Construction specifications should
reference these elements.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate. Site measurements and height requirements
need to be confirmed.
Artwork: "westvaletgatewaypedestrian.eps"
METAL GRID
Material &finish
color should match
existing grids
above entrances
Translucent blue
lexan panel
inserted between
metal grid
Aluminum panel insert
painted brushed
aluminum with
1"acrylic letters colored
"Wayfinding Orange #1"
Aluminum panel insert
painted "Wayfinding
Blue #1" with
1"acrylic letters
colored white
DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK, INC.- WASHINGTON D.C. Sf1@2t R2VIS@Ci: OH.� 5.� � Des i g n S pec ifi cati o n s
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
approx.
4'9"
approx. 4'9"
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City Approval: Required
------}--�--- Copyarea=2'x1'9"
approx.
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PARKING GARAGE ID
Description:
Aluminum box sign with internal lighting.
Scale: 1/4"= 1' (page size 11 x17")
Artwork: "garagelD.eps"
Side View:
_ Aluminum box sign with internal
lighting
Painted aluminum, Logo Blue #1
(match color in artworkfile)
Text: Channel cut acrylic white
translucent lettering
Painted aluminum, Logo Blue #2
(match color in artworkfile)
Text: Channel cut acrylic white
�. .Y: ,,. � translucent lettering
;.-. " Y _..._.___._.. Painted aluminum, Wayfinding
Orange #1
18, b„
is
DOWNTOWN AT THE GARDENS — WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, posiTioning and any oiher signage features must be confirmed to ensure accuracy.
2,
Aluminum section painted
"IogoBlue#1„
Aluminum section painted
"brushed aluminum"
Applied vinyl logo graphic
provided in artworkfile
32'
Original Draft Date: 04.20.11
Sheet Revised; 08.15.11
City Approval: Required
Front:
45'
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Text: 2.5" deep aluminum
channel cut letters painted
Wfllt2
Text: 1"deep aluminum
channel cut letters painted
"IogoBlue#1"
Aluminum section painted
"wayfinding Blue#1"
Design Specifications
PARKING GARAGE GATEWAY ENTRANCE
Description:
Aluminum and steel gateway structure.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate. Site measurements and height
requirements need to be confirmed.
Artwork:
• "garage_entrancegateway.eps"
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Left Side View:
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Aluminum section painted
"LogoRed#1"
Aluminum section painted
"wayfinding Red#1"
, Metal frame painted dark gray
Aluminum section painted
�'� "logo Red#2"
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20. �
DOWNTOWN AT THE GARDENS — WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK,INC.- WASHINGTOND.C. Si122t R2VIS2d: OH.� rJ.�� Desig n Specifications
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any othersignage features must be confirmed to ensure accuracy.
City Approval: Required
Back:
(overall dimensions same as the front detailed on the previous page)
PARKING GARAGE GATEWAY EXIT
Description:
Aluminum and steel gateway structure.
Scale: 1/4"= 1' (page size 11x17")
Scale is approximate. Site measurements and height
requirements need to be confirmed.
Artwork:
• "garage_entrancegateway.eps"
Right Side View:
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Aluminum section painted
"WayfindingBlue#1"
Metal frame painted darkgray
Text:2.5"thickaluminum channel
cut letters painted white
------ Copyarea=l'6"x7'6"
(see next page for Garage Pedestrian
Directional Sign details)
Aluminum section painted
Brushed aluminum
DOWNTOWN AT THE GARDENS - WAYFINDING Sheet Revised : 10.04.11
DESIGN BY: BLANK, INC.- WASHlNGTON D.C.
*The details contained on this page are approximate All specifications indudingmeasurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure aauracy. C ity Ap p rova I: Req u i red
�
Design Specifications
PARKING GARAGE GATEWAY EXIT
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DOWNTOWN AT THE GARDENS - WAYFINDING Original Draft Date: 04.20.11 . .. .
DESIGN BY: BLANK,INC.-WASHINGTOND.C. Sh221� R2VIS2CI; �8.�5.�� Desig n Specifications
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
3,6„
Back of Garage Gateway:
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� KYOTO GARDENS 01
` PGA BLVD I
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� GARDENS BLVD I
ALTA-I-AT0195 �
City Approval: Required
Applied vinyl logo graphic
provided in artworkfile
- - - Copy area = 2'4"x 2'7"
-I-- 1"thick Standard Stop Sign attached to
z-3-- aluminum section
1.25"
Text: Wayfinding Grey #1 applied vinyl
- Copyarea=2,7„x1,7„
18,6„
$�6�,
PARKING GARAGE GATEWAY DIRECTIONALS
Right Side of Garage Gateway:
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3„ �THE CAROUSEL�_
� WHOLE FOODS�
MARKEf
� VARDHOUSE �
� CABO RATS � -1- —
I RA SUSM �
I A urrE FUN �
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g� � swoov[s r -
FROYOTOPIA
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- - - - Copy area = t'6"x 7'6"
Applied vinyl logo graphic
-- provided in artworkfile
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- � - Copy area = 10"x 12"
1.25"
Description:
Aluminum plaque signs for back and right side of
Aluminum and steel gateway structure
Scale: 3/8"= 1' (page size 11 x17")
Scale is approximate. Site measurements and height requirements
need to be confirmed.
Artwork:
• "garage_exitdirectional.eps"
• "garage_pedestriandirectional.eps"
Text: Wayfinding Grey #1 applied vinyl
-- Copy area = 1' 8"x 2'4"
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date:08.�5.�� . .. .
DESIGN BY: COTLEUR & HEARING, i►vc. Sheet Revised: Des i g n S pec ifi cat i o n s
%The details conlained on this page are ap�raximafe. AAspecrfications induding measurements, colors,
messaging, location, posltioning and any orher signage features must be conftrmed ro ensure accuracy.
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City Approval: Required
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PEDESTRIAN BRIDGE ELEVATION
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��'� inthe��,�f `rJ ^'.T�:� � at the gardens
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CHANGEABLE �FRAME
VINYL
PEDESTRIAN BRIDGE SIGN
Description:
Non-illuminated sign (6'-9" x 39')
fabricated from .063 aluminum primed with
changeable vinyl and sample text.
Scale: 3/16"= 1' (pagesize 11x17")
Scale is approximate.Site measurements and height requirements
need to be confirmed.
-- Copy area = 39' x 6'-9"
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date:08.�5.�� . .. .
