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2a1_Memo and Staff Report VILLAGE OF NORTH PALM BEACH Community Development Department TO: Honorable Mayor and Council THRU: Andrew D. Lukasik, Village Manager FROM: Denise Malone, CDD Director DATE: May 11, 2017 WORKSHOP – Crystal Cove Commons (1201 US Highway 1) request for a SUBJECT: Commercial Planned Unit Development with waivers, and Site Plan approval A request by Joni Brinkman, of Urban Design Kilday Studios, on behalf of Pearland RJR, LLC and 1201 US Highway 1, LLC for: (1) a Commercial Planned Unit Development approval with 9 waivers for landscaping, signage and parking; and (2) approval of a Site Plan and associated Landscape Plan and Master Sign Plan/Concept. The site is located on the west side of US Highway 1 approximately 0.18 miles north of Parker Bridge and at the NW corner of Lakeshore Drive and US Highway 1. The subject commercial plaza is approximately 7.86 acres and is currently known as Crystal Tree Plaza. The full analysis of the request is included in the attached staff report. The proposed request includes exterior improvements to the existing/built structures (no change to building footprint) that include parking, façade, landscaping and signage modifications to the existing 136,432 sf commercial plaza. Analysis of the 9 waivers for parking, landscaping and signage are included in the attached staff report. The 1 parking and 2 landscaping waivers are primarily requested due to existing site conditions with minor differences from the site’s exiting/built condition. The 6 sign waivers are primarily being requested to implement the applicant’s proposed master sign concept plan. The Master Sign Program will act as the regulatory framework for all future signage for the project. Where the Sign Program is silent, signs will be required to be consistent with the Village Sign Code requirements. Public Input Planning Commission Workshop: At its February 7, 2017 meeting, the Planning Commission held a workshop on the proposed request. The Commission discussed with the applicant their suggestions for the project, which primarily included comments that were in favor of the project as presented at the workshop. Planning Commission: At the April 4, 2017 meeting, a motion to recommend approval of the proposed application with conditions by Mr. Schreier and seconded by Mr. Solodar was approved in a 5-0 vote. Planning Commission discussion included concerns about the parking analysis and whether there would be restriction on uses for future leasees; the desirability of signs being mounted above the roof line; the plans don’t orient the user to the parking garage or valet area; adding columns to break up the massing of the buildings; questions regarding the type of landscape lighting, the type of lighting fixtures for the parking lot and the tone (warm vs. cold) of LED lighting; the size of the signage; concerns about traffic back-ups on U.S. Highway 1 when the bridge is raised; the impact on the plaza should future plans for Parker Bridge include increasing the bridge size; safety concerns for responding emergency vehicles coming into the plaza off of Golfview Road; concerns that the renderings do not accurately reflect the landscape plans; and agreement that a ground sign with the plaza name only on the north end of the plaza could give US Highway 1 motorists early notice of the plaza entrance. The Planning Commission recommended approval with conditions as follows: 1. The landscape plans should be updated to reflect the renderings, specifically the south corner; 2. The valet area should be designated on the site plan as presented by the applicant at the Planning Commission meeting; 3. Add a pedestrian access at the center entrance to the northeast corner of the property line to U.S. Highway 1; 4. Staff would review and follow-up with applicant on pedestrian access and landscape from Golfview to the west per public comment at the meeting; and 3. The master sign plan should be updated a. to comply with the staff condition of approval to reduce the size of all signage b. to reduce the size of the 3 ground signs as follows: 1. the ground sign on the north should comply with the code size requirements and contain only the plaza name; 2. the center ground sign shall be reduce to a maximum of 16 feet and contain no more than 10 tenant names; and 3. the ground sign on the south should comply with code requirements and contain no more than 4 tenant names. The applicant submitted a revised application on April 20, 2017, which included modifications to their proposed site plan, landscape plan and master sign plan based on some of the recommendations by staff and the Planning Commission. These modifications allowed the applicant to eliminate 2 waivers and reduce several of their original waiver requests for both landscaping and signage. Recommendation: Village Administration seeks Council input and guidance regarding the attached application for approval of a Commercial Planned Unit Development with waivers, and Site Plan and associated plans for the Crystal Cove Commons commercial plaza, located at 1201 US Highway 1, in accordance with Village policies and procedures. VILLAGE OF NORTH PALM BEACH VILLAG COUNCIL WORKSHOP Meeting Date: May 2, 2017 Crystal Cove Commons Project No. 2017 -0528 Commercial Planned Unit Development (CPUD) and Site Plan 1201 US Highway 1 (West side of US Highway 1 approximately 0. 18 miles north of Parker Bridge) Location Aerial Property is outlined in red. I. REOUEST AND PROJECT DETAILS A request by Joni Brinkman, of Urban Design Kilday Studios, on behalf of Pearland RJR, LLC and 1201 US Highway 1, LLC for: (1) a Commercial Planned Unit Development approval with 9 waivers for landscaping, signage and parking; and (2) approval of a Site Plan and associated Landscape Plan and Master Sign Plan/Concept. The proposed request includes exterior improvements to the existing/built structures (no change to building footprint) that include parking, facade, landscaping and signage modifications to the existing 136,432 sf commercial plaza. The site is located on the west side of US Highway 1 approximately 0.18 miles north of Parker Bridge and at the NW corner of Lakeshore Drive and US Highway 1. The subject commercial plaza is approximately 7.86 acres and is currently known as Crystal Tree Plaza. Crystal Cove Commons CPUD Page 1 The current Future Land Use (FLU) and current Zoning designations for the property are summarized in the table below. Exiting Future Land Use Existing Zoning Proposed Zoning (FLU) Designation Designation Designation with CPUD Commercial C -1- Neighborhood C -1- Neighborhood Commercial Commercial Zoning Commercial Zoning District East District with a Commercial Planned C -1 Commercial Unit of Development CPUD The following table summarizes the uses, FLU designations, and zoning districts of the subject parcels and surrounding properties: II. PUBLIC INPUT AND NOTICES: Public Notices: The sign was posted on the property on March 17, 2017 for the proposed application. The legal ad was advertised in the Palm Beach Post on March 27, 2017 and courtesy notices were mailed to property owners within 500ft of the subject site on March 24, 2017 for the April 4, 2017 Planning Commission meeting. Planning Commission Workshop: At its February 7, 2017 meeting, the Planning Commission held a workshop on the proposed request. The Commission discussed with the applicant their suggestions for the project, which primarily included comments that were in favor of the project as presented at the workshop. Planning Commission: At the April 4, 2017 meeting, a motion to recommend approval of the proposed application with conditions by Mr. Schreier and seconded by Mr. Solodar was approved in a 5 -0 vote. Planning Commission discussion included concerns about the parking analysis and whether there would be restriction on uses for future lessees; the desirability of signs being mounted above the roof line; the plans don't orient the user to the parking garage or Crystal Cove Commons CPUD Page 2 Existing Use FLU Zoning North Private School - Commercial C- 1Commercial with Benjamin School CPUD East Commercial - Commercial C -1 Commercial OPC Plaza South Waterway Terrace High Density Residential — R -3 - Apartment Condominium 11.1 — 24 residential units Dwelling District per gross acre West Condominium Properties, High Density Residential — R -3 - Apartment including: 11.1— 24 residential units Dwelling District • Gemini per gross acre • Governors Pointe • Seamark • Royal Harbour II. PUBLIC INPUT AND NOTICES: Public Notices: The sign was posted on the property on March 17, 2017 for the proposed application. The legal ad was advertised in the Palm Beach Post on March 27, 2017 and courtesy notices were mailed to property owners within 500ft of the subject site on March 24, 2017 for the April 4, 2017 Planning Commission meeting. Planning Commission Workshop: At its February 7, 2017 meeting, the Planning Commission held a workshop on the proposed request. The Commission discussed with the applicant their suggestions for the project, which primarily included comments that were in favor of the project as presented at the