CITY OF PALM BEACH GARDENS PLANNING, ZONING, AND APPEALS BOARD Agenda Cover Memorandum Petition: PCDA-14-08-000023 Subject/Agenda Item: Alton Planned Community Development Amendment Public Hearing and Recommendation to City Council: A request by Urban Design Kilday Studios, on behalf of Villas at Briger, LLC, for an amendment to the Alton Planned Community Development (PCD) to convert four (4) multifamily dwelling units to three (3) additional apartment units within the Parcel C Town Center District of the PCD, a modification to the Design Guidelines for additional Premier, Primary, and Secondary Street typical cross sections, and a PCD Buffer. The Alton PCD is generally located south of Donald Ross Road, north of Hood Road and east and west of Interstate 95. [X] Recommendation to APPROVE [ ] Recommendation to DENY Reviewed by: Originating Dept.: Finance: PZAB Action: Director of Planning and Zoning Natalie M. Crowley, AICP Development Compliance and Zoning Manager Bahareh Wolfs, AICP Planning & Zoning: Project Manager Peter Hofheinz, AICP Principal Planner [X] Quasi Judicial [ ] Legislative [X] Public Hearing Accountant Tresha Thomas Fees Paid: N/A Funding Source: [ ] Operating [X] Other N/A [ ] Rec. Approval [ ] Rec. App. w/ Conds. [ ] Rec. Denial [ ] Continued to: City Attorney R. Max Lohman, Esq. Approved By: City Manager Advertised: [X] Required [ ] Not Required Date:09/04/2015 Paper: Palm Beach Post Affected parties: Budget Acct.#: N/A Effective Date: N/A Expiration Date: N/A Attachments: Development Application Location Map Reduced Development Plans Ronald M. Ferris [X] Notified [ ] Not Required
EXECUTIVE SUMMARY Page 2 of 5 A request by Urban Design Kilday Studios, for modifications to the Alton Development of Regional Impact/ Planned Community Development (DRI/PCD) (f.k.a the Scripps Florida Phase II/Briger Tract). The proposed amendment includes a conversion of four (4) multifamily dwelling units to three (3) additional apartment units to be located within Parcel C Town Center District proposed and a modification to PCD Buffer B1 to address utility conflicts. The subject site is approximately 681 acres, and is located south of Donald Ross Road, north of Hood Road and east and west of Interstate 95. Staff Recommends Approval. BACKGROUND On April 1, 2010, the City Council adopted Resolution 80, 2009, thereby approving the Application for Development Approval (ADA) for the Scripps Florida Phase II/Briger Tract Development of Regional Impact (DRI). The development program for the DRI consists of 2,600,000 square feet of industrial/research and development/biotech, 1,200,000 square feet of office, 300 hotel rooms, 500,000 square feet of retail development, and 2,700 dwelling units on approximately 681 acres located along the south side of Donald Ross Road, north of Hood Road, and east and west of the Interstate 95. On August 15, 2013, the City Council adopted Resolution 44, 2013, approving a Notice of Proposed Change (NOPC) to the DRI Development Order to modify three (3) conditions of approval related to intersection improvements: Donald Ross Road and Heights Boulevard Extension, and Donald Ross Road and the entrance to Florida Atlantic University. On April 3, 2014, the City Council adopted Resolution 21, 2014, approving modifications to utility easements, roadway cross-sections and buffers, lakes, open space, and revisions to conditions of approval. On June 5, 2014, the City Council adopted Resolution 30, 2014, approving a site plan to allow the development of 360 townhome and single-family dwelling units within Parcel C Town Center District. On August 8, 2015, the City Council adopted Resolution 31, 2015, approving a Community Design Elements and signage packaged for the Alton PCD. (The remainder of this page has been intentionally left blank)
Page 3 of 5 LAND USE & ZONING The land-use designation of the subject site, as shown on the City s Future Land Use Map, is with a zoning designation of Planned Community Development (PCD) overlay with an underlying zoning designation of. The existing land uses and zoning designation of the properties surrounding the subject site are provided in the table below. Table 1. Existing Zoning & Future Land-Use Designations EXISTING USE ZONING LAND USE Subject Property Alton DRI North Donald Ross Road Abacoa DRI (Town of Jupiter) South Mandel Jewish Community Center Westwood lakes and Gardens Trevi at the Gardens Franklin Academy East Legends at the Gardens San Michele Benjamin School West East Pointe Country Club (Palm Beach County) Planned Community Development (PCD) / Mixed Use (MXD) (PUD) / (PUD) / Residential Medium (RM) (PUD) / Residential Medium (RM) (PUD) / Public/Institutional (P/I) (PUD) / Mixed use (MXD) (PUD) / Residential Low Density 3 (RL-3) (PUD) / Public Institutional (P/I) Planned Community Development (PCD) Residential Medium (RM) Residential Medium (RM) Residential Low (RL)
