CITY OF WEST PALM BEACH PLANNING BOARD REPORT Meeting Date: June 18, 2018 Planning Board Case Nos. 1693C

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1 CITY OF WEST PALM BEACH PLANNING BOARD REPORT Meeting Date: June 18, 2018 Planning Board Case Nos. 1693C 3111 South Dixie Highway Commercial Planned Development (CPD) Location Aerial I. REQUEST Site Outlined in Red A request by Alessandria Palmer, of Urban Design Kilday Studios, on behalf of 3111 Prospect Place Equities LLC, for the establishment of a Commercial Planned Development (CPD) consisting of 300 multifamily residential dwelling units and ±16,000 gross square feet of commercial uses. The subject property, consisting of ±9.32 acres, is located at 3111 South Dixie Highway, within Commission District No. 5 Commissioner Christina Lambert. II. RECOMMENDATION APPROVAL WITH CONDITIONS Based on the findings that the petition meets the required standards in Section of the City of West Palm Beach Zoning and Land Development Regulations (ZLDRs). This recommendation is made subject to the following conditions: 1. Prior to the issuance of a building permit for Building #1, that portion of the South Dixie Highway right-of-way that projects into the Applicant s private PB 1693C 1

2 property shall revert or otherwise be deeded back to the adjacent property owner by means mutually agreed upon by the City and the adjacent property owner. 2. Upon redevelopment of the adjacent property to the north, the Applicant shall provide a driveway connection with applicable cross-access agreements. Such connection shall require the relocation of any gates or fencing that would otherwise prohibit such cross-access. 3. Bike racks shall conform to the City s minimum standards/specifications; a detail shall be provided at the time of permitting. 4. Commercial tenants located along South Dixie Highway shall have pedestrian entrances directly onto the South Dixie Highway frontage. 5. Restaurant uses within the CPD shall not exceed a total of 4,500 square feet. 6. Prior to the removal or relocation of any existing trees, a Tree Alteration Permit shall be obtained from the Development Services Department Planning Division. 7. Domestic, fire, and irrigation water service must be designed and installed at the developer's expense. Any undersized service lines serving the development shall be upgraded to accommodate the proposed development and shall occur at the developer's expense. 8. Sanitary service facilities for the development shall be designed and installed at the developer's expense. Any undersized service lines shall be upgraded to accommodate the proposed development and shall occur at the developer's expense. 9. Storm water management shall meet the South Florida Water Management District (SFWMD) criteria, and permits shall be obtained from the proper drainage district to discharge storm water into their system. 10. Any damage to existing utilities resulting from the developer s construction activities shall be repaired, at the developer s expense. 11. Any required easements (i.e. drainage, utilities, public access, etc.) shall be provided via plat or separate legal instrument. 12. The developer shall work with all parties as part of the on-going design process for the South Dixie Highway Corridor Study. 13. All work within the South Dixie Highway right-of-way shall be subject to the review and permitting by the Florida Department of Transportation (FDOT). 2 PB 1693C

3 14. The developer, its successors and assigns shall be responsible for the permitting and installation of the street trees, tree grates, and right of way landscaping and irrigation approved with this petition. All permits shall be obtained prior to commencement of construction of such improvements. 15. The developer, its successors and assigns shall be responsible for the removal and/or relocation of all street lights/poles necessitated by the proposed development. All new street lighting shall conform to the minimum requirements and shall be reviewed and permitted by all applicable governing agencies, including the City s Engineering Services Department. 16. The developer, its successors and assigns shall be responsible for the maintenance of the road right of way landscaping, tree grates and irrigation adjacent to the property. A maintenance agreement with the City shall be executed prior to the issuance of a Certificate of Occupancy. 17. Final approval of the engineering design shall be based upon submittal of a separate permit application to, and review by, the City s Public Works Department. 18. All utility elements (i.e. backflow preventers, etc.) shall be screened with landscaping to the maximum extent allowed by the controlling utility agency. 19. The developer shall install at its expense all right-of-way utility improvements associated with the proposed development. Applicable capacity charges, installation charges, deposits, and other normal fees charged by the Public Utilities Department shall be assessed at the time of request for permits/review. 20. Backflow devices shall be provided for each water service that is proposed to serve a water feature, along with all other backflow devices required by the City s Public Utilities Department. 21. The property shall be re-platted in accordance with all applicable statutes, regulations, and the City s policies and procedures. III. LAND USE AND ZONING The subject property currently has the following Future Land Use (FLU) and zoning designations: Existing Future Land Use (FLU) Designation Existing Zoning Designation Commercial East (CE) ±9.32 acres General Commercial (GC) ±9.32 acres PB 1693C 3

4 Adjacent FLU designations, zoning designations, and uses are as follows: Adjacent Future Land Use (FLU) Designations Adjacent Zoning Designations Existing Uses North: Commercial (C) Commercial East (CE) General Commercial (GC) Manufacturing (Rich s Ice Cream) South: Commercial (C) Commercial East (CE) Neighborhood Commercial (NC) Medical Office Utilities Warehousing Residential East: Commercial East (CE) Commercial (C) Multifamily (MF) General Commercial (GC) Multifamily Low Density Residential Historic Context 2 (MF20-C1) Restaurant Professional Office General Commercial Residential Multifamily Low Density Residential (MF20) West: Commercial (C) General Commercial (GC) Industrial Maps depicting the existing FLU and Zoning designations of the subject property and surrounding area are also provided as ATTACHMENTS I and II. IV. BACKGROUND AND ANALYSIS Located on the west side of South Dixie Highway, approximately ¼ mile south of Belvedere Road, and ½ mile north of Southern Boulevard, the subject property consists of a single parcel totaling ±9.32 acres. Currently, the site is occupied by a one- and two-story office building consisting of over 170,000 square feet. A survey of the existing site conditions is provided as ATTACHMENT III. Originally constructed as a retail center, including a Sears and Winn-Dixie grocery, the subject property was eventually converted into an office complex. The site is primarily designed as a suburban strip center with the building pushed to the far west side of the property, away from the main thoroughfare and over 5.36 acres of surface parking located in front of the building. The parking equates to approximately 58% of the property. The subject property was once a very successful retail, and then office center, for several decades but in recent years has slowly seen an increase in vacancy due to its age, market forces, and the availability of higher-quality office space in other areas of the City and county. While the 4 PB 1693C

5 buildings could be rehabilitated to improve their marketability, the investment required to do so would be substantial relative to the potential return, and the site would continue to be out of character for what is generally seen as desirable along the South Dixie Highway corridor. To bring a renewed sense of energy to the site and transform the property into a modern multipleuse center that offered retail, restaurant, residential, and open space, the owner of the property submitted a proposal in 2015 to completely redevelop the site with five 14-story multifamily residential condominium buildings providing a total of 300 residential dwelling units and six one-story commercial buildings along the South Dixie Highway corridor providing a total of 13,600 square feet of retail and 4,400 square feet of restaurant (with 1,100 square feet of outdoor dining). In order to provide for the proposed redevelopment, the Applicant submitted requests to change the FLU designation on a portion of the site, and change the zoning designation on the entire parcel. The FLU Map Amendment to change the FLU designation of the western-most ±4.91 acres to Commercial East (CE), the rezoning to General Commercial (GC), were ultimately approved by the City Commission on May 22, 2017 (Ordinance Nos and ); however, the proposed development and its associated application for a Commercial Planned Development (CPD) were withdrawn by the Applicant on May 15, 2017, prior to a final hearing by the City Commission. The withdrawal resulted from concerns that were expressed during the review process regarding the scale of the project. Since the withdrawal of the previous development proposal, the Applicant has revaluated the future of the site and in January 2018 submitted a new application for a CPD with a proposal to construct 300 multifamily dwelling units and ±16,000 square feet of commercial uses. All existing improvements on the site would be removed and a new mixed- and multiple-use development consisting of the following is proposed: Three (3) 3-story buildings along South Dixie Highway with ground floor commercial uses (retail and restaurant); the northernmost building will have some ground floor residential uses and all will have residential units on the upper floors; Three (3) 5-story buildings in the middle and western portions of the site, consisting entirely of residential units; and A 2-story clubhouse/amenity building. The specific development program for each building consists of the following: Building #1 Building #2 Height 3 stories (46 ft. 6 in.) 3 stories (46 ft. 6 in.) Residential Dwelling Units Non-Residential Other 24 DUs 7,340 sq. ft DUs 7,340 sq. ft. - PB 1693C 5

6 Building #3 Building #4 Building #5 Building #6 Clubhouse Height 3 stories (46 ft. 6 in.) 5 stories (54 ft. 4 in.) 5 stories (54 ft. 4 in.) 5 stories (54 ft. 4 in.) 2 stories (35 ft. 4 in.) Residential Dwelling Units Non-Residential Other 30 DUs 2,250 sq. ft DUs DUs DUs ,219 sq. ft. The proposed Site Plan, Landscape Plan, and Architectural Drawings are all attached hereto as ATTACHMENTS IV through VI; colored renderings are also included (ATTACHMENT VII). In addition to the information contained in this Staff Report, the Applicant has also provided a very thorough explanation of the design concept, the inspiration, and features offered by each component of their project within their Justification Statement (ATTACHMENT VIII). As briefly described above, the proposed site design consists of three (3) 3-story mixed-use building directly fronting onto South Dixie Highway. Two (2) of the buildings consist entirely of commercial uses on the ground floor, with residential units above; the northernmost building has a limited amount of commercial space, with residential also on the ground floor as well as the upper levels. The size of the proposed buildings (3 stories 46 ft. 6 in.) ensures that their height and mass are compatible with the existing buildings that are found along the corridor. The commercial buildings will be accessed via storefronts that face onto South Dixie Highway (all services, such as dumpster pick-up, will be done from the west sides of the commercial buildings), and pedestrian circulation is buffered from the vehicle traffic on South Dixie Highway by 21proposed on-street parking spaces. Between the two northernmost commercial buildings, the applicant is proposing a 23-space surface parking lot that will provide convenience parking for the commercial patrons, as well as potential overflow of residential guests during peak times. This lot has its own ingress/egress off of South Dixie Highway, but is also connected to the larger parking area to the west via an internal driveway. The size of this parking lot and its spacing between the two commercial buildings actually lends itself to potential redevelopment in the future with an additional (but smaller) building if it is determined that less parking is needed and that such a project would be viable. To the west and behind the mixed-use buildings is the main surface parking area, as well as the three (3) 5-story residential buildings, the 2-story clubhouse, and associated residential amenities. 6 PB 1693C