workshop. Planning Commission: At the April 4, 2017 meeting, a motion to recommend approval of the proposed application with conditions by Mr. Schreier and seconded by Mr. Solodar was approved in a 5 -0 vote. Planning Commission discussion included concerns about the parking analysis and whether there would be restriction on uses for future lessees; the desirability of signs being mounted above the roof line; the plans don't orient the user to the parking garage or Crystal Cove Commons CPUD Page 2 valet area; adding columns to break up the massing of the buildings; questions regarding the type of landscape lighting, the type of lighting fixtures for the parking lot and the tone (warm vs. cold) of LED lighting; the size of the signage; concerns about traffic back -ups on U.S. Highway 1 when the bridge is raised; the impact on the plaza should future plans for Parker Bridge include increasing the bridge size; safety concerns for responding emergency vehicles coming into the plaza off of Golfview Road; concerns that the renderings do not accurately reflect the landscape plans; and agreement that a ground sign with the plaza name only on the north end of the plaza could give US Highway 1 motorists early notice of the plaza entrance. The Planning Commission recommended approval with conditions as follows: 1. The landscape plans should be updated to reflect the renderings, specifically the south corner; 2. The valet area should be designated on the site plan as presented by the applicant at the Planning Commission meeting; 3. Add a pedestrian access at the center entrance to the northeast corner of the property line to U.S. Highway 1; 4. Staff would review and follow -up with applicant on pedestrian access and landscape from Golfview to the west per public comment at the meeting; and 3. The master sign plan should be updated a. to comply with the staff condition of approval to reduce the size of all signage b. to reduce the size of the 3 ground signs as follows: 1. the ground sign on the north should comply with the code size requirements and contain only the plaza name; 2. the center ground sign shall be reduce to a maximum of 16 feet and contain no more than 10 tenant names; and 3. the ground sign on the south should comply with code requirements and contain no more than 4 tenant names. The applicant submitted a revised application on April 20, 2017, which included modifications to their proposed site plan, landscape plan and master sign plan based on some of the recommendations by staff and the Planning Commission. These modifications allowed the applicant to eliminate 2 waivers and reduce several of their original waiver requests for both landscaping and signage. III. BACKGROUND AND ANALYSIS OF APPLICANT'S REOUEST A. Property Background The property is approximately 7.86 total acres with a Commercial Future Land Use (FLU) designation and C -1- Neighborhood Commercial Zoning District. The subject property is a built and operational commercial plaza. The main portion of the plaza was constructed in the mid - 1980s and the addition of the multi -story office portion of the plaza was constructed in the mid - 1990s. The Village of North Palm Beach granted approvals to the site in the early 1980s and mid -1990s for the built/approved 136,432 sf shopping center, which contains a mix of retail, restaurants and office uses. Due to the age of the commercial center (Crystal Cove Commons), an official approved site plan has not been located, only permit plans. As such, this applicant has submitted a site plan and associated landscape and sign plans that, if approved, would serve as the official site plan of record. Crystal Cove Commons CPUD Page 3 The proposed site plan included in the application is based on the survey and Village's building permit records. The modifications to the existing plaza are limited to landscaping, parking and signage as well as exterior modification to the facade. No new square footage is proposed as part of the subject request due to Comprehensive Plan regulations for floor area ratio. B. Applicant's Justification Per the Applicant's Justification Statement: "The site is currently assigned the C -1- Neighborhood Commercial Zoning District and this request includes application for a Commercial Planned Development (CPUD) to cover the property. This designation is being requested to allow for the waivers being requested herein, inclusive of parking, landscape and signage to allow for the renovation of the center into a modern destination oriented development with a mix of uses including office, retail and restaurant. The existing Village approvals provided for a 136,432 GFA shopping center which allowed a mix of retail uses, restaurants and office uses. The center includes an outdoor promenade with shops facing the U.S. Highway I road frontage. Existing open air courtyards and sitting areas, fountains and landscape in these areas will be freshened up as part of this project. The improvement will include trellis areas and some additional facade treatments including tower elements in several areas. Additionally, approximately 2,961 square feet of outdoor dining areas will be added as reflected on the site plan exhibit included with this request. The design for improvements to the referenced project to enhance the visual quality of the existing building is proposed to be achieved architecturally in several interventions: I. Remove and replace existing cement barrel tile with metal standing seam roofing with galvalume finish. 2. Exterior wall paint in several colors. 3. Removal of existing colonnades and implementing textile awning of various colors and patterns. 4. Utilizing stone wall finish at various locations. 5. Implementing decorative lighting. 6. Removing concrete and terra cotta railings and replacing with new aluminum 7. Adding stucco reveals at office building elements and precast concrete trim. 8. Renovation of the central fountain area facing the primary property entrance and renovation of the central portion of the building beyond the fountain. 9. Adding tower elements finished with stucco, metal louvers and awnings." (ATTACHMENT B — To view the applicant's complete Justification Statement) C. Comprehensive Plan Consistency - Future Land Use Element Comprehensive Plan FLU Element Policies applicable to the subject application are as follows: FLUE Policy LAA: Land Development Regulations adopted and implement this Comprehensive Plan shall be based on and be consistent with the following standards for non - residential land use intensities as indicated below: a. Location shall be in accordance with the Future Land Use Map. Commercial uses shall not be permitted within areas designated for residential development on the Future Land Use Map Series; Crystal Cove Commons CPUD Page 4 b. Maximum lot coverage ratio shall be 35 %; C. Maximum building height shall be governed by district regulations in the Village Zoning Code and be based upon consistency with development trends in the vicinity and compatibility with neighboring non - commercial land uses; and d. Adequate off - street parking and loading facilities. e. Maximum Floor- Area - Ratios for non - residential land uses shall be established as follows: 1. Commercial land uses: A maximum of 0.35 along U.S. Highway 1, north of the Parker Bridge; a maximum of 1.10 along U.S. Highway No. 1, from the Parker Bridge, south to Northlake Boulevard; a maximum of 0.70 along U.S. Highway No. 1, south of Northlake Boulevard; and a maximum of 0.70 along Northlake Boulevard and S.R. Alternate AIA. The Twin City Mall site shall be exempt from this requirement, and subject to the Land Development Regulations of the C -3 Zoning District, which was jointly developed by the Village and the Town of Lake Park. 2. Public Buildings And Ground Uses: A maximum of 0.25. 3. Educational Uses: A maximum of 0.15; 4. Other Public Facilities Uses; A maximum of 0.30. 5. Recreation and Open Space Uses: A maximum of 0.05. 