DESIGNBY:HPAULDAVIS SheetRevised: D�SIgI1 SpGCIfiCCItIOnS
*The details contained a� this page are approximate. A!I specrfications induding measuremenYS, colors,
messaging, location, position+ng nnd any a�her signage features must 6e confirmed to ensure accuracy.
4'-6"
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City Approval: Required
BRUSHED ALUMINUM TOP TO PROJECT �\
UGHT AND CONTROL UGHT POLLUTION � _
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CAROUSEL lOGO - ALUMINUM FACE AND `'' �`�
TRANSLUCENT WHITE VINYL BACKING
DESIGN INTENT IS TO LIGHT INTERNALLY
AND PROJECT LIGHTING DOWN
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METAL SIGN BACKING -
PAINTED BRUSHED ALUMINUM
-------- PUSH THRU LETTERS WITH 3/4" PROJECTION --
BLUE TRANSLUCENT VINYL OVERLAY
NOTE: CAROUSEL SIGN ON BOTH
SQUTH AND NORTH FACE, DOWNTOWN ON WEST
FACE QNLY
LIGHT ACCENT - TRANSLUCENT VINYL OVERLAY
ORACAL 041 PINK
--- Copy area = 1'-3" x 8'-9"
LIGHT ACCENT - BLUE TRANSLUCENT VINYL OVERLAY
METAL BASE - PAINTED BRUSHED ALUMINUM
SPECIAL PAVING AT BASE
VIEW A: WEST PERSPECTIVE
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VIEW B: SOUTH PERSPECTIVE
CAROUSEL SIGN
Scale: 3/8" - 1' (page size 11xU")
Scale is approximate. Site measurements and height requirements
need to be confirmed.
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Sheet
No.
22.3
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date:04.20.�� . .. .
DESIGN BY: COTLEUR & HEARING, iNC. Sheet Revised: 08.15.11, 10.�4.1 1 Des i g n S pec ifi cati o n s
�The details contained on this page are approximate. All specifications including meosurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
CityApproval: Previously Issued (Reso�ution 2�2, 2003)
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North Elevation, Building A
City Approval: Required
6� � �8 FORDSTROM
.� 4� ��ore
42' • � ���
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24"
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NOTE: TOP BOX TWO LII�S
TDCf ONLY
- Copy area = 20' x 7'
- Copy area = 20' x 4'
- Copy area = 20' x 4'
JUNIORANCHORTENANTID SIGNS
Description:
North Elevation, Building A
Individual internally-illuminated channel letters.
Font and Color to reflect the nationally recognized trademark
of the junior anchor tenant.
Scale: 1/10"= 1' (pagesize l 1x17")
Scale is approximate.Site measurements and height requirements
need to be confirmed.
FACADE: 2,637 SF
SIGN AREA: 701 SF
27%
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________________ ______________
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�- Copy area = 28'-8" x 7' �- Copy area = 28'-8" x 7'
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date:04.20.11 Desi n S ecifications
DESIGN BY: COTLEUR & HEARING, INC. Sheet Revised; 08.15.11 g p
"The deiaHs contafned on Yhis page nre a�proximate. AU specificaiions including measurements, co(ors,
messag ing, locatian, positfoning ar�d any other signage featwes m ust be con6�med to ensure accuracy.
S�UTH ELEVATION - BUILDING A
City Approval: Required
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DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date: 04.20.�� . .. .
DESIGN BY: COTLEUR & HEARING, INC. Sheet Revised: 08.15.11, 10.04.1 1 Des i g n S pec ifi cati o n s
"The details contained on this page are approximate. All specificotions including measurements, colors,
messaging, locatlon, positloning and any other signage features must be confirmed to ensure accuracy.
CityApproval: Previously Issued �Resolution 2�2, 2003)
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South Elevation, Building A
City Approval: Required
,� 1�FORDSTROM
4��tare
8�
3�e�secake Facto���
JUNIOR ANCHOR TENANT ID SIGNS
Description:
South Elevation, Building A
Individual internally-illuminated channel letters.
Font and Color to reflect the nationally recognized trademark
of the junior anchor tenant.
Scale: 1/10"= 1' (page size 11x17")
Scale is approximate. Site measurements and height requirements
need to be confirmed.
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Z4��- FORDSTROM �24�
� �to►re �
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-- r-- Copy area = 30'-6" x 7'
84"
FACADE: 1,982 SF
SIGN AREA: 617 SF
31%
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--- Copy area = 33'-7" x 4'
--- Copy area = 33'-7" x 4'
--- Copy area = 33'-7" x 4'
Sheet
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22.7
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DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draff Date: 04.20.11 . .. .
DESI�N BY: COTLEUR & HEARING, iNC, Sheet Revised: 08.15.11, 10.04.1 1 Des i g n S pec ifi cat i o n s
*Thedetails contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmeA to ensure occuracy.
CityApproval: Previously Issued (Resolution 212, 2003)
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West Elevation, Building A
City Approval: Required
�-� ,1� FASHION 48° 1..1 � h t.�„
3�� ����� � �-� g
�_
� 4�DRESS
4��?�.��"i�r.�r G� 1 i�ANDBAG STrJRE
JUNIOR ANCHOR TENANT ID SIGNS
Description:
West Elevation, Building A
Individual internally-illuminated channel letters.
Font and Color to reflect the nationally recognized trademark
of the junior anchor tenant.
Scale: 1/10"= 1' (page size l 1x17")
Scale is approximate.Site measurements and height requirements
need to be confirmed.
EQ2
� --------� �- FASHIQN � r-----� ---�
(`"�
z4��� � LM i Z i-� �� ��.�,� �:r��2 ,. � H i g ht�24,.
� — ,-------� L-- ,-------J �-- ; ------�
� � �
� � �
EQ1 EQ1 EQ1
I I I
I I I
EQ2 I I I
I I I
�– Copy area =15'-10" x 6' �– Copy area =16'-10" x 6' �– Copy area =15'-10" x'
EQ4
— — — — — — — — — — — — — — — — — —
� _________ ; ,� DRESS �
.
24" �� 2 ' 24" 84"
� � � � i-�A�NDB�G STORE �
L--------------J L---------------J
� �
� �
EQ3 EQ3
I I
I I
EQ4 I I
I I
�– Copy area = 26'-2" x 7' �–�opy area = 26'-2" x 7'
FACADE: 3,500 SF
SIGN AREA: 656 SF
19%
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draft Date: 04.20.�1 Desi Yl S ecifications
DESIGN BY: BLANK, INC.- WASHINGTON D.C. Si122t R2VIS2CI; �8.� 5.� � g p
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, Iocation, positioning and any other signage features must be confirmed to ensure accuracy.