7 Permitted Uses With the establishment of the CPD, Section (d)(3) of the City s ZLDRs provides that the uses permitted within the CPD are those used permitted by the City Commission and specified in the adopting ordinance. The permitted uses may include uses permitted in all districts. Many planned developments that have been approved in the City utilize their underlying zoning district (such as GC) as a basis for establishing the permitted uses, however, the applicant has requested that a specific list of permitted uses (ATTACHMENT IX) be adopted as part of the proposed CPD to ensure long-term protection of the development, and most importantly, the surrounding area, from undesirable uses that may otherwise be permitted. For example, the establishment of a liquor store may be permitted within the GC zoning district throughout the City, but would not be permitted within the CPD. It is Staff s professional opinion that the Applicant has made careful consideration in developing a list of permitted uses that are compatible with the surrounding area and that all uses that may otherwise negatively impact the adjacent neighborhoods have been prohibited. Waivers As part of the proposed CPD, the applicant is requesting six waivers from the ZLDRs. They are outlined below: Waiver Request #1: Section Definition of Front Lot Line As defined by the City s Zoning and Land Development Regulations (ZLDRs), corner lots abut two or more streets, as is the case with the subject property. In order to determine the applicable front and corner side setbacks, the ZLDRs further define the front lot line as the public street right-of-way line which possesses the narrowest length. As such, the Hampton Road frontage (±421 feet in length) would be considered the front property line, as the South Dixie Highway frontage is well over 950 feet in length. Given the significance of the South Dixie Highway corridor, and its clear hierarchy in relation to the much-smaller Hampton Road, it is the preference of the Applicant and the City that the South Dixie Highway frontage be considered the front property line for the purposes of applying setbacks, landscape buffers, etc. The subject property is rare due to its size. By granting the waiver, it will allow the site to be developed consistent with the other properties along the major thoroughfare that are much smaller in size. Given the uniqueness of the property and the desired application of the development regulations, Staff has no objection to the requested waiver. PB 1693C 7

8 Waiver Request #2: Highway) Section (b)(1) Landscape Buffer (South Dixie In non-residential zoning districts, the ZLDRs require that five feet of landscaping be provided along the public thoroughfare, separating the use from the adjacent right-ofway, with limitations on the amount of interruption that can occur in the buffer for pedestrian and vehicular traffic. This requirement lends itself to a more suburban style of development where parking areas are typically adjacent to the roadway and pedestrian interaction and circulation between the private development and public thoroughfare is limited. The subject property is located in the heart of the South Dixie Highway corridor, which has seen a renewed sense of energy as existing business have improved their properties, new development has occurred, and efforts are underway to make the roadway a Complete Street with amenities for pedestrians, bicyclists, transit users, etc. To obtain this form of development, the landscape buffer requirements referenced above are not compatible and can impede the desired development pattern. As such, the Applicant is requesting that the buffer requirement be waived in its entirety, but not for the sake of leaving the frontage exposed and unimproved. Minimum Required Proposed Waiver Requested Nonresidential Landscape Buffer (South Dixie Highway) 5 feet 0 feet 5 feet In developing the proposed site design, the Applicant has worked with Staff to ensure that the development along South Dixie Highway provides for a pedestrian-friendly design with street trees, decorative paving, foundation plantings at various locations along the building, entrances to the commercial tenants, etc. Waiving of the landscape buffer requirement allows the building to be placed close to the street with free-flowing pedestrian access across the entire eastern frontage of the property. As can be seen in the landscape plans (ATTACHMENT V), the proposed streetscape created along South Dixie Highway will flow seamlessly into the pedestrian plazas that occur between each of the non-residential buildings, creating a unified urban space. Based upon the proposed streetscape design and the urban pedestrian connection that it is creating along South Dixie Highway, Staff does not have any objection to the proposed waiver request. Waiver Request #3: Section (d)(1) Landscape Buffer (Hampton Road) For multifamily developments, the City s ZLDRs require that a ten foot landscape buffer be provided along public thoroughfares. If the proposed development is viewed as a two separate forms, non-residential on the eastern half of the property and multifamily on the western half, then it would be interpreted that a five foot landscape buffer is required along the eastern half of the Hampton Road frontage and that ten feet would be required 8 PB 1693C

9 along the western half of the Hampton Road frontage. The applicant is requesting to reduce the landscape buffer to six (6) feet along a 152-linear foot segment of the buffer. Minimum Required Proposed Waiver Requested Multifamily Landscape Buffer (Hampton Road) 10 feet 6 feet (only along a 152 linear foot segment of the buffer) 4 feet With a commercial FLU and zoning designation the entire property can actually be constructed solely as a non-residential development, and if the GC zoning district is utilized for regulation purposes, non-residential buildings are permitted to be five feet from the property line, and only a five foot landscape buffer is required. The Applicant is requesting the waiver as a technicality because of the multifamily nature of the development that occurs on the western half of the property, and therefore, the greater required landscape buffer. As proposed, the reduction in the landscape buffer is solely to allow the encroachment of a public sidewalk onto their private property to allow for the construction of four (4) onstreet parking spaces on the north side of Hampton Road. The Applicant is maintaining the required amount of landscape material (shade trees, shrubs, etc.), it is simply the encroachment into the buffer that is necessitating the waiver. Because Staff recognizes that a commercial structure could be built in the exact same location as the proposed garage, with the exact same landscape buffer as what is proposed, without the need for any waiver, there is no objection to the proposed waiver request. Waiver Request #4: Section Required Parking In accordance with the provisions of Sec (b)(13) of the City s ZLDRs, the Applicant is requesting a waiver from the standard parking requirements specified in Article XV of the ZLDRs. With the given square footage of non-residential uses and number of dwelling units, the proposed development is required to provide a minimum of 675 parking spaces. Sec of the ZLDRs does recognize that multiple uses on a site can have different peak demands, necessitating fewer spaces. As such, the shared parking provision would reduce the Applicant s requirements down to 601 spaces. The Applicant is requesting to provide a total of 571 parking spaces (27 on-street on-site); therefore, requesting a reduction of 30 spaces. PB 1693C 9

10 Minimum Required Proposed Waiver Requested Required Parking 601 space (utilizing shared parking calculation Sec ) 571 spaces (utilizing shared parking calculation Sec ) 30 spaces In order for a parking waiver to be considered, three or more of the criteria contained in Sec (b)(13) shall be met; the Applicant is indicating compliance with the following: a. The waiver shall be for no more than 30 percent of the required parking spaces the proposed waiver request is only a 5% reduction; and b. The applicant shall demonstrate that the project requiring such a waiver shall conform to the concepts of new urbanism, as determined by the city planning, zoning and building department the proposed development consists of a walkable, neighborhood scale mixed-use project on a site that is currently dominated by a use that is entirely vehicular oriented; and c. The applicant shall submit relevant empirical evidence, surveys or studies of state communities or other pertinent standards that the proposed use warrants the parking waiver the Applicant has provided a parking evaluation (ATTACHMENT X) supporting the argument that the demand for parking by multifamily uses is actually less than the City s requirement and therefore, fewer spaces are needed; and d. The applicant shall provide for, or illustrate that there currently exists onstreet parking along the frontage of the project site which will assist in meeting the parking needs of the project as indicated previously, the Applicant is proposing to construct 27 on-street parking spaces adjacent to their site. When the concept of the parking waiver and shared parking were first discussed, Staff did have some concerns in that a large percentage of the parking was enclosed and behind gates, providing security for the residential units and their tenants. Since the initial submittal however, the applicant has modified the location of the gates to provide for improved internal circulation and increased the number of parking spaces that are outside the gate, thereby making them open and accessible to all users of the site. This has resulted in sufficient parking being provided outside the gates to accommodate all of the non-residential uses, which will also be available for residential guests, etc. during their respective peak times. For further justification, it is important to also note that the site is accessible to one of the City s busiest transit routes (Palm Tran Route #1), and the Applicant is providing a location on their site to accommodate a bike-share station which would allow the City to further expand its existing program south along Dixie Highway. Additionally, the 10 PB 1693C

11 Applicant has designed the layout such that if the property to the north is redeveloped, they would be willing to work with the developer at that time and have agreed to provide an internal driveway connection at the north end between the two sites. This would allow the projects to provide even easier access to one another and capture some internal traffic. Given the information provided by the Applicant in support of the parking waiver, it is Staff s opinion that they have satisfied the criteria of Sec (b)(13) and that the reduction in parking by 30 spaces is minimal considering the size and nature of the development and that it would not result in any negative impact on the surrounding area. CONCLUSION The proposed multiple-use development on the subject property will certainly be a change from its current state, introducing a new level investment and growth in that section of South Dixie Highway. While the applicant is requesting minor waivers from the City s ZLDRs, they are not requesting to exceed the allowable intensity or density afforded by the City s Zoning and Land Development Regulations. It is Staff s professional opinion that the requested waivers and the proposed development comply with the standards required by the City s Comprehensive Plan and Zoning and Land Development Regulations, as outlined in Section V below, and therefore is recommending approval, subject to the conditions contained herein. V. STANDARDS FOR CODE COMPLIANCE Amendment Standards - Section A. COMPREHENSIVE PLAN: Whether the proposed amendment is consistent with all elements of the City of West Beach Comprehensive Plan. Findings: COMPLIES The City s Comprehensive Plan provides general guidance for the growth and future development of the City. The existing CE FLU designation provides for a development consisting of multiple uses, including residential and commercial, resulting in a more compact and efficient development. It is Staff s professional opinion that the proposed development of the property and the establishment of the CPD will maintain consistency with all elements of the City s Comprehensive Plan while allowing for a signature redevelopment opportunity. B. CHANGED CONDITIONS: Whether there exist changed conditions that require an amendment. PB 1693C 11

12 Findings: COMPLIES The Applicant is looking to reinvest in the subject property and surrounding community with a substantial redevelopment project that introduces residential, retail and restaurant uses into the area. To do so, the Applicant is requesting to establish a CPD, affording them the opportunity to request certain waivers from the City s ZLDRs in exchange for providing a unique and innovate project. As such, an amendment is required. C. CITY DEVELOPMENT CODE: Whether the proposed amendment is in conformance with all applicable portions of the City Development Code. Findings: COMPLIES (subject to granting of waiver requests) Subject to the granting of the requested waivers, the proposed development otherwise meets all provisions of the City s Development Code. D. EXISTING AND PROPOSED LAND USE: Whether and the extent to which the proposed amendment is inconsistent with existing and proposed land use. Findings: COMPLIES It is Staff s professional opinion that the proposed CPD is consistent with the surrounding land uses. A significant amount of investment has been occurring in the South Dixie Highway corridor in the form of new restaurants, new/renovated retail spaces, additional residential units, etc. The proposed redevelopment of the site to a mixed- and multipleuse project will further enhance the corridor, consistent with the existing and proposed development. E. PUBLIC FACILITIES: Whether and the extent to which the proposed amendment would exceed the capacity of public facilities, including but not limited to transportation, sewerage, water supply, parks, fire, police, drainage, schools, and emergency medical facilities. Findings: COMPLIES The establishment of the CPD and construction of the proposed development would increase the demand on various public facilities. However, the applicant has provided approvals from the various service agencies indicating that sufficient capacity exists to accommodate such development. Any improvements or enlargements to any public utility system necessary as a result of the proposed development will need to be done at the expense of the developer. 12 PB 1693C

13 F. NATURAL ENVIRONMENT: Whether and the extent to which, the proposed amendment would result in significant adverse impacts on the natural environment. Findings: COMPLIES The subject property is currently developed. Redevelopment of the site would not result in any additional significant impact on the natural environment. G. PROPERTY VALUES: Whether and to the extent to which the proposed amendment would adversely affect property values in the area. Findings: COMPLIES While a study has not been provided evaluating the direct economic impact to property values in the area, the applicant has provided an analysis regarding the implications to ad valorem and non-ad valorem taxes, employment, etc. Based upon this information, it is estimated that the City would receive over $400,000 per year in additional revenue at the time of build-out, and area businesses could see approximately $3.9 million per year in retail spending by the additional residents. As a point of reference, with nearly 100% vacancy, the City received just under $70,000 in ad valorem and non-ad valorem taxes in the 2017 tax cycle. With the type of product proposed and the services and amenities that it will offer to the surrounding area, it could be anticipated that the desirability to live and/or redevelop in the immediate area would increase, creating a rise in property values. It is not anticipated that the project would adversely affect property values. H. DEVELOPMENT PATTERN: Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern and the specific identification of any negative effects on such pattern. Findings: COMPLIES The proposed CPD designation will allow for a continuation of the redevelopment of the South Dixie Highway corridor, and the introduction of residential uses on and within close proximity. It is Staff s professional opinion that the size of the development and the pattern of uses proposed therein are desired for the area and that it will provide for an orderly and logical development pattern. PB 1693C 13