6. Light Industrial /Business Uses: A maximum of 0.45. Staff Analysis - Comprehensive Plan Consistency The applicant meets the above FLU Element Policies for lot/building coverage, but the built /approved commercial plaza exceeds the maximum floor area as follows: Maximum Lot / Building Coverage: The maximum lot / building coverage permitted is 0.35 or 35% per Comprehensive Plan Policy 1.A.4. The existing development, as built per the 1981 and 1996 building permit plans and confirmed by the applicant's survey, has a lot coverage of approximately 23% (0.23 = 78,576 sf - building footprint /341,079.9 sf - lot). Maximum Floor Area Ratio: The maximum floor area is 0.35 or 35% for commercial properties located along US Highway I north of Parker Bridge per Comprehensive Plan Policy 1.A.4.. The total commercial square footage on the site is 136,432 per the survey. The built /approved FAR is 0.40 (= 136,432 sf - building /341,079.9 sf - lot). No additional increase (0 %) of square footage beyond what is currently constructed may be permitted at this location per Comprehensive Plan Policy 1.A.4. Crystal Cove Commons CPUD Page 5 D. Commercial Planned Unit Development (CPUD) with Waiver Requests The CPUD application includes a concurrent review of the site plan with associated landscape and master sign concept plan. No change is proposed to the existing footprint of the building that was approved. The existing/approved landscaping and parking does not meet the current minimum code requirements. Analysis of Parking & Landscaping Waivers Requested: The applicant is proposing an increase in the quantity and quality of landscaping to provide a unified theme to compliment the proposed facade and architectural detailing of the development. In order to facilitate the applicant's envisioned improvement to the existing /approved landscaping and parking, the applicant is requesting a total of two (2) landscaping waivers and one (1) parking waiver as described in the following table. Overall the parking and landscape waivers primarily reflect existing conditions, which are not consistent with current code, with minor differences from the site's exiting/built condition. Staff worked with the applicant and Seacoast after Planning Commission to determine if some of the waivers initially requested could be reduced and the commercial center's existing landscaping could be further enhanced. The applicant's April 20, 2017 resubmittal significantly increased the number of trees, which allowed the applicant to eliminate 2 landscape waivers and reduce their waiver request for the remaining two landscaping waivers. Code Section Required Existing Proposed Waiver Request Comments /Analysis Section 45- 621 588 584 37 Per the Applicant: See Parking 33. E — Analysis Section IV Infrastructure Parking Impact Analysis and the Simmons & White parking study in Attachment E. dated April 19, 2017. Staff. The parking waiver reflects existing conditions today of the parking lot with a 4 parking space reduction to allow for modifications to the ground signs. The applicant's parking analysis established use thresholds to ensure adequate parking (e.g. 14,911 sf of restaurant, 45,585 sf of office) Section 27- Palms are limited to Sixty -two (62) Sixty (60) Ten (10) Per the Applicant: Site is fully 62(b.) fifty (50) percent in percent of all percent of percent developed; the width of the existing Plant place of the of the existing the required increase of islands will not support canopy trees; Material required shade trees trees are shade trees palms in the existing utilities and site lighting palms to be palms. place of the on the site restrict the type and size of required trees that can be utilized. shade trees of max. Staff. The applicant is proposing to permitted add both palms and shade trees which decrease the site non - conformity with the code by 2% (62% to 60 %). Crystal Cove Commons CPUD Page 6 Code Section Required Existing Proposed Waiver Request Comments /Analysis Section 27- Fifty -four (54) trees Existing Forty -four Ten (10) Per the Applicant: the site is fully 65(a) required for the conditions not (44) trees trees developed; the width of the existing Parking total required provided by islands will not support canopy trees; area interior landscape the applicant. the existing utilities and site lighting interior area of 5316 sf (1 on the site restrict the type and size of landscaping tree per 100 sf = 54 trees. trees) Staff: The Landscape Plan does not And each separate Interior island A minimum 1' 4" modify the size of the existing landscape area shall area approx. dimension of decrease to interior landscaping areas. Increasing contain a minimum 3' 8" feet in at least 3' 8" min. width the size of the landscape islands in of fifty (50) square width dimension the front main parking lot would feet and shall have a reduce the number of parking spaces. minimum The applicant is proposing to remove dimension of at the Oak trees in a couple of the least five (5) feet islands and replace with Royal Palms. Plan Analysis for Parking and Landscaping: Parking: The applicant is not proposing any significant modifications to the layout of the existing parking lot. The asphalt parking areas have pot holes and /or cracked surfaces which require repair, resurfacing /asphalt overlay and restriping. Landscaping: The proposed landscaping plan increases the quantity of landscaping, which complements the architectural details and fagade improvements. The April 20, 2017 submittal increased the number of trees on -site and provided additional palms along the front of the shopping center, which have improved the landscape plan from the initial submittal. While the current submittal is an improvement over the existing condition, staff still has the following concerns: 1. There are several very large schefflera actinophylla specimens on site, which the landscape plan identifies as being retained. These species are non - native invasive species per the University of Florida IFAS extension webpage: "According to the IFAS Assessment of Non - Native Plants in Florida's Natural Areas (IFAS Invasive Plant Working Group 2008), schefflera actinophylla is invasive and not recommended in the central and south zone in Florida." Staff is recommending that the applicant remove all schefflera and substitute these plants with non - invasive species. 2. There are several sabal palms along the US Highway 1 ROW frontage that are severely weathered. Staff is recommending a follow -up on -site meeting with the applicant and the Seacoast Utility Authority (SUA) to identify the most weathered sabal palms for replacement and to discuss possible substitutions for the schefflera. Also, there are opportunities for decorative ground cover like the purple lantana used in the front of the plaza that could further enhance the western facade. SUA had minor comments on the revised April 20, 2017 submittal, which required the applicant to modify the location of 2 trees on landscape plans due to their proximity to existing water mains. The applicant has stated that they will update the landscape plans prior to first reading per SUA's request. Crystal Cove Commons CPUD Page 7 Sign Waivers Requested: A Master Sign Program has been included with this request to establish guidelines and act as the regulatory framework for all future signage for the project. Where the Sign Program is silent, signs will be required to be consistent with the Village Sign Code requirements. The following sign waivers have been requested by the applicant to implement their proposed Master Sign Program for the subject commercial center. Each of the waivers corresponds to a sign type listed in the applicant's Master Sign Program (Attachment E) Code Section Required Existing Proposed Waiver Request Comment /Analysis Section A ground sign may 2 Ground Signs Centrally located Five (5) Per the Applicant's Justification: "The 6 -115 depict up to five (5) with four tenant main Ground sign tenants or waivers associated with the Commercial (b.) (6.) tenants or occupants signs located in to depict ten (10) occupants on Free Standing Project Identification Sign of the project the central and tenants or ground signs will allow for one additional sign along Applies southern area occupants US Hwy. 1 in the north portion of the site to Sign along US Hwy 1 so that motorists can identify the Center Type 1A traveling south, within sufficient time to enter the main entry into the site vi Section One (1) ground sign 2 Ground Signs Three (3) Ground One (1) accessing the turn lane. The additions 6 -115 per parcel right -of- with four tenant Signs additional panel areas and increased size will allow (c.) (1.) way frontage; signs located in ground for tenant signage of sufficient size to B. the central and Size waiver more easily identify specific uses. This Applies pp southern area applies to the waiver applies to Sign Type IA. to Sign long US Hwy 1 Type 1A center group sign only Staff: Only the ground sign at the mai central entrance is subject to the size giver. Staff is recommending this sign Sign height Proposed Sign Eight (8) feet; should be limited to a maximum of 8 maximum of eight height of sixteen tenant names and should not exceed 1 (8) feet; (16) feet feet in height. Staff is also recommending re Sign face area maximum for that the ground signs at the north an maximum thirty- center ground south ends of the property should be six (36) square feet. sign; limited to a maximum of Eft high. The sign located at the south end should be One hundred limited to 4 tenants and the sign at the Sign face area and twen ty north end should not have any tenants. maximum of One four (124) hundred and square feet. sixty 160) square feet. Table continued on following page... Crystal Cove Commons CPUD Page 8 Code Required Existing Proposed Request Comment /Analysis Section Maximum mounting xisting Crystal Maximum Twelve (12) Per the Applicant: "This waiver will 6 -115 height of a building Tree Plaza wall mounting height feet. allow for tenant signage to be located on (c.) (2.) wall sign shall be sign is installed of a building wall the new architectural towers, as well as on A. eighteen (18) feet, higher than 1811, sign shall be the wall facades at a height sufficient to except that on a n multi -story thirty (30) feet, accommodate the code permitted amount Applies building of more than office building. of signage. The concern with the height to Sign two (2) stories, a