�
6'
�
2s°�
zi ^
�
13„
�
6„ �
Existing
column
L9,�16., � 5.
� �
�
� �
� I
City Approval: PI'@VIOUSIj/ ISSU@Cl (ADMIN-1 0-1 1-000383)
25' 6"
Grade
Existing
column
BOULEVARD ENTRANCE ID
Description:
Boulevard entrance identification sign.
Notes:
• All items will follow the contour of the wall.
• Wall surface may need to be painted a grey silver color to
compensate for see-through at the seams.
Scale: 7/16"= 1' (page size 11 x17")
Artwork: "blvd_overhead.eps"
-
'�,
i:.
_ _ __ Aluminum panels painted brushed
aluminum flush mounted onto wall
"boulevard"text: 4.5" Face
illuminated channel letters
colored"Wayfinding Fuchsia #1„
"the" text: 4.5" Face
illuminated channel letters
colored "Wayfinding Gray #1„
� � — 4.5"Face illuminated band,
colored "Wayfinding
Fuchsia #1"
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC. - WASHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Original Draft Date; 04.20.11
Sheet Revised: 08.15.11
City Approval: PI'@VIOUSIy ISSU@CI (ADMIN-1 0-1 1-000383)
I 25'6"
Existing
column
�� „ s^ "�
�
� �
� T w� ��a�s�
4 1.25'�� M�k o00
3"
I 6 �� �
I
Grade
Design Specifications
BOULEVARD ENTRANCE DIRECTIONAL
Description:
Boulevard entrance directional sign and banner treatments.
Scale: 7/16"= 1' (page size l 1x17")
Artwork: "BLVDEntranceDirectionaloeps"
Exi sti ng
column
side
1 1/2"thickaluminum panel painted
% brushed aluminum that wraps the
column corner
,
i
— Applied vinyl logo graphic
(as provided in artworkfile)
Applied vinyl text & arrows
- colored "Wayfinding Gray #1':
Editable text provided in
the artwork file.
1"acrylic band colored
"Wayfinding Fuchsia #1"
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draft Date:04.20.>> Desi f�l S ecifications
DESIGN BY: BLANK, INC.- WASHINGTON D.C. Sh221" R2VIS2d: 08.� 5.� � g p
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, posiTioning and any other signage features must be confirmed to ensure accuracy.
1.5"deep letters painted _ ___
brushed aluminum
2.5"deep aluminum header
bar wraps corner
Graphic painted on aluminum to __ ___
match design and colors in the
artwork file.
Applied vinyl text & arrows colored --
"Wayfinding Gray #1': Editable text
provided in the artworkfile.
2.5"deep vertical bar colored
"Wayfinding Red #1"
_ _ _
1.5"deep aluminum panel
painted brushed aluminum
wraps around column
Applied vinyl logo graphic .-
(as provided in artworkfile)
Grade
Column Side A
Existing
column
�'� y�' centre court y
'S _a URBAN OUTFITfERS
�.�'� IZOD • AVEDA SALON
__.__ -�---�� TOOJAY'SGOURMETDELI
SLOAN'S ICE CREAM
PATIO WORLD
the boulevard �
THE CAROUSEL • YARD HOUSE
CABO FLATS • RA SUSHI —
A LATTE FUN • Z GALLERIE
SINOOZIES - FROYOTO?IA
. _------ ----__ _.
THE CHEESECAKE FACTORY y
WHOLE FOODS MARICET
DOWNTOWN PARK
PARKING �/GARAGE A�
RESTROOMS �
$ _.._��
� 4z„
Existing tile surface
City Approval: PYeVIOUSIj/ ISSU@CI (ADMIN-1 0-1 1-000383)
fi
{
�.s„
2 5,�
2.5" 6,
J=1.5"
3.25"
Column Side B
Existing tile surface
I
i
MOVIE THEATRE EXIT DIRECTIONAL
Description:
Movie theatre exit directional corner sign.
Notes:
• All items will follow the contour of the wall.
• Existing light fixture may need to be relocated.
Scale: 7/16"= 1' (page size 11 x17")
Artwork: "theatre_column.eps"
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Original Draft Date; 04.20.11
Sheet Revised: 08.15.11
City Approval: Pf@VIOUSIy ISSUeCi (ADMIN-1 0-1 1-000383)
:�•:�.�:���<�. . .�-.. r_ � ,.::e-„ _ � � _ .
Existing tile surface
Design Specifications
MOVIE THEATRE WALL DIRECTIONAL
Description:
Directional graphic application with mounted aluminum
lettering.
Notes:
• All items will follow the contour of the wall.
• Power outage light fixture located nearby may need to be
relocated.
Scale: 7/16"= 1' (page size 11 x17")
Artwork: "TheaterWallDirectional.eps"
Existing
column
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC. - WASHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Original Draft Date: 04.20.11
Sheet Revised: 08.15.11
Design Specifications
CityApproval: Previously Issued �a�MiN-�o->>-000sss� MOVIE THEATRE ESCALATOR DIRECTIONAL
10'6"
z, 5•, 4, Z„ 4, z„
- URBAN OUTFITTERS �
���•'�� •,, y7 �- � I�I IZOO • AVEDA SALON
�SOOJAY'S GOURMET DELI
�i SLOAIV'S ICt CREAM
3,�„ ' � I PATIOWORLD
THE CHEDOWNTOWN PARK `
' I
IPAI:Y.ING D/GARAGE
/
Text is applied Graphic painted to
white vinyl aluminum matching
design and colors in the
artwork file.
2.5"deep
horizontal
barcolored
"Wayfinding
Red #1"
tne qouievara�
THE CAROUSEL •VARD HOUSE
CABO FLATS • RA SUSHI _
A LATTE FUN • Z GALLERIE
SWOOZIES • FROVOTOPIA
WHOLE FOODS MARI<ET �
�, PARKING B & C
1.5"thickaluminum
panels painted brushed
aluminum
75"
Applied vinyl text &
arrows colored
"Wayfinding Gray #1':
Editable text provided
in the artwork file.
Grade
Existing
column
0
Description:
Movie theatre elevator directional overhang sign.