14 VI. PROJECT REVIEW Interdepartmental Review Plans and Plats Review Committee (PPRC): The proposed development was presented to the City's PPRC on February 14, 2018, and the applicant has satisfactorily addressed Staff's comments and concerns, subject to the conditions of approval provided in Staff s recommendation, to be considered by the Planning Board. Inter-jurisdictional Review Traffic Concurrency: On April 12, 2018, the Palm Beach County Department of Engineering and Public Works Traffic Division issued an approved concurrency determination for the proposed development, indicating that the proposed project meets the Traffic Performance Standards of Palm Beach County (ATTACHMENT XI). A Traffic Analysis has also been provided by the Applicant (ATTACHMENT XII), along with preliminary approval from the Florida Department of Transportation (ATTACHMENT XIII). School Concurrency: On February 20, 2018, the School District of Palm Beach County issued an approved concurrency determination for 300 residential dwelling units (ATTACHMENT XIV). The School District has indicated that in order to address the school capacity deficiency created by the proposed development the property owner would be required to contribute a total of $91,392 to the School District prior to the issuance of the first building permit; it is the City s position that this is a matter to be addressed between the School District and the Applicant and at this time is not in a position to make it a condition of Staff s recommendation. Prepared and Respectfully Submitted by: John P. Roach, AICP Principal Planner 14 PB 1693C

15 ATTACHMENT I Existing FLU Designations PB 1693C 15

16 ATTACHMENT II Existing Zoning Designations 16 PB 1693C

17 ATTACHMENT III Survey PB 1693C 17

18 ATTACHMENT IV Site Plan 18 PB 1693C

19 ATTACHMENT V Landscape Plan PB 1693C 19

20 ATTACHMENT V (continued) Landscape Plan 20 PB 1693C

21 ATTACHMENT V (continued) Landscape Plan PB 1693C 21

22 ATTACHMENT V (continued) Landscape Plan 22 PB 1693C

23 ATTACHMENT V (continued) Landscape Plan PB 1693C 23

24 ATTACHMENT V (continued) Landscape Plan 24 PB 1693C

25 ATTACHMENT V (continued) Landscape Plan PB 1693C 25

26 ATTACHMENT VI Architectural Drawings 26 PB 1693C

27 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 27

28 ATTACHMENT VI (continued) Architectural Drawings 28 PB 1693C

29 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 29

30 ATTACHMENT VI (continued) Architectural Drawings 30 PB 1693C

31 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 31

32 ATTACHMENT VI (continued) Architectural Drawings 32 PB 1693C

33 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 33

34 ATTACHMENT VI (continued) Architectural Drawings 34 PB 1693C

35 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 35

36 ATTACHMENT VI (continued) Architectural Drawings 36 PB 1693C

37 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 37

38 ATTACHMENT VI (continued) Architectural Drawings 38 PB 1693C

39 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 39

40 ATTACHMENT VI (continued) Architectural Drawings 40 PB 1693C

41 ATTACHMENT VI (continued) Architectural Drawings PB 1693C 41

42 ATTACHMENT VII Renderings 42 PB 1693C

43 ATTACHMENT VII (continued) Renderings PB 1693C 43

44 ATTACHMENT VII (continued) Renderings 44 PB 1693C

45 ATTACHMENT VII (continued) Renderings PB 1693C 45

46 ATTACHMENT VIII Applicant s Justification Statement This space intentionally left blank. Attachment is provided on the following pages. 46 PB 1693C

47 JUSTIFICATION STATEMENT

48 EXECUTIVE SUMMARY On behalf of the Applicant, 3111 Prospect Place Equities LLC, we are pleased to present an application to rezone the property located at 3111 South Dixie Highway also known as Prospect Place from General Commercial (GC) to Commercial Planned Development (CPD). The application is being made in connection with an exciting new residential/mixed-use site plan design, discussed in detail further below and enclosed. Originally built as a Sears Roebuck and Win Dixie stores 50+ years ago, the converted office buildings on site are now effectively vacant and have reached the end of their useful lives. In its current configuration, the property is dramatically underutilized, providing a small fraction of its potential economic and community value. The property is a grey field essentially a dead in-fill parking lot with nearly 1,000 feet of inactive frontage along a prime section of South Dixie Highway near Antique Row. As one of the largest parcels along Dixie highway, its redevelopment will play a major role in advancing the activation and progress that is already taking place along the South Dixie corridor South Dixie currently maintains zoning and future land use designations of General Commercial and Commercial East, respectively. These designations which were granted in June 2017 allow the property to be developed as residential multi-family at a density of 20 dwelling units per acre and an FAR of The designations also allow Ownership to apply for a Commercial Planned Development zoning designation, on the basis of an innovative site plan design that meets the required code standards. The CPD designation, if granted, allows an increase in residential density up to dwelling units per acre and an FAR of 1.5. That said, after several years working with the community, Ownership believes it has arrived at a design that not only meets the letter and the intent of the CPD standards, but also responds to the expressed desires of the WPB community. As a result, it is proceeding with this application to rezone to Commercial Planned Development. Upon securing the requested entitlement, the Applicant intends to move forward into the construction phase of the project. The new project design, by South Florida architecture firm MSA, features six low-rise residential buildings three 3-story buildings on the eastern edge of the site, and three 5-story buildings on the western portion of the site. The project includes 300 residential units in total along with extensive central amenities. Parking for residents and customers is provided with surface parking lots, as opposed to multi-level structured parking garages. Importantly the project design maintains an FAR significantly lower than what is permitted 3111 South Dixie May 11, 2018 Page 2 of 35

49 by the CPD. It is very important to note that the overall FAR is only a fraction over the GC zoning district of 0.75, with proposed FAR of This is accomplished by placing three contextual 3-story buildings along Dixie Highway, while setting the three 5-story buildings back 150 off of Dixie Highway (behind the 3-story buildings, thereby all but eliminating them from public view from most angles as reflected in the attached rendering). The design also features 15,995 GSF of small scale retail shops and restaurant spread out along the ground floors of each of the two buildings that front on South Dixie Highway. These shops are incorporated into a covered architectural arcade environment, with wide sidewalks, pocket parks, outdoor seating and on-street parking. As reflected in the renderings and elevations, the architectural articulation of the project features the popular Spanish eclectic style, which is a modern interpretation of the more classic Mediterranean style. The project site plan, massing, architectural expression, neighborhood retail arcade and landscaping borrow context and character from the surrounding neighborhood structures. In addition to meeting the CPD standards, as described fully in the Standards section of the application, the design requires no substantial waivers and it meets the City and County traffic concurrency requirements. It utilizes only a small fraction of the maximum 1.5 FAR that is permitted under the CPD zoning. This will result in a building mass more consistent with the underlying GC zoning district (0.75 FAR) than what would normally be developed as part of a CPD. The new project design accomplishes all of this while meeting the requirements and objectives of the City s Strategic Plan, Comprehensive Plan and the Code of Ordinances South Dixie May 11, 2018 Page 3 of 35

50 Finally, as evidenced by the Economic Impact Analysis prepared by Land Research Management dated January 4, 2018 submitted therewith, this development will make a major economic impact in the City. This is in great contrast to what is contributed by the site in its existing condition. Upon lease up the community will generate nearly $4 million in spending by its residents on a yearly basis. This spending will occur in local businesses throughout the City of West Palm Beach and will in turn foster job creation and sustainability for businesses in the area. In addition to this yearly spending, another $413,815 in ad valorem and non-ad valorem taxes will be paid to the City on a yearly basis. The proposed development will also provide building permit fees and will create construction jobs. Approximately 440 Full-Time Equivalent (FTE) jobs will be created during the construction period and approximately 26 permanent jobs at buildout will be created. The details of the Analysis are discussed in greater detail later in this justification statement. The Applicant has owned this property and been a part of the community for over a decade and wants to see WPB grow and flourish. It feels that this new design accomplishes this goal. In the end, this important redevelopment will enrich the corridor, improve the tax base, as well as make the neighborhood safer, more livable and more beautiful. It will also serve as a model for how developers and communities can work together to bring about the best results for all stakeholders South Dixie May 11, 2018 Page 4 of 35

51 HISTORY The subject property is located on the west side of South Dixie Highway approximately 0.25 miles south of the intersection of South Dixie Highway and Belvedere Road. The subject property is comprised of parcel control number (PCN) (as assigned by the Property Appraiser of PBC) The subject property is currently within the Commercial East (CE) FLU designation and General Commercial (GC) Zoning district. At 9.32 acres (406,059 square feet [s.f. the size of seven NFL football fields 3111 South Dixie is the second largest privately owned parcel south of downtown West Palm Beach (WPB) on South Dixie Highway. View looking north from South Dixie Highway The existing buildings were constructed in the 1950 s (per the Property Appraiser of PBC records the existing structures appear to have been constructed in 1955 and 1956) for retail purposes (originally a Sears and a Kwik Chek grocery store). There appears to be a couple of structures that fronted Dixie Highway and Hampton Road that were demolished over the years to make way for surface parking. These buildings were converted from retail uses into the current office uses in the 1970 s, over 164,000 square feet South Dixie May 11, 2018 Page 5 of 35

52 View looking west at the Albemarle intersection. Upon acquisition in 2006, the Class C, suburban-style office building was 95% occupied. The business plan was to continue operating the property for office purposes and work to increase its income over time. Unfortunately, this plan did not work out and after almost a decade of trial and error, the property was left essentially vacant. The property has now become what can be defined as a Grey Field. These types of sites are a detriment to any community due to their visual blight and lost tax base. The value of the site becomes nothing more than the land value after demolition costs. In its current configuration, the property is essentially an enormous dead parking lot with nearly 1,000 feet of inactive frontage along a prime section of South Dixie Highway near Antique Row South Dixie May 11, 2018 Page 6 of 35

53 View of internal parking lot within site. In 2014 Ownership went through a lengthy application process to change the zoning and future land use of the Property (to General Commercial and Commercial East, respectively), as well as to request site plan approval for a Commercial Planned Development (CPD). A new concept plan was proposed for the CPD, including six (6) freestanding retail buildings and five (5), fourteen-story residential condominium buildings for a total of 300 new residential units maximizing the CPD density of dwelling units per acre, and most notably the maximum CPD FAR of 1.5. The plans were formally submitted to the City of West Palm Beach in late During the two year application process Ownership was meeting with the public, including City officials, local community groups, and residents within the surrounding neighborhoods and receiving input on the proposal. Through that process Ownership learned that while there was broad support for redevelopment of the Property, the 14- story towers being proposed were too tall to garner the necessary support. It was at this time that Ownership formally acknowledged that the proposed plan of development may have not been consistent with the vision of the community. The City encouraged the Applicant to come back with a design that better met the standards of the CPD requirements, and that was more in context with the surrounding community. To that end, in May 2017, Ownership withdrew its site plan/cpd application with the promise that they would contemplate all that they had learned and return with a revised proposal that would 3111 South Dixie May 11, 2018 Page 7 of 35