of the typical wall signage is that the areas Type 5 single building wall Height not of the facades available above awnings sign is allowed above provided by and proposed accessory structures eighteen (18 feet) applicant. architectural elements limit the amount o facing each public area below 18'. These areas are far below street frontage the 30' allowance requested for the tower signs." Section One (1) permanent 3 Walls Signs Three (3) Two (2) Per the Applicant: "This waiver will 6 -115 accessory building noting plaza permanent permanent allow for two additional project (c.) (2.) wall identification name- No accessory accessory identification signs along the US 1 B. sign facing each dditional building wall building wall frontage in a size that will allow for public street frontage details provided identification identification equate visibility from the roadway. on the principle by the applicant signs facing US signs However, one of the signs is locate building in which the on the existing Highway 1 on the Applies complex is located; signage sizing. principle building mostly interior to the site at the north en to Sign in which the of the interior spaces and is no Types 2 complex is anticipated to be easily visible from the & 5 located; road, but rather provide a project branding interior to the project. The two signs that Not to exceed a sign Each sign not to ould be visible from US 1 are located at twenty ( 20 ) area of twen exceed a sign Twen tY ( 20 ) the north and south portion of the existing square feet. area of forty (40) square feet. building. Again, the curvature of the road square feet will allow the first sign to be visible prior to the main entry drive, and the southe sign will be visible to vehicles traveling north on US 1. These signs will aid in branding the site and promote the center as a more destination oriented venue" Staff. Staff is recommending that the giver be updated to include Sign Type 2 as it is most appropriately classified as all sign. Table continued on following page... Crystal Cove Commons CPUD Page 9 Code Required Existing Proposed Request Comment /Analysis Section One (1) parking area Not applicable One (1) parking Per the Applicant: "This waiver requests 6 -115 directional sign may to request area directional one (1) additional directional sign interior (d.) be erected at each sign interior to to the site and that the sign type be of point of ingress and the site; sufficient size to provide adequate Applies egress to a parking lot ayfinding direction. The additional sign to Sign or parking area; is located interior to the site north of the Type 3 Such signs shall not Such signs shall entry and will not be easily visible from exceed two (2) square not exceed fifteen Thirteen (13) us 1." feet in background (15) square feet square feet. area; in background Staff: The number and size of the area; proposed wayfinding signage has been educed since the initial submittal, which is now at a more appropriate scale for the Nor exceed three (3) Nor exceed five Two (2) feet. project. However, the footprint of the feet in height. (5) feet in height. sign shoulde be dimensioned on the site and landscape plans. Section All ground signs shall Not applicable All ground signs Three (3) feet. Per the Applicant: "The main focus of 6 -117 be erected within to request shall be erected this waiver applies to the Pedestrian (d.) (4) landscaped area. within landscaped Directory Signs (Sign Type 3) in regard to Minimum distance area. Minimum the requested zero amount of landscape Applies from the edge of the distance from the area provided. This is due to the fact the to Sign landscaped area to the edge of the two (2) locations for these signs are in Types: sign base shall be landscaped area hardscaped pedestrian areas where 1A, 1B, three (3) feet. to the sign base providing for plantings would be 2,3 shall be zero (0) problematic. However, the waver does feet. also apply in some level to the Parking Area Directional Signs, and the free- standing ground signs along the rights of ways. This is a result of the combination of the existing island widths and drive aisles within the center creating limited areas available for planting /setback from edge of curb. Overall, the majority of these areas do have landscape around the base of the signs (with the exception of he Pedestrian Signs)" Staff: This waiver applies only to the locations of the signs as proposed in the Master Sign Plan. Site Plan Analysis for Si2nne: Staff recognizes the importance of improved and increased signage and way finding in this large commercial center, especially in the case of finding tenant locations less visible in the multi- story office structure located in the northwest corner of the site. The applicant's April 20, 2017 resubmittal reduced the size of the signs, the number of signs and the sign waiver requests. Crystal Cove Commons CPUD Page 10 However, the amount of signage proposed is remains excessive and represents a substantial increase over what is typically permitted by the Village's Code of Ordinance and is not consistent with the character of commercial signage in the Village. Staff is concerned that the signage as proposed would be visually cluttered and inconsistent with the purposed and intent of the Village's sign regulations. Staff is recommending a reduction in the proposed signage by the sign types identified in the applicant's Master Sign Program as follows: 1. All signs: a. The dimensioned footprints of Sign Type 3 (Parking Directional Sign) and Sign Type 4 (Pedestrian Directory Signs) should be shown on both the site and landscape plans to demonstrate compliance with ADA and impacts on the drive aisles. b. All external spot light or external light fixtures should be detailed in the Master Sign Program c. The applicant should clearly identify in the Master Sign Program if they intend to allow nationally branded signage for the tenant signs 2. Sign Type IA — Commercial Large Free Standing Project Sign (Center Ground Sign): a. Sign height should be a maximum of I Oft b. A maximum of 8 tenant panels no greater than 6sf for consistency with the southern ground sign c. The width of the sign should be reduced in scale to maintain the existing look of the proposed sign. Staff anticipates that this should further reduce the width of the sign approximately 4 feet (17' wide to approximately 13' wide). d. Lighting of the sign should be clearly identified in the Master Sign Program. e. Each tenant sign panel should have a black background regardless if nationally branded signage is permitted. 3. Sign Type 1B — Commercial Free Standing Signs (North & South Ground Signs): a. Sign height should be a maximum of Eft. b. 4 Tenant panels maximum on the south ground sign. c. No tenant panels permitted on the north ground sign. d. Lighting of the sign should be clearly identified in the Master Sign Program. e. Each tenant sign panel should have a black background regardless if nationally branded signage is permitted. 4. Sign Type 2 —Interior Free Standing Project Sign: a. Letter height should be to 2ft maximum for visibility with landscaping. b. The width of the sign should be reduced in scale with the reduction of the letter height. c. As this sign is a type of wall sign, it should be included in the wall sign waiver. 5. Sign Type 3 — Parking Area Directional Sign: a. Update description to show that only 1 of this sign type is permitted. b. Sign footprint should be dimensioned and shown on site plan and landscape plan. c. Location should be moved to the landscape island located southwest of sign type 2 and adjacent to valet drop off area as discussed in the April Planning Commission meeting. Crystal Cove Commons CPUD Page 11 6. Sign Type 4 — Pedestrian Directory Signs: a. Update the content to state this sign may only contain the name of the development and the map with corresponding tenants. Staff is proposing that Council allow for administrative approval of the map so that the map can be regularly updated to reflect current tenants. b. The illumination of this sign should be specified in the sign program. c. Sign footprint should be dimensioned and shown on site plan and landscape plan. This sign may need to be reduced in width for ADA compliance on the sidewalk. 7. Sign Type 5 —Project Identification Sign: a. No recommended conditions. 8. Sign Type 6 — Wall Tenant Signs: a. Sign content should only include the name and logo of the business all on one line. No nature of the business. b. The height of the letters for the business name and logo should be identified in the Master Sign Program for this sign. The logo height should be similar in height to the business name. c. Sign design style should be individual channel letters as reflected in the rendering. 