Notes:
• All items will follow the contour of the wall.
Scale: 3/8"= 1' (page size 11 x17")
Artwork: "theatre_escalator.eps"
i
�,.
DOWNTOWN AT THE GARDENS - WAYFINDING Original Draff Date: 04.20.1 � . �� �
DESIGN BY: BLANK, INC:- WASHINGTON D.C. Sile2t R2VIS2C�; �8.� 5.� � Des i g n S pec ifi cati o n s
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Front:
4,
3, z••
�
� as„
, � • � 5.5" I
� z„ �
_ �—
5�4„
3,8,.
Existing foundation
6��„
Side 1:
- 13" -
I- 10.25" �I
� 6 25„
I
� �O�.�S.�
� l
Existing foundation Grade
City Approval: Not Required
Back:
4'
3,2„
� � •� �
�
5,4„
3'8"
Existing foundation
i
�
s.s„
6,�„
Side 2:
- �g^ �
I- 10.25" -I
� 6 25„
__ �
F�_-�1� II
ta.zs„
� 1
Existing foundation
DIRECTORY
Description:
Internally illuminated two-sided mall directory case.
Notes:
• New case to fit on existing foundation.
• Design details need to be confirmed by fabricator
(materials, window, door, lighting, hinges, lock, etc.).
• Follow the Color Strategy Map and the Color Strategy Overview
to determine the color of the header.
Scale: 9/16"= 1' (page size 11x17")
Artwork: "directory.eps°
� --- Internal illuminated translucent
acrylic top header. Color should
— — coordinate with nearest entrance.
Applied "i'cirde graphic
colored white as provided
in the artwork file (both sides)
I
1.5"deep aluminum letters
(both sides)
Aluminum header bar that
wraps the entire directory
that is deeper than the rest
ofthe case
-- Inset box with raised
frame, hinged door and
lock (both sides)
Internal back light OR
—.__ parameterlightthat
illuminates both sides
(confirm map graphic type
and hanging method)
Aluminum box painted
brushed aluminum
Applied vinyl logo graphic
(as provided in artworkfile)
Painted foundation, colored
� "WayfindingTan#1"
Existing foundationl
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draft Date: 04.20.>> Desi I�1 S ecifications
DESIGN BY: BLANK, INC. - WASHINGTON D.C. Sh22t R2VIS2d: 08.� 5.� � g p
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
install
6-10'from '�
top of light
��5 �
15" 61--'� i .
-I—j,-- `
�- i 5 —�
� - -- —
15" �
6.5 �
, Grade
City Approval: Not Required
�15���
� I . _.... _. . ..
15"
6.5
�'S���I
� - -
15" ,6.5
SURFACE PARKING ID
Description:
Three-sided triangular pole mounted parking identification sign.
Notes:
• Follow Messaging Strategy Overview Map for zone text
allocations. Follow Color Strategy Map for color allocations.
• Sizes are approximate. A full-size mock-up will be required to
determine a size that will fit around the circumference
of the pole. Pole tapers thinner.
• Height and angle of sign are approximate. Consider the height
of surrounding trees for visibility.
Scale: 7/16"= 1' (page size 11 x17")
Artwork: "parking.eps"
Three sided aluminum
; �" sign that attaches to
� existing light poles
Iri
Graphic painted or applied
vinyl to aluminum
matching design and
colors in the artworkfile.
existing light pole
Applied white vinyl
lettering. Letter and
numbershould bechanged
based on Iocation.Text can
be modified directly in the
provided artwork file.
�.��
The letter indicates the
parking area
' ---- The number indicates the
�_ a
: I t zone in the parking area
'
DOWNTOWN AT THE GARDENS - WAYFINDING
DESIGN BY: BLANK, INC. - W,4SHINGTON D.C.
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Wall Corner A
Existing
wal I
Original Draff Date: 04.20.11
Sheet Revised: 08.15.11
City Approval: Not Required
Wall Corner B
Existing
wal I
2x2x30"aluminum bar
colored "Wayfinding Red #1"
_�- � : /
i'�`°z��(__ �5.' 3, , . .�,
:..� � " � �
<- - ----------- - Graphic painted to aluminum
10 matching design and colors in the
� � BOULEVARD E�— � CENTRE COURT { artwork file.
WEST ENTRANCE z'�5
COBB THEATRE
WHOLE FOODS
MARKET �� Z5"- z�g" �, BOULEVARD SOUTH
RESTROOMS
PARKIN6 AREA B
I-I- rtt
z'
�•
ENTRANCE/VALET
CABO FLATS � -- . —.. —__.._.__ _. —
YARD HOUSE
--
�- -- --
- ---
I ,t •, I� --
2..
Applied vinyl text & arrows colored
"Wayfinding Gray #1': Editable text
provided in the artworkfile.
1"aluminum painted brushed
aluminum
Design Specifications
PEDESTRIAN DIRECTIONAL
CORNER MOUNTED
Description:
Corner-mounted pedestrian directional sign.
Scale: 9/16"= 1' (page size 11 x17")
Artwork: "pedestriancorner.eps"
DOWNTOWN ATTHE GARDENS - WAYFINDING Original Draft Date; 04.20.>> Desi I"1 S ecifications
DESIGN BY: BLANK, INC.- W,4SHINGTON D.C. Sh22t R2VISEd: 08.� 5.� � g p
*The details contained on this page are approximate. All specifications including measurements, colors,
messaging, location, positioning and any other signage features must be confirmed to ensure accuracy.
Existing
wa I I
City Approval: Not Required
� _ . �"__ _l ____
io°
1 aou�evaao E 2.25^
WEST ENTRANCE
WHOLE FOODS
MARKET �i .Z�S'r z�b"
RESTROOMS ---
PARKING AREA B
-
_ 2x2x30"aluminum bar
colored"Wayfinding Red #1"
Graphic painted to aluminum
matching design and colors in
the artworkfile. (both sides)
__ Applied vinyl text & arrows colored
"Wayfinding Gray #1': Editable text
provided in the artwork file. (both
sides)
_-
- --- 1°aluminum painted brushed
t'tt'=I aluminum
ia
PEDESTRIAN DIRECTIONAL
FIN MOUNTED
Description:
Fin mounted pedestrian directional sign.
