Page 2 University Park CA-1 0-07R 1/13-9500001 0 Subsequent to City Council approval, a demolition permit was issued to raze the existing structures associated with Monier Tile. In July, 2013, a building permit was issued for construction of the project. Since issuance of the permit, the project has been sold to the Applicant who seeks to modify the site plan to better meet the needs of student residents. The building permit is currently active and the conditional use has not expired (it would have expired on July 24, 2013 if building permits had not been issued). As long as the building permit remains active, the conditional use approval remains valid. The Applicant could continue to develop the project under the site plan approved by Planning and Zoning Board Resolution No. 12-01 without securing any additional approvals from City Council. However, in lieu of constructing the project as approved and before proceeding with vertical construction, the Applicant seeks approval of the proposed site plan modifications. MODIFIED SITE PLAN As noted earlier, the Applicant proposes to reduce the number of beds from 599 to 598. This will be accomplished by replacement of one (1) three-bedroom unit with one (1) twobedroom unit. The overall square footage of the project will increase by 27,735 square feet which represents a 0.07 increase in floor area ratio ("FAR") from 0.40 to 0.47 (which does not exceed the maximum FAR of 0.50 allowed in the M-2 district). Correspondingly, open space is proposed to be reduced by 0.21 acres or from 2.98 acres to 2.77 acres. Open space will be reduced from 28 percent to 26 percent which exceeds the minimum required open space of 25 percent. The basic layout of the site plan remains the same. Essentially, the project consists of an 0-shaped building configuration with amenities located in a central courtyard. Gated and secured surface parking surrounds the building and sole access is provided via one driveway to Northwest 2oth Street. The Applicant is increasing the number of on-site parking spaces from 609 to 614 spaces, still exceeding the required minimum number of 601 spaces. Bicycle parking is being reduced from 135 to 125 and 120 is required. Of these bicycle spaces, 60 spaces will be secured long-term spaces and 60 will be open short-term spaces (although all spaces will be within the gated and secured building structure). Under the modified site plan, the amenity area will be improved with better hardscape features, covered outdoor seating areas, a central fountain and more formal landscape bed arrangements and features. The original passive/open space field that would have been used for the storage of excess stormwater during heavy rain events has been redesigned so it can be used at all times and will no longer hold stormwater. With regard to programming of the central courtyard, the proposed site plan is superior to the plan that was originally approved. In addition, the modified site plan provides an identifiable entry feature with a porte cochere and guest parking. The approved plan provides no such feature. The modified plan is vastly improved as the entry improvements will create a sense of arrival and provide visual cues to visitors to the main entry. In this regard, the modified site plan is thoughtful and welldesigned when compared with the original approved plan. Finally, the Applicant proposes to change the exterior architectural style to reflect a more Florida Modern architectural style. The modern style will appeal to a younger, student population and is appropriate for development in an industrial area. Staff has no objection to the modified site plan and views these changes as thoughtful revisions intended to ensure that the project will be successful and appeal to the needs and desires of its target market. Sections 28-1096 through 28-1120 of the land development code specify the regulations for parcels located in the M-2 zoning district. The proposed development 2
Page 3 University Park CA-1 0-07R 1/13-95000010 meets or exceeds all zoning district regulations, including the setbacks, building height, and floor area ratio. Traffic Impacts/Technical Deviation Since the time of the approval of the original site plan, the City has further evaluated the impact of the project on Northwest 2oth Street and determined that median improvements should be constructed to ensure that vehicles leaving the site do not attempt to make a left or eastbound turning movement (the original plan and the modified site plan are both limited to right turn only movements for exiting vehicles). The City has not determined how the median should be designed or whether the City, the Applicant or both parties should incur the cost of construction (estimated to be in the $200,000 range). The Applicant will not voluntarily agree to proffer the improvement which is not required under the site plan approval and building permit that the Applicant currently possesses. City staff asked the Planning and Zoning Board for direction in this matter at its meeting of January 9, 2014. The Board felt that construction of a median at this time was premature and that such improvement should be considered as part of the comprehensive review of improvements that may result from the pending Northwest 20th Street corridor project. Accordingly, the Board did not add a condition to its approval of the modified site plan for any additional improvements within the Northwest 2oth Street right-of-way. Otherwise, because the scope of the project is reduced, no additional traffic or peak hour trips will be generated by the modified site plan. Accordingly, there are no new comments or conditions raised by the City's Traffic Engineer or Palm Beach County. The technical deviation granted for the original site plan, allowing for modified parking stall dimensions, is implemented in the modified site plan and remains valid. Community Appearance Board (CAB) Review The CAB preliminarily reviewed the revised architectural elevations at its meeting of November 5, 2013. The modern design and entry feature were well-received. Final review by the CAB will occur at the time that the application to revise the building permit is submitted. Planning and Zoning Board Action On January 9, 2014, the Planning and Zoning Board held a public hearing on the proposed modification. No persons spoke in opposition to the request. The Board unanimously approved the modified site plan and recommended that the City Council approve the amended conditional use by a vote of 7-0. FISCAL IMPACT There is no fiscal impact to the City associated with this proposed request. Document originated by: John R. Hixenbaugh, J.D., AICP Development Services Director 3
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