9. Sign Type 7 — Raised Wall Signs: a. The sign concept should be updated to reflect this sign type cannot be a nationally branded sign. b. This sign can only include the name of the business with no logo or nature of the business. c. The height of the letters of the name of the business should be stated in the Master Sign Program for this sign. Staff is recommending 18 ". d. The lighting for this sign should be consistent for all signs of this type and clearly identified in the Master Sign Program. e. Sign letter style and overall design should be clearly detailed for this sign type. 10. Sign Type 8 — Tower Tenant Sign a. Sign content should only include the name and logo of the business all on one line. No nature of the business. b. The height of the letters for the business name and logo should identified in the Master Sign Program for this sign. The logo height should be similar in height to the business name. c. The lighting for this sign should be consistent for all signs of this type and clearly identified in the Master Sign Program. d. Sign design style should be individual channel letters as reflected in the rendering. e. The Mater Sign Program should be update to show that these signs cannot be located on the same facade as Sign Type 6 — Wall Tenant Sign. Crystal Cove Commons CPUD Page 12 Appearance Code: Western Building Facade: Staff is recommending that the applicant prepare renderings of the western facade and update the material sample board should address this facade. Public comment from residents in the adjacent condominium properties raised concerns about the attractiveness of the western portion of the commercial plaza. The rendering should show paint color as well identify the fabric of awnings. The applicant should also address how they will improve the visual appearance of the triangular windows located on the north western portion of the property on the multi -story office building. Finally, the screening of mechanical equipment is required. The applicant should ensure all mechanical equipment will be screened and not visible with the overall modification to the architecture of the plaza. Outdoor Seating: Permanent shaded structures like awning are not permitted within the two - thirds of property setbacks. Therefore, the applicant is proposing umbrellas in the new outdoor seating patio area on the south side of the property. Staff is requesting that all of the umbrellas be a solid color fabric with no logos or additional signage on the umbrellas. The umbrella color and no logo /signage requirements should be included in the material sample board. Further, staff supports incorporating a permanent awning structure into the design and would support the required waiver for an awning structure at this location. Staff is also requiring an affected area drainage plan for this new impervious area as detailed in the drainage analysis in the Section IV. Infrastructure Impact Analysis. Lighting: A photometric plan with details on the lighting fixture for the parking area needs to be submitted. As the applicant is considering applying for concurrent building permit review after first reading of the proposed ordinance, all appearance items need to be submitted for staff review prior to first reading to allow for expeditious review of the building permit documents. IV. INFRASTRUCTURE IMPACT ANALYSIS Drainage: Applicant is proposing new impervious outdoor areas. Staff is concerned with the outdoor seating area located on the south side of the commercial plaza. The applicant is required to show compliance of any newly proposed impervious areas with the Village's drainage requirements in the Code of Ordinances as such staff is recommending a condition of approval that an affected area paving and drainage plan around the proposed impervious area is required prior lst Reading. Staff also asked the applicant for additional information related to flooding in the parking garage. The applicant stated in their Justification Statement that "the current property owner just recently obtained the ownership of the site this past fall and advises that the Property Inspection Report received did not find any concerns with the building elements including the structure or drainage on the site. Upon receiving word regarding the matter of water collecting on the floor of the garage area after a heavy rainfall, the ownership is having a mechanical engineer review the sump pump area. They will be reviewing both the number and capacity of the pumps that are currently serving the parking garage and related areas." Traffic: Traffic Concurrency Not Required —no additional square footage is being proposed. Crystal Cove Commons CPUD Page 13 School Concurrency: School Concurrency Not Required — no residential units being proposed. Water/Wastewater: Water/Wastewater Concurrency Not Required —no additional square footage is being proposed. Parking: A Shared Parking Study prepared by Simmons & White dated March 13, 2017 (Attachment E) is included in this request. The shared parking study is based on the Urban Land Institute's methodology for determining shared parking or other generally accepted methodology. The parking analysis is based on the percent utilization rates from the Urban Land Institute's Shared Parking publication. The analysis assumes 100% occupancy /utilization of all various existing uses with no reductions for seasonal or other factors. The principle behind shared parking reductions is that the pattern of activity for land uses in a mixed -use project are sufficiently different so that the corresponding required parking demands of each activity would occur simultaneously. The uses have different peak hours of demand, in addition to different hours of operation, and were analyzed in this shared parking study. The study concluded that the weekday -demand worst case scenario is the 2:00 PM and equates to an excess of 68 parking spaces. The weekend- demand worst case scenario equates to an excess of 136 parking spaces. The applicant's study was submitted in support of their proposed parking waiver to demonstrate that the 584 parking spaces currently provided on the site is more than adequate for the mix of uses on the property and supports the applicants request for a parking waiver of 34 parking spaces. Please refer to the Shared Parking Study included with this request for additional information in Attachment E. The parking study and the waiver request reflects a reduction in 4 parking spaces over what is currently in place today. The Village currently calculates parking for shopping centers on a per use basis, it can be anticipated that over time uses and /or tenants will change within the center. Other jurisdictions use a blended rate to calculate parking for multiple use commercial centers. The applicant is requesting consideration that a condition of approval be crafted during the review process that would allow for a maximum amount of restaurant space to be used as a trigger prior to any new parking study being required of the applicant. This would avoid additional review as tenants potentially change over time from retail to restaurant and vice versa. The applicant has agreed to provide this threshold for use in crafting the condition of approval from their traffic engineering consultant. While staff is generally supportive of the parking condition concept, additional follow -up with the applicant and the Village Attorney is required prior to Village Council First Reading to finalize the details of the condition. Seacoast Utility Authority (SUA): SUA submitted the following comments after their initial review, which the applicant has addressed in the April 20, 2017 submittal: 1) The Site Plan (Sheet A101) refers to the landscape drawing for the new monument signs. No details of the proposed signs are on the landscape drawings. Applicant should provide details on the proposed monument signs, footer, type of construct and other pertinent information for review. 2) Applicant is advised an encroachment agreement will be required for the monument signs if approved. The SUA has submitted subsequent minor comments regarding tree placement, which the applicant has stated that they will address prior to first reading. Crystal Cove Commons CPUD Page 14 V. CONCLUSION: The applicant is proposing needed renovations to an aging commercial plaza. As such, the Staff is recommending approval with conditions of the proposed CPUD, Site Plan, Facade Improvements, Master Landscape Plan, and Master Sign Plan. Staff recommendation of approval is subject to applicant addressing the following conditions that reflect staffs comments and concerns identified in the body of this report: 1. The uses for the commercial plaza shall not exceed the thresholds of uses identified in the April 2017 parking study. Any increase in these uses shall require a minor modification to the CPUD with supporting data and analysis to demonstrate adequate levels of parking are maintained. 2. Prior to first reading, the Applicant shall: a. Reduce the amount of proposed signage as specifically identified by sign types in staff report Section — Site Plan Analysis for Signage. b. Address the western facade in the renderings and material boards. c. Update the renderings and material board for the outdoor seating area and consider adding an awning structure over the seating area. d. Provide an affected area drainage analysis for the outdoor seating area that demonstrates compliance of any newly proposed impervious areas with the Village's drainage requirements in the Code of Ordinances prior to first reading. e. Prepare and submit a photometric plan and provide lighting fixture details for all lighting, including lighting for the parking lot, building, and signage. f. Update the landscape plans to reflect staff comments regarding landscaping, including removing all schefflera species, replacing weathered sabal palms, providing additional ground cover like purple lantana along the rear facade and addressing minor comments from SUA. g. Ensure that all mechanical equipment will be adequately screened. 