54 be more compatible with the surrounding community. View looking south along South Dixie Highway. In the meantime with the site plan/cpd application then removed from consideration, the City Commission proceeded to vote in favor of the requested future land use and zoning map amendments for the property. On May 22, 2017, Ordinance No was adopted amending the future land use map of the comprehensive plan changing the Future land Use designation from Commercial (C) to Commercial East (CE). Ordinance No was concurrently adopted, amending the Zoning Map from Neighborhood Commercial (NC) and Office Commercial (OC), to General Commercial (GC). The future land use and zoning changes allowed for and encouraged the full residential mixed/use redevelopment potential for the site. This approval also confirmed that the uses proposed were consistent with the City s Strategic and Comprehensive Plans. Staff and the City Commission recognized that this grey field site was dramatically underutilized, providing a small fraction of its potential economic and community value and ripe for redevelopment. At this time, Ownership again acknowledged the need for revisions to their development plan and committed that they would resubmit at a future date with a redesign that was more contextual to the surrounding community South Dixie May 11, 2018 Page 8 of 35

55 SURROUNDING USES The 9.32-acre property is bound by South Dixie Highway to the east, Hampton Road to the south, the Florida East Coast (FEC) railroad tracks to the west and Rich s Ice Cream to the north. Below is a description of the uses on the adjacent properties (or those on the other side of abutting R-O-W s) to the north, south, east and west of the overall property. Note that the acreages, uses, number of units, etc. listed below are from the Property Appraiser of Palm Beach County s web site. North: To the north of the subject property is the following parcel: o PCN : Directly to the north is this 2.42-acre parcel owned by Rich Ice Cream Co. This parcel has a FLU designation of CE, in part, and C, in part, and is within the GC Zoning District. This parcel supports 48,638 s.f. of industrial warehouse buildings used for the Rich s Ice Cream Company. South: To the south of the subject property, across Hampton Road (a 50 public right-of-way) are the following parcels. o PCN : Directly to the south is this 0.16-acre parcel owned by Sip Bound Management. This parcel has a FLU designation of CE and is within the NC Zoning District. This parcel supports one (1) residential unit within a 1,548 s.f. building. Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied. o PCN : Directly to the south is this 0.16-acre parcel owned by Walid E. Nassif. This parcel has a FLU designation of CE and is within the NC Zoning District. This parcel supports three (3) residential units within a 2,039 s.f. building. Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied. o PCN : Directly to the south is this 0.32-acre parcel owned by Hampton Road 424 LLC. This parcel has a FLU designation of CE and is within the NC Zoning District. This parcel supports a 7,017 s.f. utility warehouse building. o PCN : Directly to the south is this 0.34-acre parcel owned by Williams Communications Inc. This parcel has a FLU designation of CE and is within the NC Zoning District. This parcel supports a 5,041 s.f. utility warehouse building. o PCN : Directly to the south is this 0.42-acre parcel owned by Bravado Management LLC. This parcel has a FLU designation of CE and is within the NC Zoning District. This parcel supports a 4,006 s.f. office building that currently houses McCranels Orthodontics. East: To the east of the subject property, across South Dixie Highway (an 80 public right-of-way) are the following parcels South Dixie May 11, 2018 Page 9 of 35

56 o PCN : Directly to the east is this 0.59-acre parcel owned by G & G Enterprises of Palm Beach Inc. This parcel has a FLU designation of CE and is within the GC Zoning District. This parcel supports a 6,024 s.f. commercial building known as El Cid Plaza that currently houses the Florida Dance Conservatory, Maison Carlos restaurant, etc. o PCN : Directly to the east is this 0.17-acre parcel owned by JPJN Investments Group. This parcel has a FLU designation of CE and is within the GC Zoning District. This parcel supports a building (square footage unknown) that appears to be used as an antique store. o PCN s /0151: Directly to the east is this 0.73-acre parcels owned by 3030 S. Dixie LLC. These parcels have a FLU designation of C, in part, and Multifamily (MF), in part, and are within the GC Zoning District, in part, and the Multifamily Medium Density (MF20) Residential Zoning District, in part. These parcels support an 8,970 s.f. commercial building known as 3030 S. Dixie that currently houses a variety of professional offices. o PCN : Directly to the east is this 0.19-acre parcel owned by Catherine M. Rivera. This parcel has a FLU designation of MF and is within the Historic Multifamily Medium Density, Context 1 (MF20-C1) Residential Zoning District. This parcel supports one (1) residential unit within a 1,309 s.f. building. o PCN : Directly to the east is this 0.34-acre parcel owned by Dennis Rivera. This parcel has a FLU designation of MF and is within the MF20-C1 Residential Zoning District. This parcel supports one (1) residential unit within a 3,825 s.f. building. Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied. o PCN : Directly to the east is this 0.25-acre parcel owned by Maxon USA One LLC. This parcel has a FLU designation of MF and is within the MF20-C1 Residential Zoning District. This parcel supports six (6) residential units within one (1) building (square footage unknown). Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied. o PCN : Directly to the east is this 0.27-acre parcel owned by Marlborough Management LLC. This parcel has a FLU designation of MF and is within the MF20-C1 Residential Zoning District. This parcel supports one (1) residential unit within a 4,105 s.f. building. Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied. o PCN : Directly to the east is this 0.19-acre parcel owned by Orange Coin Holdings LLC. This parcel has a FLU designation of MF and is within the MF20-C1 Residential Zoning District. This parcel supports one (1) residential unit within a 1,902 s.f. building. Note that this parcel does not have a Homestead Exemption for tax purposes meaning that it is more than likely not owner-occupied South Dixie May 11, 2018 Page 10 of 35

57 o PCN : Directly to the east is this 0.20-acre parcel owned by Orange Coin Holdings LLC. This parcel has a FLU designation of MF and is within the MF20-C1 Residential Zoning District. This parcel is currently vacant. West: To the west of the subject property, across the Florida East Coast Railroad (a 50 right-of-way) are the following parcels. o PCN : Directly to the west is this 4.5-acre parcel owned by Best Palm Beach LLC. This parcel has a FLU designation of C and is within the GC Zoning District. This parcel supports a 73,376 s.f. warehouse building. o PCN : Directly to the west is this 0.59-acre parcel owned by Broadwing Communications Services. This parcel has a FLU designation of C and is within the GC Zoning District. This parcel supports a 1,218 s.f. utility warehouse building. As shown above the uses supported on the 17 parcels surrounding the subject property are as follows: Warehouses: Five (5) parcels totaling 8.17 acres Professional Office/Commercial: Four (4) parcels totaling 1.91 acres Residential: Seven (7) parcels totaling 1.56 acres Vacant: One (1) parcel totaling 0.20 acres As shown above the majority of parcels (9 parcels totaling acres) surrounding the subject property support non-residential uses. Furthermore, two (2) of the seven (7) parcels supporting residential uses are currently within a non-residential zoning district and, if redeveloped, would have to either be developed consistent with the City s Comprehensive Plan and Zoning Code as entirely non-residential or as a mixed/multiple use project. In addition, the only parcels that would meet the definition of abutting per the City of WPB Zoning and Land Development Regulations (ZLDR s) would be those parcels to the north. To the south, east and west the parcels are separated from the subject property by public rights-of-way that range from 50 to 80 in width. The nature of the two, north-to-south rights-of-way (South Dixie Highway and the Florida East Coast Railroad) also factor into the redevelopment opportunities for the subject property while reducing impacts to the surrounding residential uses South Dixie May 11, 2018 Page 11 of 35

58 REQUESTS On behalf of the applicant, Urban Design Kilday Studios (UDKS) (hereinafter referred to as the agent) has prepared and hereby respectfully submits the applications listed below for the +/-9.32-acre property. The project includes both a residential and non-residential component. The residential component includes a total of 300 units and the nonresidential component includes 15,995 square feet of non-residential space made up of retail and retail-office. The applicant is requesting approval of the following from the City of WPB Commission: 1. To rezone the subject property (9.32 acres) with a Commercial Planned Development (CPD) overlay; and 2. To allow waivers for the following: A. Landscape Buffers: To allow for a reduction in the required buffer width along the north property line to ranging from 2 2 for 85 linear feet to 3 1 for 5 linear feet of property line; To allow for a reduction in the required buffer width along the west property line ranging from 1 8 for 60 linear feet, 3 5 for 10 linear feet, to 4 10 for 140 linear feet of property line; To allow for a reduction in the required buffer width along the south property line adjacent to Hampton Road to 6-ft for 152 linear feet of property line. from 0-ft for 115 linear feet to 5-ft for 220 linear feet of property line. To allow for the elimination of the required buffer along the east property line adjacent to South Dixie Highway; B. Access: To re-designate Hampton Road from the front lot line to the corner lot line and to re-designate South Dixie Highway from the corner lot line to the front lot line. C. Parking: The Applicant is proposing a parking waiver to reduce the number of parking spaces from 601 to 571. A parking study has been provided as part of this application. A calculation of anticipated parking demand was undertaken using the permitted shared parking allowance, as well as data published by the Institute of Transportation Engineers (ITE) in Parking Generation, 4th Edition resulting in a total minimum parking supply needed for the site. The proposed parking supply for the project site is 571 spaces. Therefore, the supply provided on site will be adequate to accommodate the anticipated needs South Dixie May 11, 2018 Page 12 of 35

59 SITE PROGRAM The design process was challenging, given the various site constraints, including the sheer width and depth of the property (960 x 420 ). Further complicating the design options were the adjacent FEC Railroad Tracks and industrial uses, as well as the limited site access which currently only exists from South Dixie Highway (the proposal is to also have access from Hampton Road). In the end, ownership, with the assistance of their consulting team, realized an economically viable, energetic plan that transforms the property into a model for progressive, multi-modal urban design. The proposed site plan comprises six (6) buildings. Three mixed-use buildings front South Dixie Highway and house a total of 15,995 sf of retail use and 78 residential units. An additional 222 residential units are located internal to the site for a project total of 300 residential units. The units will be a mix of predominantly one and two bedrooms with a handful of studios and three-bedrooms available. The units will range from 600 sf (a studio) to 1,431 sf (three bedroom). Mixed Use Component Mixed-use buildings 1, 2 and 3 front South Dixie Highway and will be a maximum of three (3) stories, and less than 50-feet in height. These buildings have been designed with a maximum of three stories since they are closer to the single family residences to the east. This will provide for a transition to the five story buildings to the west. Type IA buildings one and two front South Dixie and flank the main entrance. Each Type IA building will have approximately 7,340 sf of retail/restaurant use on the ground floor and 24 residential units on the second and third floors. Building three, to the north, is a Type IB building and will have approximately 1,315 sf of retail/office on the ground floor and 30 residential units on the first, second and third floors. Buildings 1, 2 and 3 will also offer private garages for the use of residents. These buildings have been designed with a maximum height of 31-6 to the top of beam and to the top of ridge. The ground floor retail ceiling height is 12-feet and the residential on the second and third floors will be 9-feet. Residential Component Residential buildings 4, 5 and 6 are internal to the site, situated such that they face the interior open space areas within the community. Each of these Type II buildings will have 74 residential units distributed over five floors. Although the buildings are only five-stories, they have been placed further away from the street edge and residential areas and are adjacent to the railroad right of way which serves to mitigate any impacts to the properties to the west. This building type has been designed for a maximum height of 47-6 to the roof and 54 to the top of ridge. The floor to ceiling height is 9-feet on all five floors. A luxurious clubhouse has been proposed between buildings 4 and 5 with amenities such as a pool and spa, private cabanas and a pool pavilion. The clubhouse is 8,220 sf and is 3111 South Dixie May 11, 2018 Page 13 of 35