CONCURRENCY Page 4 of 5 The project utilized a Proportionate Share Agreement between Palm Beach County, the Florida Department of Transportation, the Florida Turnpike Authority, and the City to meet the Development of Regional Impact (DRI) requirements and local concurrency in 2009. The subject request for a use conversion and adjustments to PCD Buffer B1 does not affect the project s concurrency approval. PROJECT DETAILS The Alton PCD is a mixed use development approximately 681 acres and located south of Donald Ross Road, north of Hood Road and east and west of Interstate 95. The project includes 2,600,000 million square feet of industrial/research and development/biotech, 1,200,000 million square feet of office, 300 hotel rooms, 500,000 square feet of commercial/retail development, and 2,700 dwelling units. The Master Developer has commenced construction on several infrastructure facilities and projects within the eastern portion of the PCD. These include Alton Road beginning at the intersection of Donald Ross Road south to the intersection with the Grandiflora Road Extension; Grandiflora Road western extension beginning at the current terminus at the Benjamin School to the intersection with Alton Road; the 22-acre Parcel C Town Center District Lake; Phase 1 of Alton Neighborhood 1 (179 dwelling units); and Pasteur Boulevard beginning at the intersection of Donald Ross Road south to the intersection with Alton Road. The Applicant, with this Planned Community Development Amendment, is requesting to utilized the conversion matrix approved with Resolution 80, 2009, to convert four (4) multifamily dwelling units to an additional three (3) apartment dwelling units on the east portion of the and to adjust PCD Buffer B1 to account for the Florida Power and Light power transmission lines which run north and south along the Alton PCD s eastern most property boundary. Each of the requested modifications are listed and described in the following paragraphs. DRI Conversion Matrix During the review and approval of the Development of Regional Impact (DRI) development order, Resolution 80, 2009, it was anticipated that as market conditions fluctuate and change it would be important to provide flexibility to the total amount of approved residential and nonresidential uses. To provide this flexibility, a conversion matrix was created and approved allowing a maximum of twenty percent (20%) of each land use to increase or decrease. The conversion matrix sets forth the standards that allow for conversions of uses to occur within the PCD which do not result in an increase in traffic, water, sewer or solid waste impacts from the approved capacity. The Applicant, with this Planned Community Development Amendment, is requesting to utilize the conversion matrix to convert (reduce) four (4) of the approved 800 multifamily dwelling units for a new total of 796 multifamily dwelling units to an additional (increase) three (3) apartment dwelling units for a new total 353 apartment units on the east portion of the PCD. The City s Traffic Engineer has reviewed the Applicant s conversion and found that it is consistent with the DRI development order and there are no impacts to the project s concurrency certification with the proposed conversion. An approval letter was issued on
October 6, 2014. Page 5 of 5 Town Center District Street Cross-Sections The Design Guidelines were approved with conceptual typical street cross-sections for the internal street network within the PCD. These include the Primary Street, Premier Street, and Secondary Streets. There are several cross-section designs for each street type which include various options to anticipate the type of development which may occur. For example, some cross-sections provide parallel vs. angled on-street parking, while others provide options for bicycle lanes. The Applicant has proposed to include one- (1) additional crosssection design for each of the street types which corresponds to the associated site plan design with petition (SPLN-14-08-000015). Staff has reviewed the additional street crosssections and determined that are consistent with the approved cross-sections and provide for parallel on-street parking, bicycle lanes, street lights, and sidewalk; however, the crosssections are designed to accommodate a residential product vs. a mixed use product. PCD Landscape Buffer B1 To address the potential impacts between landscaping and the Florida Power and Light large overhead power transmission lines located along the eastern PCD boundary, the Applicant is proposing minor modifications to improve the PCD Buffer B1. The proposed improvements include adjusting the route of the multipurpose pathway in this section of the buffer further east, relocating the larger landscaping species (i.e. Live Oaks, Laurel Oaks, Sabal Palms, Slash Pines, and Red Maple) further west which is outside of the overhead power transmission line corridor, and relocating the smaller shrubs, grasses, and midlevel landscaping species (i.e. Wax Myrtles and Dahoon Holly) to the previous location of the larger landscaping species. These proposed changes will provide the necessary clear zone by the overhead power transmission lines to address potential impacts. Staff has reviewed the proposed buffer changes and determined them to be improvements. The relocating of the larger landscaping species to the new location will allow them to fully mature and provide the anticipated screening and buffering to adjacent residential developments without impacting the overhead power transmission lines. COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC) On Friday, October 17, 2014, the subject petition was reviewed by the DRC. At this time, all comments related to the project have been satisfied. STAFF RECOMMENDATION Staff recommends approval of petition PCDA-14-08-000023 as presented.