3. Prior to issuance of the infrastructure permit, the Applicant shall provide the Village with a performance bond, letter of credit, escrow agreement or other acceptable surety agreement in a form and in an amount equal to 110% of the infrastructure improvements as approved by the Village to assure completion of on -site roadways, drainage and utility improvements. As improvements are completed and accepted by the Village, the amount of the performance bond, letter of credit, escrow agreement or other acceptable surety may be reduced by a proportionate amount as determined by the Village Engineer. Crystal Cove Commons CPUD Page 15 VI. Attachments ATTACHMENT A: Location Map & Legal Description ATTACHMENT B: Applicant's Justification Statement ATTACHMENT C: PUD Standards ATTACHMENT D: Correspondence (None at this time) ATTACHMENT E: Applicant's Plans & Supporting Documentation Crystal Cove Commons CPUD Page 16 ATTACHMENT A: Ordinance Map & Legal Description Application No: I Crystal Cove Commons (2017 -0528) 1201 US Highway 1 Location: 68- 43- 42- 09 -10- 000 -0010 Acres: 17.86 acres PCN: 68- 43- 42- 09 -10- 000 -0010 LEGAL DESCRIPTION: THE NORTH 126 FEET OF THE SOUTH 730 FEET OF BLOCK 9, VILLAGE OF NORTH PALM BEACH PLAT NO. 1, Lots 1 and 2, Golf view Addition to the Village of North Palm Beach, according to the Plat thereof, recorded in Plat Book 28, Page 199 of the Public Records of Palm Beach County, Florida. Said lands lying in the Village of North Palm Beach, Palm Beach County, Florida Attachments - Crystal Cove Commons CPUD Page 17 ATTACHMENT B: Applicant's Justification Statement Crystal Cove Commons �� (PKA Crystal Tree Plaza) Justification Statement for Modification to Site Plan, design Commercial Planned Unit Development, Landscape, p p Sign and Parking waivers kilday March 14, 2017 STUDIOS Revised March 24, 2017 Revised April 20, 2017 Request On behalf of the applicant and property owner, Pearland RJR, LLC., Urban Design Kilday Studios, as agent, is pleased to submit this request for the approval of a Planned Unit Development, Waivers & Site Plan Review requests. Due to the age of the Crystal Tree Plaza center (now referred to as Crystal Tree Commons), an official approved site plan has not been located, only permit plans. As such, this application will create an official site plan of record. The proposed site plan is based on the survey and Village's building permit records and will serve to vest the existing square footage constructed on site. No new square footage is proposed as part of this request. The modifications included with the Site Plan approval also include landscape, sign and parking waivers. The site is currently assigned the C -1- Neighborhood Commercial Zoning District and this request includes application for a Commercial Planned Development (CPUD) to cover the property. This designation is being requested to allow for the waivers being requested herein, inclusive of parking, landscape and signage to allow for the renovation of the center into a modern destination oriented development with a mix of uses including office, retail and restaurant. Location The subject 7.8638 -acre property is assigned Property Control Number (PCN) 68 43 42 09 10 000 0010 per the Property Appraiser of Palm Beach County. The property is located within the municipal limits of the Village of North Palm Beach on the west side of U.S. Highway 1 (US1), north and east of Golf View Road and south of McLaren Road. Project History The subject property has a Future Land Use (FLU) designation of Commercial and is assigned the C -1 Neighborhood Commercial Zoning District. The Village of North Palm Beach initially granted approvals to the site in the early 80's to allow a 136,432 GFA shopping center which allowed a mix of retail uses, restaurants and office uses A public information request has been provided to the Village and more information will be provided as information is made available. 610 Clematis Street Architectural Suite Cu02 The existing Village approvals provided for a 136,432 GFA West Palm Beach, FL 33401 shopping center which allowed a mix of retail uses, restaurants 561.366.1100 561.366.1111 fax pp g www.udkstudios.com and office uses The center includes an outdoor promenade LCC000035 Attachments - Crystal Cove Commons CPUD Page 18 with shops facing the U.S. Highway 1 road frontage. Existing open air courtyards and sitting areas, fountains and landscape in these areas will be freshened up as part of this project. The improvement will include trellis areas and some additional fagade treatments including tower elements in several areas. Additionally, approximately 3,211 square feet of outdoor dining areas will be added as reflected on the site plan exhibit included with this request. The design for improvements to the referenced project to enhance the visual quality of the existing building is proposed to be achieved architecturally in several interventions: 1. Remove and replace existing cement barrel tile with metal standing seam roofing with galvalume finish. 2. Exterior wall paint in several colors. 3. Removal of existing colonnades and implementing textile awning of various colors and patterns. 4. Utilizing stone wall finish at various locations. 5. Implementing decorative lighting. 6. Removing concrete and terra cotta railings and replacing with new aluminum 7. Adding stucco reveals at office building elements and precast concrete trim. 8. Renovation of the central fountain area facing the primary property entrance and renovation of the central portion of the building beyond the fountain. 9. Adding tower elements finished with stucco, metal louvers and awnings. Please refer to the architectural plans and details included in this request for additional information Site Plan A full site plan has been included with this request that reflects the existing buildings and uses approved on the subject site in the early 80's. The previous approval included one (1) to four (4) story buildings totaling approximately 136,432 square foot of GFA. The buildings are in compliance with the property development regulations and requirements of Section 45 -33. - C -1 Neighborhood commercial district. The Village Comprehensive Plan, Policy 1. A.4. e. provides that the maximum floor area ratio for non - residential uses along U.S. Highway 1 from the Parker Bridge, south to Northlake Boulevard shall be a maximum of .35 (119,378 SF). The current existing floor area ratio on the site as originally built in the 80's is .40 (136,432 SF) and would be deemed non- conforming under today's code. No additional square footage increases are being proposed which would increase the existing nonconformity of the structures on the subject site. Discussions with staff have indicated the proposed renovations are permissible, as long as no new square footage is being proposed. Minor revisions to two areas of the parking lot are proposed. The first included a redesign of the parking located to the north of the main entry drive from US 1 into the site. This area has been reconfigured to allow for a greater queue /stacking distance from US 1 into the site. This also requires the traveler to proceed further into the site Attachments - Crystal Cove Commons CPUD Page 19 and allows visual access to the parking area directional sign proposed at the west end of the landscape median, for easier wayfinding throughout the site. Parking and Waiver Request As previously mentioned, a mix of uses currently exist on the subject site. The following table provides the required and proposed parking pursuant to the requirements provided in Section 45 -33 of the Village Code: Use Required Office - 1 space per 300 SF 45,585/300 = 152 spaces Retail — 1 space per 200 SF of 36,232/200 = 181 non - storage area Medical Office — 1 space per 150 572/150 = 4 SF Furniture Showroom — 1 space 4,165/400 = 11 spaces per 400 SF of sales area Restaurant — 1 per 75 SF of 14,911/75 = 199 + patron area plus 1 space per 1.5 111/1.5 = 74 employee (peak hour Total = 273 spaces Total Parking Required 621 Total Parking Provided 584 Waiver Requested 37 A Shared Parking Study prepared by Simmons & White last revised April 19, 2017, has been included with this request. The shared parking study is based on the Urban Land Institute's methodology for determining shared parking or other generally accepted methodology. The parking analysis is based on the percent utilization rates from the Urban Land Institute's Shared Parking publication. The analysis assumes 100% occupancy /utilization of all various uses with no reductions for seasonal or other factors. The principle behind shared parking reductions is that the pattern of activity for land uses in a mixed -use project are sufficiently different so that the corresponding required