60 two-stories. The private residential open space areas will be programmed with multiple lounge areas, dining areas with grills, a playground and a community garden. The recreation amenities will encourage community engagement between the residents and will become a beloved destination for neighbors and families to meet, play and relax. Retail Component The retail design proposed for 3111 South Dixie carefully considers the Dixie Highway retailing tradition. The retail space has been divided over three structures, borrowing the design features of the shops found in the historic fabric of the corridor, as well as providing a multi-tenant environment within each building in a more urban style setting then the strip-style center. Some of the required parking has been proposed between two of the mixed-use building. Parking for the retail must be located within close proximity. Placing it within view of the street will allow prospective visitors to be assured a parking space. The proposed design for the retail component on the ground floor of the mixed-use buildings currently reflects four (4) storefronts in the two buildings that anchor the main entrance on South Dixie Highway, and one (1) storefront in the north mixed-use building acting as a We Work type retail-office space. The bays will range in size from 1,200 s.f. to 2,250 s.f. Please note that these bay sizes may flux to accommodate tenant requested build out but will not exceed any of the maximum areas discussed herein. The shops will have slightly different sizes and configurations to fit a variety of tenants. The building arcade will create a covered space defined by the building edges and the street, and enhanced with street trees and pedestrian level lighting. The arcades will pour out into plazas with seating areas for the use of patrons and the public. Vehicular access to the stores will be provided from South Dixie Highway, consistent with how the surrounding retail uses along the corridor are accessed. Customers can park onstreet or within the public parking area between buildings two and three, or internal to the site behind the mixed-use buildings. The parallel convenience spaces further activate the retail environment. If the City and its partners are successful in the realization of the road diet plan for South Dixie Highway, these parallel spaces can be relocated/reconfigured, if necessary, to accomplish the goals of the plan. A phased two site plan has been provided reflecting the layout of the site plan with the road diet. The ultimate vision for the shops is to create an environment that adds to the social fabric of the community not simply to build another strip on the corridor. It aims to further enhance the already-growing profile of Antique Row. Doing so requires that design places as much emphasis on the stores as it does on the open spaces anchoring them. The project hopes to serve as the model for retail design on the Dixie Highway/Antique Row corridor South Dixie May 11, 2018 Page 14 of 35

61 Open Space Component Recognizing the scarcity of high-quality parks immediately available to the subject property, the 3111 South Dixie project places a strong emphasis on this essential amenity, including seven (7) acres of public and private open space. The private open space areas are composed of the pool and outdoor entertainment area, pocket parks, playgrounds, casual seating areas, and a community garden. Additionally, a substantial public outdoor plaza space has been provided to the south of Building One that provides for approximately 5,000 square feet of plaza, inclusive of seating areas, landscape and hardscape and is a benefit to not only the residents of the development, but the surrounding neighborhoods as well. The public art has been proposed for this location, as well as a Sky Bike station. Frontage and Access While the front lot line of the subject property is technically Hampton Road per the definition of Lot line, front in Section of the City of WPB ZLDR s, the design for the entire project is oriented towards South Dixie Highway. This is done through the front façades of the mixed-use buildings facing east towards South Dixie Highway and providing a ground-level, pedestrian-friendly environment for what is now 960 lineal feet of non-active surface parking. As detailed in the Standards for Code Compliance - Waiver Standards below, the applicant is requesting one (1) waiver related to the designation of the front lot line. The justification and reasoning for that waiver will be described below. Access to the subject property will be provided through one (1) ingress/egress point from/to South Dixie Highway to the retail parking area, one (1) ingress/egress point from/to South Dixie Highway to the main residential entrances, and one (1) ingress/egress point from/to Hampton Road to the secondary residential entry. The ingress/egress point from/to South Dixie Highway to the retail parking area will also provide access to the residential parking areas behind the mixed use buildings, which are predominantly accessible to the public. The gates for the residential parking areas have been setback to the far ends of these parking areas. The access points proposed along South Dixie Highway meet the separation of access points requirement for a minor arterial road. There is approximately 370-ft between the north access point into the retail parking area and the main access point into the site at Albemarle Road. There is another 320-ft between the main access point into the site and Hampton Road. The project Traffic Engineer, Kimley-Horn and Associates, did obtain a conceptual driveway letter from the Florida Department of Transportation (FDOT) on November 16, 2017 for the access points from/to South Dixie Highway as it is a State roadway South Dixie May 11, 2018 Page 15 of 35

62 Currently the subject property does not have access from/to Hampton Road; however, there was an access point from/to Hampton Road up until approximately Allowing the proposed access point from/to Hampton Road for the redevelopment will provide a secondary access point for the residents only. Pedestrian Access The project will provide a sidewalk along South Dixie Highway, ranging in width from six to twelve feet, that will be protected from the vehicular travel lanes by parallel parking and landscape islands. This will be a vast improvement from the existing 8 wide sidewalk that is only protected from the travel lanes by curbing. Along Hampton Road, the applicant will provide a 5 sidewalk similar to the existing sidewalk. These sidewalks along the project s road frontages will be connected to the internal pedestrian circulation system which not only surrounds the mixed-use buildings but is also directly connected to the public open space areas anchoring the mixed-use buildings. There are large plaza style sidewalks provided on either side of the main residential entrance that connects the mixed-use buildings to the residential areas, allowing residents to walk safetly from each area. These sidewalks will be lined with landscaping and will have benches provided to promote interaction between not only the residents but the community surrounding the development as well. Multi-Modal Features Although the proposed redevelopment will be a mixed-use project, the property owner intends to provide amenities to encourage a multi-modal environment. This includes, but is not limited to bike racks for the non-residential uses, bike storage within each residential building, a Palm Tran Bus stop along Dixie designed to be architecturally consistent with the overall development, and bike share stations. There is a growing trend in the usage of ride sharing and on-demand car-share services in urban areas. The number of users in the U.S. is expected to amount to 72.4 million by 2022 (Statista, 2017). The proposed internal design of the site gives the residents the ability to walk to the retail portion of the project and to surrounding amenities. Within a 15-minute walk of the site there are approximately 59 restaurant and retail stores. The site is also approximately two (2) miles south of the Brightline West Palm Beach Station. The Brightline is intended to connect Miami, Fort Lauderdale, West Palm Beach and Orlando via commuter train line. Architectural Style The project design exhibits a historic Spanish Eclectic style that incorporates the historic charm and character of nearby historic neighborhoods. The project incorporates historic neighborhood architectural features and implements tenets of good urban design 3111 South Dixie May 11, 2018 Page 16 of 35

63 principles. A younger cousin to Mediterranean Revival style, Spanish Eclectic is characterized by barrel tile roofs, stucco exterior, and prominent arches. The style is consistent with that of the homes surrounding single-family neighbors such as the El Cid Historic Neighborhood, Flamingo Park Historic Neighborhood and Southland/Prospect Park Neighborhood. Spanish eclectic architectural style is compatible with the historic architecture surrounding the site because of the similarities in the use of materials and details such as the Spanish roof tiles, gable and hip roofs, clay tile roof vents, tower elements, and stucco finish South Dixie May 11, 2018 Page 17 of 35

64 ECONOMIC IMPACT An Economic Impact Analysis prepared by Land Research Management dated January 4, 2018 has been included with this application and the findings are extraordinary. The report outlines both one-time and yearly contributions to the local economy which includes construction costs, permit fees, impact fees, yearly taxes, yearly spending and job creation. It should be noted that the report is slightly outdated and reflects less residential units and less retail use than what is being proposed with this application. The study will show an even larger economic impact once updated. Most notable in the report, an estimated $3, in economic impact generated by the residents in the development will be spent to support local business reoccurring every year. New residents of this community will support at local grocers, restaurants, household furnishings/appliances stores, personal care such as salons and spas, sports and entertainment, as well as electronics, and apparel stores. This spending will in turn foster job creation and sustainability for businesses in the area. This is in great contrast to what is being generated by the property today. The study goes on to report that the total annual ad valorem and non-ad valorem taxes generated by the property will be over $1 million. Most importantly 38% ($413,815) will go directly to the City of West Palm Beach each year towards the City s real property tax, tangible personal property, city fire service, and solid waste. As far as one-time fees, the study reports a total of $44,500,000 hard construction costs to be spent, including $519,947 in City permit fees to be generated Lastly, approximately 440 Full-Time Equivalent (FTE) jobs will be created during the construction period and approximately 26 permanent jobs will be created after build out. The permanent jobs will be comprised from the staff in the rental apartment offices as well as the retail stores in the mixed use buildings. The permanent jobs will have annual average wage ranging from $30,000 to $50, South Dixie May 11, 2018 Page 18 of 35

65 COMPLIANCE WITH THE CITY S STRATEGIC PLAN The proposed plan for redevelopment complies with multiple relative sections of the City s Strategic Plan, more specifically as described here: Priortiy 1 Built Environment A. Leverage land use planning to ensure compatibility, diversity, and sustainability. The proposed site plan has been developed to be compatibile with all surrounding land uses as described in this document. The primary use, residential, is compatible with the surrounding residential to the east and south. In addition to the use, the architecture has also been designed in such a way that the smaller, more pedestrian-scale buildings will be located along South Dixie Highway, facing the residential areas which reduces the visual impact of the farther removed five story buildings from the vehicular and pedestrian environmental along Dixie Highway. The site plan will ensure diversity within the neighborhood by providing additional housing options via a product that is not currently provided in the area. Demand for housing in the Southend is very strong due to the great sense of community that has been developed by its residents. However, the existing housing supply in this area is generally limited to single-family homes and town homes. Opportunity for housing in this area will increase with the 300 new apartment units being added. The proposed redevelopment of the site will also ensure sustainability for the City. The redevelopment of the subject property as a planned development that integrates residential and retail uses while providing open space, pedestrian plazas/walkways, bicycle facilities and compliments the potential conversion of South Dixie Highway into a complete street is consistent with the principles of sustainable communities and smart growth. Additionally, the units are being constructed such that, if the market demands, a conversion to a condominium product could be accomplished providing for an added level of stability to the proposed development. B. Promote neighborhoods that are clean, green and safe. The project will seek to achieve a LEED rating. It hopes to be a model for sustainable design. Planned features include: Open air corridors, LED lighting throughout the site Gated community which creates a safe environment, Energy efficient high performance glazing, Natural ventilation and extensive use of daylight, Extensive landscape to minimize runoff, The use of pervious pavers (not being used towards pervious area), 3111 South Dixie May 11, 2018 Page 19 of 35