Scale: 9/16"= 1' (page size 11 x17")
Artwork: "pedestrianfin.eps"
Page 1
CITY OF PALM BEACH GARDENS 1
PLANNING, ZONING AND APPEALS BOARD 2
REGULAR MEETING 3
September 20, 2011 4
I. CALL TO ORDER 5
The regular meeting was called to order at 6:00 p.m. by Chair Michael Panczak. 6
II. PLEDGE OF ALLEGIANCE 7
III. ROLL CALL 8
Members Present: 9
Chair Michael Panczak, Vice Chair Randolph Hansen, Joy Hecht, Roma Josephs, Douglas 10
Pennell, Charles Hathaway, First Alternate Howard Rosenkranz, sitting for position vacated by 11
Amir Kanel. 12
Members Absent: None. 13
Also Present: City Attorney R. Max Lohman; Director of Planning and Zoning, Natalie Crowley. 14
IV. ADDITIONS, DELETIONS, MODIFICATIONS 15
None. 16
V. REPORT BY DIRECTOR OF PLANNNING AND ZONING: NATALIE 17
CROWLEY 18
VI. APPROVAL OF MINUTES 19
Douglas Pennell made a motion to approve the August 23, 2011 minutes. 20
Roma Josephs seconded. 21
Motion passed 7-0. 22
Those preparing to give testimony were sworn in. 23
VII. PUBLIC HEARINGS 24
1. Recommendation to City Council (Public Hearing) – QUASI-JUDICIAL HEARING 25
REZN-11-07-000011 Howell Watkins Middle School Rezoning Public Hearing & 26
A request by the Palm Beach County School District to rezone the Howell L. Watkins Middle 27
School site to a Planned Unit Development (PUD) Overlay and request two (2) waivers to allow 28
a monument sign. The Howell L. Watkins Middle School is generally located on the east side of 29
MacArthur Boulevard approximately one-quarter mile north of Northlake Boulevard. 30
Chair Panczak opened the public hearing. 31
Public Comment: None 32
Chair Panczak closed the public hearing. 33
Douglas Pennell made a motion to move to a date certain of October 11, 2011. 34
Roma Josephs seconded. 35
Motion passed 7-0. 36
2. Recommendation to City Council (Public Hearing) – QUASI-JUDICIAL HEARING 37
CUMJ-11-08-000020 Cabo Flats Restaurant at Downtown at the Gardens – Major 38
Conditional Use 39
A request by PGA Mexx, LLC, lessee of the property, for approval of the major conditional use of 40
“lounge” in the 8,707 square-foot space located within Building I/J of the shopping center, which is 41
currently occupied by Cabo Flats Restaurant. Downtown at the Gardens is located north of Kyoto 42
Gardens Drive, east of Alternate A1A, south of Gardens Boulevard, and west of the Landmark and 43
Gardens Pointe developments. 44
Petitioner: Steve Matheson, Attorney for PGA Mexx, LLC 45
Chair Panczak opened the public hearing. 46
Public comment: None. 47
Chair Panczak closed the public hearing. 48
Page 2
Douglas Pennell made a motion for approval of CUMJ-11-08-000020 Cabo Flats Restaurant at 1
Downtown at the Gardens – Major Conditional Use. 2
Roma Josephs seconded. 3
Motion passed 7-0. 4
3. Recommendation to City Council (Public Hearing) – QUASI-JUDICIAL HEARING 5
PUDA-11-07-000032 – Corporate Center at the Gardens- 6
A request by the applicant, PGA Professional Center Property Owner’s Association, Inc., for 7
approval of a Planned Unit Development (PUD) amendment to allow: (1) an increase in the number 8
of parking space on-site; (2) amendments to the site and landscape plans; (3) revision of certain 9
conditions of approval; and (3) amendments to the master signage program in order to relocate 10
ground and wall signage. The Corporate Center at the Gardens PUD is located at the intersection of 11
RCA Boulevard and Northcorp Parkway, south of the Marriott hotel. 12
Chair Panczak opened the public hearing. 13
Public Comment: None. 14
Chair Panczak closed the public hearing. 15
Petitioner: Ann Booth, PGA Professional Center Property Owners Association. 16
Staff Presentation: Senior Planner Richard Marrero 17
Douglas Pennell made a motion for approval of PUDA-11-07-000032 – Corporate Center at the 18
Gardens-. 19
Roma Josephs seconded. 20
Motion passed 7-0. 21
IX. OLD BUSINESS 22
None 23
X. NEW BUSINESS 24
Natalie Crowley introduced the new Assistant Director of Planning & Zoning, Jim Golden and 25
advised she had a request from a petitioner for Central Gardens which has two applications. A 26
PCD and concurrent plan amendment for multi-family residences and they are requesting a 27
special workshop on October 18, 2011. The board members agreed to a special workshop on 28
October 18, 2011. 29
(The remainder of this page was intentionally left Blank) 30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
Page 3
1
XI. ADJOURNMENT 2
Chair Panczak adjourned the meeting at 6:52 p.m 3
The next regular meeting will be held on October 11, 2011. 4
Approved: 5
6
7
8
Michael Panczak, Chair 9
10
11
12
Randolph Hansen, Vice Chair 13
14
15
16
Joy Hecht 17
18
19
20
Roma Josephs 21
22
23
24
Douglas Pennell 25
26
27
28
Charles Hathaway 29
30
31
32
Vacant 33
34
35
ATTEST: 36
37
____________________ 38
Patricia Snider, CMC 39
City Clerk 40
41
Note: these minutes are prepared in compliance with 286.011 F.S. and are not verbatim transcripts of the 42
Meeting. 43
All reference attachments are on file in the Office of the City Clerk. 44
Note: all those preparing to give testimony were sworn in. 45
46
47
1
City of Palm Beach Gardens
Planning, Zoning & Appeals Board
November 1, 2011
Gordon & Doner
Comprehensive Plan Amendment
Planned Unit Development
2
Project Team
•Applicant – Property Owner
–Gordon & Doner
•Owners Representative
–Anderson Moore Construction
•Agent – Land Planner
–Cotleur & Hearing, Inc.
•Engineer
–Jeff H. Iravani Inc.