parking demands of each activity would occur simultaneously. The uses have different peak hours of demand, in addition to different hours of operation, and were analyzed in this shared parking study. The study found that the weekday- demand worst case scenario is the 2:00 PM and equates to an excess of 68 parking spaces. The weekend - demand worst case scenario equates to an excess of 136 parking spaces. The study demonstrates that the 584 parking spaces currently provided on the site is more than adequate for the mix of uses on the property and supports the applicants request for a parking waiver of 37 parking spaces. A waiver is herein request for this site. Please refer to the Shared Parking Study included with this request for additional information. Please note that the waiver being requested is consistent with the amount of parking provided on the proposed site plan. However, as the Village currently calculates parking for these types of shopping centers on a per use basis, it can be anticipated that over time uses and /or tenants will change within the center. This methodology is different than many other jurisdictions that use a blended rate to calculate parking for mixed use centers. The aoDlicant is reauestina consideration that a condition of approval be crafted during the review process that would allow for a maximum amount of restaurant space be used as a trigger prior to any new parking study being required Attachments - Crystal Cove Commons CPUD Page 20 of the applicant. This would avoid unnecessary review as tenants potentially change over time from retail to restaurant and vice versa. Based on input from the engineer, we would propose the following condition: No more than a total of 20,500 square feet of restaurant patron area square footage, inclusive of outdoor dining area, may be permitted the issuance of business tax receipts at any given time without the waiver request being submitted and approved by the Village Council. The engineer has arrived at this figure by factoring in employees via the employee to patron area ratio utilized for the site plan parking calculations. Commercial Planned Unit Development (CPUD) Per the Village's code, the following items will be considered as part of the Planning Commission's review of the project and are addressed below: 1. The proposed use or uses shall be of such location, size and character as to be in harmony with the appropriate and orderly development of the zoning district in which situated and shall not be detrimental to the orderly development of adjacent zoning districts. Response: The request does not propose to introduce any uses to the site that are not already located within the commercial development and that have historically existed in the project without creating negative impacts to the surrounding communities. In fact, it is the applicant's position that the renovation of the center and introduction of new permitted uses /businesses into the center will benefit the surrounding communities. 2.The location and size of the proposed use or uses, the nature and intensity of the principal use and all accessory uses, the site layout and its relation to streets giving access to it, shall be such that traffic to and from the use or uses, and the assembly of persons in connection therewith, will not be hazardous or inconvenient to the neighborhood nor conflict with the normal traffic of the neighborhood. In applying this standard, the commission shall consider, among other things: convenient routes for pedestrian traffic, particularly of children; the relationship of the proposed project to main traffic thoroughfares and to street and road intersections; and, the general character and intensity of the existing and potential development of the neighborhood. In addition, where appropriate, the commission shall determine that noise, vibration, odor, light, glare, heat, electromagnetic or radioactive radiation, or other external effects, from any source whatsoever which is connected with the proposed use, will not have a detrimental effect upon neighboring property or the neighboring area in general. Response: The proposal does not include any revisions to the existing access point locations into the center. However, the parking area to the north of the main entry from US Highway 1 will be reconfigured to provide a longer queue /stacking distance from the roadway and provide for a safer Attachments - Crystal Cove Commons CPUD Page 21 ingress into the site. In regard to external effects from the various sources outlined above, again the center is existing and the majority of the parking area is located on the US Highway 1 side of the property or internal to the garage, with minimal impact from any of these sources on the surrounding community noted over time. Any replacement lighting will also be required to comply with today's code and would most likely be an improvement over the existing outdated fixtures currently on site. Finally, the site plan now includes a pedestrian connection to the US Highway 1 sidewalk in the northeast portion of the site, as suggested by the Planning Commission. 3. The location and height of buildings, the location, nature and height of walls and fences, and the nature and extent of landscaping of the site shall be such that they will not hinder or discourage the proper development and use of adjacent land and buildings nor impair the value thereof. Response: No changes to the locations of the buildings are proposed as part of the center's renovation. There are tower locations being proposed within the center, however, they are only proposed to provide architectural interest and do not create any new square footage above that already existing on site. The landscape proposed will not hinder the development and has been supplemented with this resubmittal in response to staff input, including adding plant material along the Golfview Road frontage. 4. The standards of density and required open space in the proposed project are at least equal to those required by this ordinance in the zoning district in which the proposed project is to be located. Response: Pursuant to the survey submitted herewith, the total site area is 341,080 square feet with 136,432 square feet of existing GFA, which equates to a floor area ration (FAR) of 40 %. Village staff has indicated that this existing non - conformity to the maximum FAR of 35% is not permitted to be increased and this request is consistent with that requirement as no new square footage is being proposed. The site is conforming to the maximum building coverage limitation of 35% at the existing 23 %. 5. There shall be no uses within the proposed project which are not permitted uses in the zoning district in which the proposed project is to be located Response: All existing and proposed uses are permitted under the Village's zoning code. Landscape and Waivers Request The Crystal Cove Commons property has many physical challenges related to the orientation of the property and the existing buildings. The site is located on the west side of U.S. Hwy #1 and is on a curved segment of the road. The site is also at a lower Attachments - Crystal Cove Commons CPUD Page 22 elevation of the road, which makes it appear "sunken" when perceived from traveling the U.S. Hwy #1 corridor. The property is also partially "blocked" from views from the intersection of McLaren Road and US 1 due to the existing office building located to the north -east of the center. The shape of the building, particularly at the north end, results in hidden tenants, with limited exposure to passersby traffic on U.S. Highway #1. Further encumbrances on the property include the existing underground, and above ground utility line infrastructure. The above factors combined have created a condition of poor visibility and identification of tenancy. It is very difficult to understand or see who is located in this development. The factors of the speed of travel, curvature of the road and existing landscape and site conditions, provide for limited sight lines into the site. The goal of the landscape (and signage revitalization program) is to create better visibility to the architecture, and to enhance the various outdoor seating and public spaces of the project with new lush landscaping, and create a branding for the development which will result in sustaining viable businesses within the center. Existing Live Oak trees in the small east parking lot islands obscure the visibility to the building from U.S. Highway #1. Most of these Live Oak trees are in poor condition, as they have been "hat- racked" due to the light needed from the light poles. These poles exist in between the two (2) Live Oak trees in the islands. Additionally, these Live Oaks were planted in very small parking islands, and have not grown properly. Due to the constrained and stressed conditions, these Live Oak trees are not aesthetically pleasing. The removal of these Live Oaks and replacement with Royal Palms will allow these palms' frond canopies to be above the architectural sign band to allow visibility under them and cure the conflict with site lighting. Unlike the Live Oak trees, the use of the Royal palms will increase the