66 Low VOC interior materials, Energy star appliances, and Recycling program for residents. E. Include deliberate place-making strategies in decisions around infrastructure and development. The redevelopment of the site will encourage the City s plans to transform the South Dixie corridor into a complete street through a road diet by narrowing the pavement (through a combination of lane elimination and additional landscape areas). This plan would also include adding additional on-street parking spaces, enhancing pedestrian crossings and adding bicycle lanes in certain sections. The Applicant intends to provide amenities to encourage a multi-modal environment. This includes but not limited to bike racks, a Palm Tran Bus stop along Dixie, and bike share stations. The applicant is also open to providing vehicle charging stations in the parking areas, and infrastructure to promote the future use of autonomous vehicles. The proposed internal design of the site gives the residents the ability to walk to the retail portion of the project and to surrounding amenities. Within a 15-minute walk of the site there are approximately 59 restaurant and retail stores. The site is also approximately two (2) miles south of the Brightline West Palm Beach Station. The Brightline is intended to connect Miami, Fort Lauderdale, West Palm Beach and Orlando via commuter train line. G. Development and maintain high quality parks and public spaces. Recognizing the scarcity of high-quality parks immediately available to the subject property, the 3111 South Dixie project places a strong emphasis on this essential amenity, including a large public plaza at the south end of the site which will be accessible to the public. Priority 2 Climate & Energy A. Manage storm water runoff. The redevelopment of the site will require a completely new paving and drainage plan and permitting by the necessary jurisdictions, ensuring this 9.32 acre block of the City will meet the current standards for storm water runoff. As mentioned, the applicant intends on providing a significant amount of pervious pavers. This will aid in the improvement of the drainage in the area compared to the existing 50+ year old development on the site, in conjunction with the new infrastrucure and the LEED design desired South Dixie May 11, 2018 Page 20 of 35

67 D. Encourage green building standards, including LEED certifcations, for new development. As discussed under Priority 1, the project will seek to achieve a LEED rating for the development. Priority 7 Natural Systems B. Support improvement of the City s tree canopy. The redevelopment of the subject property will require the Applicant to meet the current street tree and landscape requirements of the City, providing for a signigicant number of new canopy tree species across the property and along the street frontages South Dixie May 11, 2018 Page 21 of 35

68 COMPLIANCE WITH PLANNED DEVELOPMENT (PD) STANDARDS The applicant is requesting to rezone from GC to a CPD. The proposed rezoning complies with the following provisions of Section , Planned development (PD) district, of the City of WPB s ZLDR s (verbatim text from the ZLDR s is indicated in italics): All Planned Development Regulations 1) Intent and districts established. a. Intent. The intent of this section is to encourage through incentives, the use of innovative land planning and development techniques to create more desirable and attractive development in the city. Incentives include, but are not limited to: i. Relaxing or waiving of height, setback, lot dimensions and lot area requirements; ii. Allowing an increase in density and/or floor area ratio as long as the limits do not exceed those allowed in the Comprehensive Plan, Future Land Use Element Policy 1.1.3; and iii. Permitting uses or a mixture of uses not normally permitted in the underlying zoning district. Agent s Description: The proposed project design and site plan meets both the letter and the intent of the PD standards. It utilizes innovative land planning and development techniques discussed further below to arrive at a design that is a compatible, sustainable, desirable and attractive. The proposal meets the expressed desires of the local community and it optimizes the property s economic and social potential for the community. In exchange for the proposed project design the applicant is utilizing the incremental density incentive associated with the PD zoning, as well as a small portion of the FAR incentive. These calculations are shown below (note that these are calculations for properties in the approved CE FLU and GC Zoning District): FAR o PD: 1.5 FAR (max. 609,088 s.f.) o Non-PD: 0.75 FAR (max. 304,544 s.f.) The development is currently proposed at a total square footage of 356,612 square feet, which equates to an FAR of The proposed FAR is 0.11 more than the amount allowed as-of-right in the current Non-PD zoning. It is also 0.64 less than the maximum FAR that would permitted under the PD zoning. DU/AC o PD: du/ac (300 units) o Non-PD: 20 du/ac (186 units) 3111 South Dixie May 11, 2018 Page 22 of 35

69 o The development is currently proposing 300 dwelling units which equates to du/acre, which results in this request to rezoning to a CPD. Note that the proposed intensity and density do not exceed those allowed in the Comprehensive Plan, Future Land Use Element Policy Innovative land planning and development techniques associated with the design include, but are not limited to; activating a major land parcel on the Dixie Corridor that is currently dead (thereby unlocking enormous social and economic value for the community), incorporating a retail arcade filled with small-scale neighborhood uses and open spaces, utilizing an architectural style and scale that is historically consistent and coveted by the surrounding neighborhoods, and implementing a progressive multi-modal design that meets both County and City traffic concurrency while improving the safety and livability/walkability of the community. Through innovative, smart design the plan provides for appropriate density while minimizing height and FAR/bulk. This results in a project that is both economically viable as well as visually consistent and compatible with the surrounding neighbors. In addition to minimizing the nominal project height and bulk, the proposed design further mitigates the visual (or perceived) impact of the FAR that it is using. This is accomplished by placing three contextual 3-story buildings along Dixie Highway, while setting the three 5-story buildings back 150 off of Dixie Highway (behind the 3-story buildings, thereby all but eliminating them from public view from most angles as reflected in the attached rendering). The applicant is not requesting the relaxation of any property development regulation requirements for height, setbacks, lot dimensions, lot area or requesting a mixture of uses not normally allowed in the GC Zoning District. Multifamily residential is permitted by right in the GC district with a Commercial East (CE) future land use designation. In addition to all of the above, the applicant submits that they have worked hard and in good faith to fully appreciate the desires and vision that the community has for this important property. It has then incorporated all of that accumulated knowledge and feedback into the proposed design. b. Planned development districts established. Planned development districts can occur in all residential commercial and industrial districts. Agent s Description: The subject property is proposed to be entirely within the GC Zoning District South Dixie May 11, 2018 Page 23 of 35

70 2) General provisions and requirements. a. Compliance with other sections. All planned developments shall comply with subsection 94-35(c) (site design qualitative development standards), section (comprehensive plan consistency), article XII of this chapter (natural resource protection), and article XVII of this chapter (flood prevention and control). Agent s Description: The proposed amendment is in conformance with all applicable portions of the City s development code as is being described in this Standards for Code Compliance Amendment and Rezoning Standards section and as will be described below in the Standards for Code Compliance Site Plan Review section and the Compliance with Planned Development (PD) Standards section. b. Conflict with other regulations. The provisions of this section shall apply generally to the creation and regulation of all planned development districts. Where conflicts exist between these special planned development provisions and general zoning, subdivision, or other applicable regulations, these special regulations shall apply. Agent s Description: The proposed intensity and density is in compliance with the planned development regulations and the site plan is not in conflict based on the proposed waivers being granted. c. Dedication of public facilities. Dedication, reservation or improvement of property for public rights-of-way, streets, schools, parks, mass transit facilities, or other public facilities may be required as a condition or requirement of the planned development ordinance. Agent s Description: It is not envisioned that any additional right of way will be required for Dixie Highway as part of this request. In regard to schools, the project will be required to pay the appropriate impact fees to the Palm Beach County School District, as well as other public services that are addressed via the impact fee ordinance. The development does propose public and private open space as well as bus stop and shelter on Dixie Highway. As such, the development is in compliance with this item. d. Effect of planned development approval. When approved pursuant to the provisions of this chapter, the master development plan and all information and documents formally incorporated application shall constitute an amendment to this chapter. Development within a planned development shall occur in conformity with the approved master development plan and development phasing South Dixie May 11, 2018 Page 24 of 35

71 Agent s Description: The applicant acknowledges that the master development plan and supporting documents will constitute the development order approvals. e. Utilities. All utilities, including telephone, cable television, and electrical service systems, shall be installed underground. However, the following facilities may be exempt from this requirement: i. Accessory facilities normally associated with such systems that require above-ground installation, provided such facilities are screened adequately; and ii. Primary facilities such as electric substations, providing service to the planned development or to service areas not located within the planned development. Primary facilities shall be screened or landscaped pursuant to article XIV of this chapter. Agent s Description: The agent has exchanged correspondence with representatives of Florida Power and Light and AT&T about the feasibility of burying adjacent overhead power and service lines and is in the process of determining project costs. f. Visibility triangle. In all planned developments, visibility at all street and alley intersections shall be provided pursuant to subsection (e). Agent s Description: As reflected on the Formal Site Plan, the necessary site visibility triangles have been incorporated into the design. g. Establishment of planned development districts. Planned development districts will be established from designated existing zoning districts by amendment of the official zoning map for tracts of land suitable in location, extent, and character for the structures and uses proposed. Agent s Description: The further rezoning from GC to CPD is consistent with this standard as the CPD designation on the CE land use parcel is appropriate considering the location and frontage on Dixie Highway, a major transportation corridor within the City. The architecture serves to compliment the character of the existing area and the uses proposed of residential and non-residential are compatible in character as well. h. Unified control. All land included for purpose of development within a planned development district shall be owned or under the control of the petitioner for such zoning designation, whether that petitioner be an individual, partnership or a corporation, or a group of individuals, partnerships or corporations. The petitioners shall present firm evidence of the unified control of the entire area within the proposed planned development district and shall agree that when the development proceeds: 3111 South Dixie May 11, 2018 Page 25 of 35

72 i. It will be in accordance with: 1. The ordinance officially adopted for the district; and 2. Regulations existing when the planned development was approved. ii. Agreements, contracts, and/or deed restrictions and covenants will be provided to the city to ensure that the development will occur in accordance with the master development plan; and that the developer, his successors, assignees, or heirs, are responsible for the continued maintenance and operation of common areas and facilities. Agent s Description: The subject property is solely owned by the applicant and the necessary documentation is being provided with the submittal package. i. Master development plan. Any petition for planned development district zoning shall be accompanied by a professionally prepared master development plan of the development comprised of at least the following elements: i. A site development plan, drawn to acceptable scale, which shall indicate: 1. The title of the project and name of the developer. 2. The scale, date, a north arrow, and a general location map. 3. A survey prepared by a registered surveyor, indicating the boundaries of the subject property, all existing streets, all buildings, water courses, easements, section lines, the existing topography at a contour interval of one foot or less, and other important physical features within and adjoining the proposed project. 4. The proposed use of all land within the project boundaries, including the location and function of all areas proposed to be dedicated or reserved for community or public use. 5. The location and size as appropriate, of all existing and proposed drainage, water, sewer, and other utility service systems. 6. The existing vegetative cover and soil conditions in sufficient detail to indicate suitability for proposed structures and uses. 7. The location of proposed mass transit facilities. ii. A written legal description of the subject property, together with names and addresses of all owners of record. iii. Agreements, provisions, or covenants which govern the use, maintenance, and continued protection of the planned unit development and any of its common areas or facilities South Dixie May 11, 2018 Page 26 of 35