•Architect
–Christopher M. Jones
3
Purpose of Petition
1.Comprehensive Plan Amendment
2. Planned Unit Development
4
Location
5
Context
DIVER’S
DIRECT
SUNOCO GAS
STATION
ABC
LIQUOR
STORE MOBILE
GAS
STATION
NORTHLAKE BLVD
MULTI-
FAMILY
DUFFY’S
SPORTS
GRILL GARDEN
TOWNE
SQUARE
SHOPPING
CENTER
6
Comprehensive Plan
Future Land Use Map
Amendment
7
Existing Future Land Use
8
Existing Future Land Use
Commercial
Residential Medium
• Residential Medium to Commercial
• Small Scale Amendment
• 0.26-acre south parcel
9
Future Land Use
•Meets all Level of Service Standards
•Consistent with City Vision Plan
•Consistent with Comprehensive Plan
•Supports infill & redevelopment goals.
•Surrounded by Commercial FLU on three boundaries.
•RM parcel to south is transitional from RL to Commercial.
•Over 100-foot setback is proposed.
•Decrease of existing non-conformities.
•Fosters additional commercial development in the overlay.
10
Planned Unit Development
11
Existing Zoning
Commercial General 1
Residential Medium
West District of Northlake Blvd Overlay Zone
12
Planned Unit Development
Requests:
•Rezone to PUD overlay with an underlying CG-1 zoning
•Approval of a PUD plan, including six waivers
•Add a 0.26 parcel of land to the overall project
•Expand existing office building by 5,069 SF
•Provide a new parking area with 17 additional spaces
13
102’ Rear Setback
15’ LS Buffer & 6’ Wall
14
Planned Unit Development
•Amendment allows G&D to expand its office building and its operation without having to leave the NBOZ.
•Rezoning is compatible with surrounding uses.
•Combining the parcels reduces non-conformities.
•Rezoning increases the building’s setbacks and lessens impact.
•Project exceeds minimum open space and landscape requirements.
•Applicant will contribute to the roadway beautification plan including the shoulder and the median improvements.
15
Planned Unit Development
16
No change to the
existing front façade
or overall character
of building.
Consistent with
requirements of NBOZ.
The applicant agrees to continuing the pre-cast panels.
EXISTING ADDITION
17
18
Planned Unit Development
Waiver Requests
•1 acre minimum parcel and PUD size
•0.87 acres
•8-foot landscape buffer
•3-feet along west property line
•100-foot stacking distance
•15-feet
•Loading zone
•No loading zone
•40-foot side-street setback
•24.9-feet along Sunset Dr
19
Conclusion
Applicant is requesting the PZAB’s
recommendation of approval to the City
Council.
The applicant is in agreement with all
conditions of approval proposed by staff.
20
Thank You
City of Palm Beach Gardens
Gordon & Doner Small-Scale Land Use
Amendment and Planned Unit Development
(PUD) Request
Petitions: CPSS-11-05-000003
PPUD-11-05-000024
Planning, Zoning & Appeals Board
November 1, 2011
•To approve a small-scale future land use
map amendment of a vacant, 0.26-acre
parcel from Residential Medium (RM) to
Commercial (C)
•To approve a PUD overlay with underlying
CG-1 for 0.87 acres to allow the expansion
of an existing three-story office building
•To approve 6 waivers
Staff Request
Location
Map
Land use amendment
parcel PUD
Future Land Use Map
C
C
C
C
C
C
C
RL
RM
RM
RL
Legend
C = Commercial
RM = Residential Medium
RL = Residential Low
Northlake Blvd.
I-95
Su
n
s
e
t
D
r
i
v
e
N
FLUM
amendment
boundary
Zoning Map
CG-1
CG-1
CG-2
CG-1
CG-1
RL-3
RM RM
RL-3
Legend
CG-1 = General Commercial
CG-2 = Intensive Commercial
RM = Residential Medium
RL-3 = Residential Low Density-3
Northlake Blvd.
I-95
Su
n
s
e
t
D
r
i
v
e
N
CG-1
CG-1
PUD
boundary
•Small-scale land use amendment
–Meets LOS analysis
–Compatible with surrounding land uses
•PUD master plan
–Allows expansion of existing building and established
business
–Consistent with Northlake Boulevard Overlay Zone (NBOZ)
–Meets Concurrency
–Requires 6 waivers
–Includes substantial buffering and setback from residential
Staff Analysis
•Staff supports 6 waivers:
–CG-1 parcel of less than 1 acre
–PUD of less than 1 acre
–Reduced landscape buffer for west side of parking
expansion area (to match existing buffer width)
–Reduced stacking distance (existing condition; acceptable
to Engineering)
–No loading zone (existing condition)
–Reduced street side setback (needed to align building
expansion with existing building setback)
Waiver requests
Reduced
street-side
setback
24.9’
•Required street-side
setback = 40.0’
•Existing building
setback = 24.9’
•Proposed building
extension setback = 24.9’
Reduced
Buffer
Existing 3-foot
landscape
buffer
Proposed
extension of
3-foot
landscape
buffer
Buffer from
residential
6-foot high
concrete wall –
set 7 feet from
property line
15-foot wide
landscape
buffer
102-foot rear
setback from
residential
property line
Proposed Elevations
Staff Recommendation
•Staff recommends approval of proposed
small-scale land use amendment for 0.26
acres from RM to C
•Staff recommends approval of proposed
rezoning to PUD with underlying CG-1 and
approval of the PUD master plan
•Staff recommends approval of 6 waivers
City of Palm Beach Gardens
Downtown at the Gardens Planned Community
Development (PCD) Amendment Request to
revise the Master Sign Plan
Petition: PCDA-11-05-000011
Planning, Zoning & Appeals Board
November 1, 2011
•Amendment to the Downtown at the
Gardens PCD to revise the master sign
plan by adding new and modifying existing
directional, wayfinding, and identity
signage, including 19 waivers.
Subject Request
Location Map
N
No
r
t
h
So
u
t
h
East
West Wayfinding color theme concept
Entranceway signage example
•Staff supports 11 waivers to assist:
–Wayfinding and directional signage
–Tenant and shopping center identification
•Staff recommends denial of 8 waivers
related to:
–Gateway signs
–Pedestrian bridge changeable copy sign
–Additional tenant wall signs
Staff recommendation
Ground Sign Waivers
Revised entry
ground signs
•Staff supports 4 waivers:
•Primary sign maximum height
•Secondary sign maximum
height
•Reduced ground sign
landscape
•Kyoto Gardens Dr. & Lake
Victoria Gardens Pkwy.
•Alternate A1A & western
entrance
Note: Staff also supports allowing the tenant names, which were not
approved with the original master sign plan (a total of 40 new tenant names)
Vehicular Sign Waivers
Revised vehicular directory
signs
•Staff supports 2 waivers:
•Maximum height
•Maximum copy area
Required max. height: 4’-0”
Proposed sign height: 8’-7”
Required max. copy area: 4 sq. ft.