73 Agent s Description: All of the required information above is included on the Formal Site Plan. j. Supporting information. Applications for planned development approval shall include the following documentation: i. A statement indicating the manner in which the proposed project complies with the comprehensive plan. ii. A general description of the proposed development, including the total acreage involved in the project; the number and percentage of acres devoted to various categories of land use; the number and type of dwelling units proposed and the overall project density in dwelling units per gross acre; the minimum design standards for such features as lot shape and size, building size and lot coverage, open space, off-street parking and loading, signs, and landscaping. iii. The proposed schedule of development which identifies the anticipated project start and completion dates, stages of development (if any), and the area and location of common open space to be provided at each stage. iv. A detailed traffic impact analysis study prepared pursuant to article X of this chapter. v. A detailed market analysis study prepared pursuant to commonly accepted professional practices. This study may be required at the discretion of the planning and zoning administrator. vi. Schematic, architectural drawings (floor plans, elevations, perspectives, etc.) of all proposed structure types and improvements in the proposed project, except single-family residences and related accessory buildings. Agent s Description: All of the supporting information listed above is being provided with the submittal package. k. Professional services required. A master development plan for any proposed planned development district shall be prepared utilizing the professional services of individuals possessing appropriate licensure or registration. Agent s Description: All of the supporting information listed above has been prepared by individuals possessing appropriate licensure or registration as listed on the individual documents. Copies of appropriate licensure/ certification of each professional has been provided. l. Application fees. Application fees for planned development districts shall be charged pursuant to subsection 94-41(a)(4)c South Dixie May 11, 2018 Page 27 of 35

74 Agent s Description: The applicant will be paying the applicable application fees associated with the requests. m. Parking waivers. A waiver of section , Table XV-6 may be granted, at the discretion of the city commission, for all new planned development districts, on the merits of each case presented, located east of Interstate 95 providing that the applicant shall meet a minimum of three or more of the following: i. The waiver shall be for no more than 30 percent of the required parking spaces. ii. The applicant shall demonstrate that the project requiring such a waiver shall conform to the concepts of new urbanism, as determined by the city planning, zoning and building department. iii. The applicant shall submit relevant empirical evidence, surveys or studies of state communities or other pertinent standards that the proposed use warrants the parking waiver. iv. The applicant shall provide for, or illustrate that there currently exists on-street parking along the frontage of the project site which will assist in meeting the parking needs of the project. v. The applicant shall show that other parking facilities, within 300 feet of the subject property, are available to the users of the proposed use in order to satisfy the parking space requirements. Such parking facilities may include on-street parking; public or private parking lots, or structures, which are open to the public, etc. Agent s Description: The Applicant is proposing an ITE supported parking study for the site which will result in a parking waiver. The waiver meets at least three of the above listed criteria including: i. The waiver is for 30 spaces, or 5% of the required parking spaces and is in compliance with item i. ii. The project conforms to the concepts of new urbanism, by incorporating three, 3-story, vertical mixed-use buildings embracing the main street, South Dixie Highway. Large open arcades will be provided adjacent to the ROW where patrons can travel easily from either a bike lane or parallel parking space to the shop front, or to an apartment unit on the 2 nd or 3 rd floor and is in compliance with item ii.. iii. The applicant has submitted a revised parking study that reflects the total required parking per the permitted Shared Parking section of the code, as well as an analysis based on ITE supported parking analysis prepared by Kimley Horn & Associated discussed herein, that demonstrates the proposed use warrants the parking waiver South Dixie May 11, 2018 Page 28 of 35

75 CPD Regulations iv. The applicant is proposing to construct on street parking on both the Dixie Highway and Hampton Road frontages and is in compliance with items iv as well. 1) Location. Commercial planned developments may be located in any commercial or industrial district. Industrial planned developments may be located in the industrial district. Agent s Description: The subject property is proposed to be entirely within the GC Zoning District. 2) Minimum area required. The minimum area required for a commercial or industrial planned development district shall be five acres; however, an area of lesser size may be approved for commercial planned development zoning upon findings by the planning board and the city commission of the following: a. Particular circumstances justify such reduction. b. Requirements for planned development district zoning and the benefits to be derived from planned development district zoning can be derived in such lesser area. Agent s Description: The subject property is 9.32 acres in size in compliance with this standard. 3) Permitted uses. Permitted uses within a planned commercial or industrial development are those uses permitted by the city commission and specified in the adopting ordinance. The permitted uses may include all uses permitted in all districts. Agent s Description: The proposed uses of retail and residential are permitted within the GC Zoning District with the CE future land use designation. 4) Required setbacks. Required setbacks shall be as provided in article VIII of this chapter. Agent s Description: All required setbacks have been met with the proposed development plan, including those required for buildings over 50-feet in height (5- story residential buildings internal to the development). 5) Maximum floor area ratio. The maximum floor area ratio for a commercial or industrial planned development shall be in accordance with article VIII of this chapter South Dixie May 11, 2018 Page 29 of 35

76 Agent s Description: The proposed 0.86 FAR (8.05 ac) is in compliance with the maximum 1.5 FAR allowed (13.98 ac). 6) Parking and loading space requirements. Parking and loading spaces shall be provided pursuant to article XV of this chapter. Agent s Description: As discussed under section m of the standards, the applicant is pursuing a parking waiver by providing a shared parking analysis as permitted to do so with the CPD rezoning request. 7) Landscaping/buffering. Landscaping and buffering shall be provided pursuant to article XIV of this chapter. Agent s Description: See Landscape Design sub-section above and see Landscape Plans prepared by AAL for specific details on the landscape design. Upon approval of the waivers associated with the proposed urban design of the development, the CPD will be in compliance with this chapter. 8) Illumination. Any source of illumination located within a commercial or industrial planned development district shall not exceed one foot-candle at or beyond the boundaries of such development. Agent s Description: A photometric plan has been provided within this application that meets the requirement of the CPD. 9) Outdoor storage. Outdoor storage facilities are prohibited in any commercial planned development district, unless outdoor storage is expressly approved by the city commission as part of the ordinance adopting the commercial planned development. Approval of outdoor storage in a commercial planned development district shall include mitigation measures to protect adjacent properties from the impacts of the outdoor storage. However, this prohibition shall not apply to the following: a. The outdoor display of automotive vehicles for sale or rent. b. The incidental display of goods or chattels for sale or rent in a commercial planned development by an establishment having activities that occur within a building. These goods or chattels shall be secured within the building when the business is not open. Agent s Description: Not applicable as the applicant is not proposing any outdoor storage. In conclusion the requested site plan review for the subject property is justified, consistent with the ZLDR s and is compatible with surrounding uses South Dixie May 11, 2018 Page 30 of 35

77 STANDARDS FOR CODE COMPLIANCE WAIVER STANDARDS 1. Justification The applicant is requesting the following waivers as part of the rezoning to CPD. No. Code Section Required Proposed Waiver 1 Table XIV-1 Section Buffering of 10 along east property line 0 along east property line To allow for the elimination of non-residential uses adjacent to adjacent to South the required adjacent to a public thoroughfare South Dixie Highway Dixie Highway buffer along the east property line adjacent to South Dixie Highway. 2 Table XIV-1, Section Buffering of multifamily residential uses adjacent to a public thoroughfare 10 along south property line adjacent to Hampton Road 6-ft for 152 linear feet of the south property line adjacent to Hampton Road To allow for a 4 reduction for 152 linear feet along the south property line adjacent to Hampton Road. 3 Table XIV-1, Section Buffering of multifamily residential uses adjacent to a Commercial Use 5 along the north property line 2 2 for 85 linear feet of the north property line To allow for a 2 10 reduction for 85 linear feet of the north property line. 4 Section Definitions, Lot line, front For a corner lot the front lot line shall be the public street right-ofway which possesses the narrowest length (Hampton Road for the subject property). The other public Hampton Road as the corner lot line and South Dixie Highway as the front lot line. To re-designate Hampton Road from the front lot line to the corner lot line and to redesignate South Dixie Highway from the corner lot line to the front lot line South Dixie May 11, 2018 Page 31 of 35

78 5 Section Table XV-6 Required Parking street right-ofway (South Dixie Highway for subject property) shall be considered the corner lot line. 601 parking spaces 571 parking spaces 30 parking spaces The proposed waivers comply with the following provisions of Section (a).(2), Additional Standards, of the City of WPB s ZLDR s (verbatim text from the ZLDR s is indicated in italics): 1) Will be consistent with the comprehensive plan of the city adopted by the city commission; Agent s Description: Waivers 1-5: The requested waivers will be consistent with those standards and the plan upon the land use and rezoning approvals. The redevelopment of the subject property as a mixed use planned development that integrates residential & retail uses while providing open space, pedestrian plazas/walkways, bicycle facilities and compliments the potential conversion of South Dixie Highway into a complete street is the antithesis of urban sprawl and, as such, directly discourages urban sprawl. The waivers requested are consistent with the comprehensive plan as the Commercial East land use designation applicable to the development promotes and allows for increases in intensity and density. The waivers requested will serve to create a more urban development form consistent with the CE designation. 2) Will be in harmony with the general character of the neighborhood considering population density, design, scale and bulk of any proposed new structures, intensity and character of activity, traffic and parking conditions, and number of similar uses; Agent s Description: Waiver 1: Allowing the elimination of the required landscape buffer adjacent to South Dixie Highway is consistent with the intent of creating an active pedestrian area along the right-of-way of South Dixie Highway. The project 3111 South Dixie May 11, 2018 Page 32 of 35

79 design allows for the creation of on street parking within the existing right of way along this frontage by placing the sidewalk, which would typically be located in the right of way, on the development parcel. The waiver allows for the intent of the code to provide a shaded pedestrian area via the proposed street trees along the subject property s South Dixie Highway frontage. Lastly, the Villas project and Restoration Hardware Gallery (approved by the City of WPB Commission on August 3, 2015) were granted similar waivers in keeping with the urban vision of the city, which is appropriate for parcels with the CE land use designation. Waiver 2-3: Allowing a reduction is the landscape buffers surrounding the property is inconsequential to the harmony and general character of the neighborhood. The waivers are for limited distances in which infrastructure such as on-street parking, existing easements, trash compactors, or large pedestrian plazas have been proposed. The buffers in question are adjacent to ROW on the south and west perimeters, and commercial use to the north. The intent of the code is to buffer the residential use, in which the applicant is proposing. Waiver 4: While the front lot line of the subject property is technically Hampton Road per the definition of Lot line, front in Section of the City of WPB ZLDR s, the design for the entire project is oriented towards South Dixie Highway. This is done through the front façades of the retail buildings facing east towards South Dixie Highway and providing a groundlevel, small scale activity zone for what is now 960 lineal feet of non-active surface parking. Furthermore, if Hampton Road was kept as the front lot line than the applicant could shift the buildings closer to the north and east property lines. The most impactful shift would be shifting the proposed buildings where they d only be 5 setback from the east property line, which would more impactful on the neighborhood to the east. Waiver 5: The parking waiver proposed is consistent with previous parking waivers approved within the City, and therefore it should be harmonious with the general character of the neighborhood. The code permits a 30% decrease in the required parking by use of the waiver process. The applicant is proposing a 5% parking waiver and has provided a parking study by a licensed traffic engineer to justify the need for the waiver. 3) Will not be detrimental to the use, peaceful enjoyment, economic value, or development of surrounding properties or the general neighborhood; and will cause no objectionable noise, vibrations, fumes, odors, dust, glare or physical activity; 3111 South Dixie May 11, 2018 Page 33 of 35