Proposed sign copy area: 12 sq. ft.
Carousel sign waivers
•Staff supports 2 waivers:
•Maximum sign height
•Maximum copy area
Required max. height: 4’-0”
Proposed sign height: 18’-0”
Required max. copy area: 4 sq. ft.
Proposed sign copy area: 25 sq. ft.
Column sign waivers
•Staff supports 2 waivers:
•Maximum sign height
•Maximum copy area
Required max. height: 4’-0”
Proposed sign height: 23’-0”
Required max. copy area: 4 sq. ft.
Proposed sign copy area: 45 sq. ft.
Principal identification sign waivers
•Staff supports a waiver to
increase the total number of
principal structure
identification signs from 7 to 9
•Parking identification sign on
the parking garage
•Additional “Downtown”
identification sign at carousel
entrance
Gateway Signs
Overall height = 21’-0”
Clearance height = 15’-8”
Overall width = 45’-5”
Requires 2 waivers:
•Maximum sign height
•Maximum copy area
Gateway Signs
Required max. height: 4’-0”
Proposed sign height: 21’-0”
Gateway Signs
Required max. copy area: 4 sq. ft.
Proposed sign copy area: 145 sq. ft.
*Up to 7 additional tenant names per
side of gateway sign (19 total)
Gateway Signs
•Visible from Kyoto Gardens Drive
•Could set precedent for other
retail centers (e.g., Legacy Place;
Gardens Mall)
Pedestrian Bridge Sign
Waiver requests:
1. Changeable copy
2. Maximum copy area:
•Required max. wall sign
copy area: 90 sq. ft.
•Proposed sign copy
area: 293 sq. ft.
*Maximum special event copy
area: 32 sq. ft.
•Precedence:
–Changeable copy ground signs are prohibited, except in
Public/Institutional (P/I) zoning districts.
–The City has not approved any changeable copy signs
for retail commercial developments.
–Other developments (e.g., retail centers, mixed use
developments, movie theaters, & places of worship) all
want changeable copy.
–Approval could lead to questions of fairness and
freedom of speech rights.
Staff Analysis – Changeable Copy
Additional tenant wall signs - West
Additional tenant wall signs - North
Additional tenant wall signs - South
Additional tenant wall signs
Staff does not support 8 additional tenant wall signs on the
movie theater building:
•6 additional signs previously granted by waiver (5 unused)
•Exceeds principal tenant letter height (36” letter height
approved)
•Greatly exceeds allowed copy area
•Changes character of building
Staff Recommendation
•Staff recommends approval of 11 waivers
for additional and revised wayfinding
signage.
•Staff recommends denial of 8 waivers for:
–Gateway signs;
–Pedestrian walkway sign; and
–Additional tenant wall signs.
Questions?
Extra slides
DTAG – Carousel Entrance
DTAG – Carousel
Entrance
DOWNTOWN
New Project ID
Sign
Proposed Carousel
Freestanding Column
Sign
Proposed “Boulevard”
Column Sign
Palm Beach Community Bank
PUDA-11-05-000029: Banyan Tree Planned Unit Development (PUD) Phase III
City of Palm Beach Gardens
Planning, Zoning & Appeals Board
Tuesday October 01, 2011
Palm Beach Community Bank
The Applicant
OWNERS: PALM BEACH COMMUNITY BANK
Mr. Calvin Cearley, President
LEGAL REPRESENTATIVE: MR. JEFFREY KNEEN, ESQ.
SPECIFIC BANYAN TREE PUD AMENDMENT REQUESTS:
1.MONUMENT SIGN (w/ 2 WAIVERS)
2.RELOCATION / MODIFICATION TO EXISTING LANDSCAPING
Section Allowed Proposed Request
78-285, Table 24, Ground
Sign & 78-229, Table 5-6
Maximum of 3
ground signs
permitted by code
for 2, 101 l.f. of ROW;
5 approved to date
Sixth Ground Sign 1 additional
ground sign
78-285, Table 24, Ground
Sign & 78-229, Table 5-6 3 foot base 18 inch base 18 inch reduction
Palm Beach Community Bank
The Requests
Palm Beach Community Bank
Banyan Tree PUD (Parcels 12.05 & 12.04)
NORTHLAKE BOULEVARD
Palm Beach Community Bank
Banyan Tree PUD (Parcel 12.04) & Subject Site
PARCEL 12.04
NORTHLAKE BOULEVARD
Palm Beach Community Bank
The Site and Existing Signage
Palm Beach Community Bank
The Need (Ground sign & Landscape Modification)
Palm Beach Community Bank
Proposed “Updated” Ground Sign
Palm Beach Community Bank
The Other Ground Sign
NAVY BLUE TEXT TO MATCH
BUILDING SIGN
BLOOD CENTER LOGO
INCORPORATED INTO THE
SIGN – LETTER “C” / DROP
Palm Beach Community Bank
Comparison to Other Single User Ground Sign
Palm Beach Community Bank
Justification
INSTANT RECOGNITION:
•CONTRIBUTES TO CONVENIENCE OF ACCESS TO THIS USE AND
SITE
•CONTRIBUTES TO SAFETY FOR DRIVERS SEEKING THIS NEW
LOCATION (NO READING NECESSARY)
•PROMOTES A NEW CORPORATE TENANT WITHIN THE CITY
Palm Beach Community Bank
Requested Modification To Staff Condition #2
2. All lettering on the proposed monument sign shall be black Classic
Roman Lettering. (Planning and Zoning)
APPLICANT SHALL DARKEN THE GREEN LETTERING TO A HUNTER GREEN
Requesting removal of Staff condition #2 and acceptance of the dark green and
red lettering as presented in the graphic this evening.
THE END
We are available to answer any questions you have
Palm Beach Community Bank
PUDA-11-05-000029: Banyan Tree Planned Unit Development (PUD) Phase III
1
City of Palm Beach Gardens
PZAB
November 1, 2011
Downtown at the Gardens
Site Plan Amendment
2
Project Team
•Applicant – Property Owner
–Downtown at the Gardens Assoc. Ltd.
–Berman Enterprises, Mr. Kevin Berman
•Agent – Land Planner
–Cotleur & Hearing, Inc.
•Graphic Communication Consultant
–Blank Inc.
3
Purpose of Petition
This petition is an amendment to the approved Master
Signage Plan for Downtown at the Gardens. Since taking
control of DTAG just 2 years ago Berman Enterprises has
implemented numerous property improvements to breath
new life into the Project.
The proposed amendments to the Master Signage Plan are
critical components to the continued efforts to create a
regional entertainment center that is sustainable for the
long term.
Downtown is a unique project and can not be compared to
the 1.4 Million SF Gardens Mall or Legacy Place. The project
has unique challenges unlike traditional power centers or
shopping center.
4
Purpose of Petition
The retail establishments on the south and
west side of the project which mainatin
Visibility to I-95 have been successful. They
have exposure and signage.
Additional signage is essential to ensure the
success of the rest of Downtown as a
whole. For Example we often meet patrons
at DTAG that are not even aware that a
Cheesecake factory exists on the property!
5
Location & Context
6
Entry Monuments
Ground Signs
7
Entry Monument
Secondary Ground Sign
11
’
7
”
1’-7” Waiver above 10’
9
Vehicular Directionals
10
Vehicular Directional
11
Vehicular Directional
9” 1’3”
12
Color Strategy
13
Column Directional Signs
Column Directional Signs (4)
14
Column Directional Signs
Column Directional Signs
Tenant Wayfinding
15
Carousel Directional
18
’
16
Carousel Directional
17
Principal Wall Signs
Carousel Entrance
Downtown ID Sign -20” Ltrs.
18
Garage Wayfinding
Downtown ID Sign -20” Ltrs.
19
Principal Wall Signs
Garage Wayfinding
P 2’-6”
8” Letters (PARKING)
20
East- Yardhouse Gateway
15
’
8
”
7 x 17 Copy Area
Materials & Finishes Match Downtown
21
East- Yardhouse Gateway
22
East- Yardhouse Gateway
23
West Gateway
24
West Gateway
25
Garage Gateway
26
Garage Gateway
27
Garage Gateway
28
Pedestrian Bridge Sign
Brushed Aluminum Frame to Identify
Special Events.
To address Staff concerns we would
propose to develop a fixed message to be
used year round.
All “Special Event” Signs will be
permitted in the same manner they are
today.
With this approach there is no greater
risk of controlling content than any
special event signage anywhere in the
city.
The frame has been sized to be
proportionate with the scale of the
bridge connector.
29
Pedestrian Bridge Sign
The applicant has been encouraged by the City
to foster Special Events to bring residents to
Regional Center and the Downtown Lake Park.
These are significant city wide events i.e. Taste
of the Gardens, Art in the Gardens, DT in Bloom,
Boos Brews, Boy Scout Car Show
We believe the proposed signage to be tasteful
and appropriate.
We are looking for a permanent / professional
look to these temporary signs rather than
having cheap displays
30
Taste of the Gardens
31
Wall Signs
There is no secret to why the retailers on the south and west
side of Downtown have been most successful. Think about it.
Cheesecake, 51 Supper Club, Max’s Grille have no visibility.
The success of these “junior anchor” establishments are
critical to the small retailers on the Boulevard.
32
Wall Signs
Hundreds come to Whole Foods everyday but have little or no
knowledge of the other great establishments that are at DTAG
33
Wall Signs
Visibility to signage on this elevation is limited to the Whole
Foods/ Cabo parking Field
34
Wall Signs- South Elevation
It has also been suggested that we consider
stacking signage- The signage is very important
to Downtown however we are open to
suggestions.
42” letters were requested. The applicant is
agreeable to limit the size to 36”
35
Wall Signs
Tasteful signage on the large stark walls can enhance
wayfinding and identity, and can drive pedestrian traffic to the
interior.
36
Wall Signs-North Elevation
3 sign are currently approved, 2 additional signs
are proposed. The applicant is willing to reduce
the size of letters from 42” to 36”
It has also be suggested for the applicant to
consider stacking the signs.
37
Wall Signs -West Elevation
3 sign are currently approved, the applicant
would be limit the additional signs to 36”.
38
Wall Signs -West Elevation
39
Wall Signs -West Elevation
40
Wall Signs -West Elevation
41
Conclusion
Applicant is requesting the Planning and Zoning
and Appeals Board’s Recommendation of Approval
to the City Council for the Modified Master Signage
Program
The applicant is not in full agreement with staff’s
recommendations however is willing to make
compromises to achieve our objectives which we
believe are in the best interest of the City .
42
Thank You
43
44
Wall Signs- South Elevation
It has also been suggested that we consider
stacking signage- The signage is very important
to Downtown however we are open to
suggestions.
42” letters were requested. The applicant is
agreeable to limit the size to 36”
45
Context
Banyan Tree PUDA
PUDA-11-05-000029
Planning, Zoning, and Appeals Board
November 1, 2011
Request
•Modifications to landscape plan to increase
visibility to existing signage on site
•Waiver for additional monument sign
•Waiver for a reduced base height
Lo
c
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t
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o
n
M
a
p
Background
•Banyan Tree PUD approved by Ord. 41, 2001
•Site plan for Phase III was approved by Ord. 11,
2003
•Existing Signage Approvals
–3 ground signs approved for Phases I and II
–2 ground signs approved for Phases III
•1 located along Northlake Blvd. entrance
•1 located along MacArthur Blvd. entrance
Af
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A
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Landscaping Modifications
Looking East along Northlake Blvd.
Landscaping Modifications
View from parking lot
Landscaping Modifications
Signage Waivers
Code Section Requirement Proposal Waiver Staff Support
& Discussion
1 78-285, Table 24,
Ground Sign &
78-229, Table 5-6
Maximum of 3 ground signs
permitted by code for 2,101
l.f. of ROW; 5 have been
approved
A sixth ground
sign 1 ground sign Approval w/
condition No. 2
2 78-285, Table 24,
Ground Sign &
78-229, Table 5-6
3-foot base 18-inch base 18 inches Approval
Proposed Monument Sign
5’8”
18” 5’
10”
6”
2’7”
8’
•Staff does not support the monument sign with red
and green lettering
•Condition of approval added requiring lettering to
be consistent with existing signs
Ex
i
s
t
i
n
g
S
i
g
n
s
Monument Sign
•All lettering on the proposed monument sign shall be black Classic Roman lettering. (Planning and Zoning)
Staff recommends APPROVAL of petition
PUDA-11-05-000029 with 2 waivers and
conditions of approval