80 Agent s Description: Waivers 1-5: The proposed project will not be detrimental to the use or peaceful enjoyment of surrounding properties or the general neighborhood as it will not create objectionable noise, vibrations, fumes, odors, dust, glare or physical activity. Approval of the requested waivers will not affect that point. 4) Will have no detrimental effect on vehicular or pedestrian within a district due to detrimental affects on permitted uses; Agent s Description: Waivers 1 5: Please refer to the Frontage and Access and Pedestrian and Bicycle Access sub-sections above for details on how these systems are designed safely and efficiently. Allowing the requested waivers will have no detrimental effect on vehicles or pedestrians within a district. 5) Will not adversely affect the health, safety, security, morals, or general welfare of residents, visitors, or workers in the area; Agent s Description: Waivers 1 5: The proposed project will not adversely affect the health, safety, security, morals, or general welfare of residents, visitors, or workers in the area as it will not create objectionable noise, vibrations, fumes, odors, dust, glare or physical activity. Approval of the requested waivers will not affect that point. Additionally, although review of the project by the City s professional staff will assure the design will not create such impacts. 6) Will not, in conjunction with existing development in the area and development permitted under existing zoning, overburden existing public services and facilities, including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public improvements; Agent s Description: Waivers 1 5: As detailed above the proposed project will (1) be appropriately connected to public water, wastewater and stormwater systems, (2) accommodate the necessary access for public services and (3) will be contributing significantly, through taxes, to mitigate any impacts 3111 South Dixie May 11, 2018 Page 34 of 35

81 on public services. Allowing the requested waivers will not impact that compliance. 7) Otherwise meets the definition standards set forth elsewhere in this chapter for such particular use; and Agent s Description: Waivers 1-5: Except for the requested waiver related to the front lot line there are no other definition standards negatively impacted by the requested waivers. 8) Will provide alternative measures consistent with the intent of the additional standards to provide protection to adjacent properties and preserve neighborhood character. Agent s Description: Waivers 1 5: The proposed design, as described in the Design section above, will provide alternative measures to mitigate the requested waivers. In conclusion the requested waivers for the subject property are justified, consistent with the Plan and is compatible with surrounding uses. CONCLUSION On behalf of the applicants, UDKS respectfully requests approval of these requests for the subject property. The Project Manager at UDKS is Alessandria Palmer who can be reached at (561) or via apalmer@udkstudios.com South Dixie May 11, 2018 Page 35 of 35

82 ATTACHMENT IX Permitted Uses PXR = Uses allowed within the CPD, subject to certain extra requirements contained in Section of the City s Zoning and Land Development Regulations (ZLDRs) Sb = Special uses which may be allowed under circumstances particular to the proposed location and subject to standards and conditions which provide protection to adjacent uses and properties. Such uses shall not be permitted unless approved by the City Commission through the Major Planned Development Amendment process. APPAREL & ACCESSORY RETAIL SALES RENTAL STORES FACIAL AND SCALP TREATMENT SERVICES ART MERCHANDISING STUDIOS ART & DRAFTING SUPPLY STORES, INCLUDING PICTURE FRAMES BARBER & BEAUTY SHOPS BARS AND LOUNGES AND RELATED ENTERTAINMENT BATHROOM AND KITCHEN CONTRACTOR SHOWROOMS BOOK & STATIONARY STORES COMMERCIAL, CONVENIENCE SALES & PERSONAL SERVICES, EXCEPT AS OTHERWISE LISTED COMMERCIAL, SINGLE DESTINATION USES, EXCEPT AS OTHERWISE LISTED COMMUNITY GARDENS (PXR) CONVENIENCE STORES, FOOD, SPECIALTY FOOD AND BEV. SALES (INCLUDING SALE OF ALCOHOLIC BEV.) (Sb) CULTURAL FACILITIES, PUBLIC AND PRIVATE DAY CARE FACILITIES, CHILDREN AS PRINCIPAL USE (PXR) DELICATESSENS EXERCISE STUDIOS AND HEALTH CLUBS FINANCIAL INSTITUTIONS, BANKS, SAVINGS & LOANS & CREDIT UNIONS < 3,000 SQ. FT. FINANCIAL INSTITUTIONS, BANKS, SAVINGS & LOANS & CREDIT UNIONS > 3,000 SQ. FT. FLOWER SHOPS AND FLORISTS FOOD AND BEVERAGE RELATED USES, EXCEPT AS OTHERWISE LISTED (EXCLUDING SALES OF ALCOHOLIC BEVERAGES) FOOD STORES: SPECIALTY (EXCLUDING SALES OF ALCOHOLIC BEVERAGES) INTERIOR DECORATORS MAILING SERVICES MARTIAL ARTS STUDIO MUSIC AND DANCE STUDIOS OFFICE & RELATED USE, INCLUDING BUSINESS SERVICES EXCEPT AS OTHERWISE LISTED OFFICE SUPPORT RETAIL NOT OCCUPYING MORE THAN 20% OF THE GROSS SQUARE FEET OFFICES-GOVERNMENT ADMINISTRATIVE PB 1693C 47

83 OFFICES, PROFESSIONAL (MEDICAL) OFFICES, PROFESSIONAL (NON- MEDICAL) OFFICES, REAL ESTATE OFFICES OR FACILITIES, QUASI- PUBLIC ASSOC. AND ORGANIZATIONS, NOT-FOR- PROFIT PHARMACY & DRUG STORE (PXR) PHOTOGRAPHIC STUDIOS SERVICING PRIMARILY THE PUBLIC RECREATION, OUTDOOR, GENERAL RESTAURANTS SERVING A LIMITED CLIENTELE (PRIVATE CLUBS & LODGES) (PXR) RESTAURANTS SERVING THE GENERAL PUBLIC, BUT NOT DRIVE-IN OR DRIVE THRU RETAIL BAKERIES RETAIL BUSINESSES RESIDENTIAL, MULTIFAMILY RESIDENTIAL, TOWNHOMES SANDWICH SHOPS AND SNACK BARS TEMPORARY MODEL DWELLINGS AND SALES OFFICES (PXR) TEMPORARY OFFICES AND FACILITIES FOR CONSTRUCTION, STORAGE/SECURITY (PXR) URBAN MARKET GARDENS (PXR) (Sb) 48 PB 1693C

84 ATTACHMENT X Parking Evaluation PB 1693C 49

85 ATTACHMENT X (continued) Parking Evaluation 50 PB 1693C

86 ATTACHMENT X (continued) Parking Evaluation PB 1693C 51

87 ATTACHMENT X (continued) Parking Evaluation 52 PB 1693C

88 ATTACHMENT X (continued) Parking Evaluation PB 1693C 53

89 ATTACHMENT X (continued) Parking Evaluation 54 PB 1693C

90 ATTACHMENT XI Traffic Performance Standards Review PB 1693C 55

91 ATTACHMENT XI (continued) Traffic Performance Standards Review 56 PB 1693C

92 ATTACHMENT XII Traffic Analysis Report This space intentionally left blank. Attachment is provided on the following pages. PB 1693C 57

93 TRAFFIC OPERATIONS EVALUATION 3111 SOUTH DIXIE (F.K.A. PROSPECT PLACE) WEST PALM BEACH, FL Note: Appendices have been intentionally omitted to reduce the size, but are available upon request. PREPARED FOR: 3111 PROSPECT PLACE EQUITIES, LLC Project # January 8, 2018 Revised March 27, 2018 Revised May 10, 2018 CA Kimley-Horn and Associates, Inc Wekiva Way West Palm Beach, Florida TEL

94 TRAFFIC OPERATIONS EVALUATION 3111 SOUTH DIXIE (F.K.A. PROSPECT PLACE) WEST PALM BEACH, FL Prepared by: Kimley-Horn and Associates, Inc. West Palm Beach, Florida Project # January 8, 2018 Revised March 27, 2018 Revised May 10, 2018 CA Kimley-Horn and Associates, Inc Wekiva Way West Palm Beach, Florida / TE Christopher W Heggen :33:12-04'00' Christopher W. Heggen, P.E. Florida Registration Number 58636

95 Traffic Operations Evaluation TABLE OF CONTENTS INTRODUCTION...1 PROJECT TRAFFIC...3 Existing and Proposed Land Uses...3 Trip Generation Potential...3 TRAFFIC DATA COLLECTION...5 ASSUMPTIONS...6 Trip Distribution...7 Traffic Assignment...7 BACKGROUND TRAFFIC...9 DRIVEWAY AND INTERSECTION OPERATIONAL ANALYSIS...10 Existing Conditions...13 Future Background Conditions...14 Future Total Conditions with Existing Geometry...15 Future Total Conditions with Potential Lane Elimination...19 Assumptions...19 CRASH DATA ANALYSIS...27 LOCAL ROADWAY CAPACITY ANALYSIS...28 CONCLUSION...30 APPENDIX A: PCN INFORMATION AND SITE PLAN APPENDIX B: INTERNAL CAPTURE CALCULATIONS APPENDIX C: TURNING MOVEMENT COUNT DATA APPENDIX D: ON-STREET PARKING DIAGRAM APPENDIX E: TPS DATABASE INFORMATION AND VOLUME DEVELOPMENT WORKSHEETS APPENDIX F: SIGNAL TIMING INFORMATION AND HCS+ WORKSHEETS APPENDIX G: POTENTIAL LANE ELIMINATION SECTION EXHIBITS k:\wpb_tpto\1401\ prospect place\toe-city report\ traffic operations evaluation.docx Page i

96 Traffic Operations Evaluation APPENDIX H: POTENTIAL LANE ELIMINATION HCS+ WORKSHEETS APPENDIX I: VEHICLE CRASH DATA APPENDIX J: FDOT PRE-APPLICATION LETTER LIST OF TABLES Table 1 Trip Generation...4 Table 2 Level of Service Analysis (Existing Conditions)...13 Table 3 Level of Service Analysis (Future Background Conditions)...14 Table 4 Level of Service Analysis (Future Total Conditions)...15 Table 5 Level of Service Analysis (Future Total with Potential Lane Elimination Conditions)...24 Table 6 Capacity Analysis...29 LIST OF FIGURES Figure 1 Project Location Map...2 Figure 2 Project Traffic Assignment...8 Figure 3 Inbound Project Driveway Volumes...11 Figure 4 Outbound Project Driveway Volumes...11 Figure 5 Existing (Baseline) Volumes...17 Figure 6 Future Total Volumes...18 Figure 7 Project Traffic Assignment (with Lane Elimination)...21 Figure 8 Inbound Project Driveway Volumes (with Lane Elimination)...22 Figure 9 Outbound Project Driveway Volumes (with Lane Elimination)...23 Figure 10 Future Total Volumes (with Lane Elimination)...26 k:\wpb_tpto\1401\ prospect place\toe-city report\ traffic operations evaluation.docx Page ii

97 Traffic Operations Evaluation INTRODUCTION 3111 South Dixie is a proposed mixed use development project to be located at 3111 South Dixie Highway in West Palm Beach, Florida. The proposed development plan includes the redevelopment of a 170,300 square-foot office building (Prospect Place) to 11,495 square feet of commercial (retail/office) use, 300 residential units, and 4,500 square feet of high turnover sitdown restaurant. Figure 1 illustrates the location of the proposed development. The Property Control Number (PCN) for the site is PCN information and a site plan are included in Appendix A. Kimley-Horn and Associates has performed a traffic operations evaluation to analyze future conditions following the proposed modifications to the site. This report summarizes the data collection, analysis, and conclusions of the study. A future analysis year of 2023 was utilized in this evaluation. k:\wpb_tpto\1401\ prospect place\toe-city report\ traffic operations evaluation.docx Page 1

98 ALBEMARLE ROAD BELVEDERE ROAD HAMPTON ROAD LEGEND Project Site FIGURE 1 SITE LOCATION 3111 SOUTH DIXIE HIGHWAY KHA # SOUTH DIXIE HIGHWAY NORTH SOUTHERN BOULEVARD