safety of the pedestrian areas by not impacting lighting. By allowing the waiver for the increased use of 60% of palms, this eastern area of the site will have improved visibility and lighting for safety and promote a 'Florida' feel for the development. As mentioned above, additional trees were added to the site plan with this resubmittal and resulted in the previously requested waiver being reduced from 75% to 60 %. The existing condition of Sabal Palms within the buffer is preferred to be kept by the Owner. Since these palms are mature, they provide shade for pedestrians along U.S. #1, and provide for a clear trunk area for visibility into the site. FPL's overhead power transmission lines limit new planting in this area to small bushy trees that would not provide the shade of the existing Sabal palms, and would block visibility into the site. Keeping the existing Sabal Palms, and trimming the heads would result in the best community serving design. This approach will not negatively impact the existing utilities in this area, but does result in the proposed waiver for Sabal Palms in the buffer, as opposed to trees. This also allows for the existing shade from the palms for pedestrians on the US Highway #1 sidewalk, and avoids damage to the existing infrastructure. This predominant use of palm trees in the revitalization landscape plan is proposed to create a design yielding high aesthetics and improved visibility throughout the property. The use of specimen Royal Palms in the east parking lot, and Montgomery Palms along the building frontage will provide the formal landscape design befitting Crystal Cove Common's prominent frontage along the U.S. Highway #1 streetscape. The use of the Royal Palms will enable visibility from U.S. Hwy #1 to the architecture and tenants. The proposed design of utilizing 60% palms, versus the code Attachments - Crystal Cove Commons CPUD Page 23 allowed 50 %, will allow the design of a more tropical aesthetic, and an environment that allows greater visibility into the property from U.S. Hwy 1. The use of these palms will also open up and enable better internal views within the property. A Landscape plan is included in this request which provides landscape updates and enhancements to improve the visual quality of the fully developed site. The following landscape waivers have been included in the request to allow relief from the Village Code as follows: # CODE SECTION REQUIREMENT PROPOSED WAIVER JUSTIFICATION* 1. SECTION 45 -33. E 621 584 37 SEE SHARED PARKING — PARKING STUDY PREPARED BY SIMMONS & WHITE AND JUSTIFICATION STATEMENT 2. SECTION 27- 62(B.) PALMS ARE LIMITED TO ALLOW - ALLOW A TEN SITE IS FULLY (4.) FIFTY (50) PERCENT IN SIXTY (60) (10) PERCENT DEVELOPED; THE WIDTH PLACE OF THE REQUIRED PERCENT OF INCREASE OF OF THE EXISTING ISLANDS SHADE TREES THE PALMS IN WILL NOT SUPPORT REQUIRED PLACE OF THE CANOPY TREES; THE EXISTING ON SITE: 156 SHADE REQUIRED EXISTING UTILITIES AND PALMS= 52 TREES; TREES TO BE SHADE TREES SITE LIGHTING ON THE 52/85 TOTAL TREES= 62% PALMS SITE RESTRICT THE TYPE OF REQUIRED SHADE AND SIZE OF TREES THAT TREES ARE PALM TREES CAN BE UTILIZED. 3 SECTION 27 -65(A) FIFTY -FOUR (54) TREES FORTY -FOUR TEN(10)TREES SITE IS FULLY REQUIRED FOR THE TOTAL (44) TREES DEVELOPED; THE WIDTH REQUIRED LANDSCAPE OF THE EXISTING ISLANDS AREA OF 5316 SF (1 WILL NOT SUPPORT TREE /100 SF CANOPY TREES; THE REQUIRED INTERIOR EXISTING UTILITIES AND LANDSCAPE AREA) SITE LIGHTING ON THE AND EACH SEPARATE A MINIMUM ONE (1) FOOT SITE RESTRICT THE TYPE LANDSCAPE AREA SHALL DIMENSION DECREASE TO AND SIZE OF TREES THAT CONTAIN A MINIMUM OF OF AT LEAST THE MINIMUM CAN BE UTILIZED FIFTY (50) SQUARE FEET FOUR (4) WIDTH AND SHALL HAVE A FEET DIMENSION MINIMUM DIMENSION OF AT LEAST FIVE (5) FEET EXISTING ON SITE: FOURTY -FIVE (45) TREES PROVIDED MINIMUM DIMENSION OF FOUR (4) FEET FOR PLANINTING AREAS • See justification statement for additional information Signage and Waivers requested There is no current signage program for the Crystal Tree Plaza. Past signage has been allowed individually with no real guide other than the Village Sign Code requirements. A Master Sign Program has been included with this request to establish guidelines for all future signage. The Master Sign Program will act as the regulatory framework for all future signage for the project. Where the Sign Program is silent, signs will be required to be consistent with the Village Sign Code requirements. Attachments - Crystal Cove Commons CPUD Page 24 In regards to the new raised wall sign type being proposed, no waiver has been requested as the applicant proposes that it is a completely new type of sign. These types of signs are proposed in only two areas of the in -line building. The Crystal Cove Commons property consists of multiple buildings with heights of one (1) to four (4) stories. The southern portion of the property is mostly one story, and the northern portion has the taller portion of the building with up to four stories. Since the property is unique in its site plan (with the multiple floors visible from multiple locations), the "raised wall signs" have the architectural massing of the existing pitched roof areas, and the multi -story building in the background visible in certain perspectives which results in them appearing to be attached to building fagade from certain perspectives. For example, someone traveling north along U.S. Hwy #1 in a vehicle, will have visibility to the two "raised wall sign" locations that are proposed. The multi -story building massing is visible behind where the signs are proposed. See attached photos from a vehicle traveling north on U.S.HWY #1. As the photos depict, the roofed areas of the one -story building, and portions of the four -story building would be visible behind the "raised wall signs ", giving the appearance of the sign being located on a building fagade, not above the roof line. Please see attached series of photos that show building massing behind the proposed sign locations. The design intent of the "Raised Wall Signs" is to create a very special ambiance at only two (2) specific locations. These areas are envisioned as revitalized outdoor dining spaces, and the sculptural aspect of the free - standing signage letters is a large part of the design and envisioned sense of place. Since these are only occurring at two (2) locations, and because of the building's multiple floors, these "raised wall signs" would not be received visually as would typical roof signs. Thus, with the provision of the proposed locations of the signs and the perception of the continuity of the building fagade behind the signs, they are materially different than typically proposed signs that meet your code's definition of roof signs. If any change to this is desired in the future, the Owner would need to revise the Master Signage Program through a CPUD amendment and full public hearing process. Sign waivers have been included to implement the Master Sign Plan for the Crystal Tree Plaza as follows: Attachments - Crystal Cove Commons CPUD Page 25 1 SIGN TYPE 1A A GROUND SIGN MAY DEPICT UP GROUND SIGNS TO DEPICT FIVE (5) TENANTS OR SECTION 6 -115 (B.) (6.) TO FIVE (5) TENANTS OR TWELVE (10) TENANTS OR OCCUPANTS ON GROUND OCCUPANTS OF THE PROJECT OCCUPANTS OF THE SIGNS DEVELOPMENT 2 SIGN TYPE 1A ONE (1) GROUND SIGN PER TWO (2) GROUND SIGNS ALONG ONE (1) GROUND SIGN ALONG SECTION 6 -115 (C.) (1.) B. PARCEL RIGHT -OF -WAY US HIGHWAY 1 FRONTAGE; US HIGHWAY 1 FRONTAGE; FRONTAGE; SIGN HEIGHT MAXIMUM OF EIGHT SIGN HEIGHT OF SIXTEEN (16) EIGHT (8) FEET; (8) FEET; FEET MAXIMUM; SIGN FACE AREA MAXIMUM OF SIGN FACE AREA MAXIMUM OF one hundred - twenty -four (124) THIRTY -SIX (36) SQUARE FEET. one hundred -sixty (160) SQUARE SQUARE FEET. FEET Attachments - Crystal Cove Commons CPUD Page 25 The requested sign waivers are a result of the aforementioned visibility issues outlined in regard to the proposed landscape design section. Roadway speed, configuration and elevation, combine with the visibility issues associated with the existing office building at the corner of the intersection of US 1 and McLaren all also impact the project signage. The applicant is proposing a consistent font, color and size specific signage design program, while still allowing flexibility for users a Federally Registered Trademark to utilize their approved color program. Waivers 1 & 2: The waivers associated with the Commercial Free Standing Project Identification Sign will allow for one additional sign along US Hwy. 1 in the north portion of the site so that motorists can identify the center traveling south, within sufficient time to enter the main entry into the site via accessing the turn lane. This sign will comply with code requirements. The waivers for additional panel areas and increased size will allow for tenant signage of sufficient size to more easily identify specific uses and applies to the main entry sign type 1A. The height of 16 feet, reduction to 10 tenant Attachments - Crystal Cove Commons CPUD Page 26 SIGN TYPE 2 SIGN FACE AREA MAXIMUM OF SIGN FACE AREA MAXIMUM OF TWENTY -FOUR (24SQUARE SECTION 6 -115 (C.) (1.) B. THIRTY -SIX (36) SQUARE FEET SIXTY (60) SQUARE FEET FEET 3 SIGN TYPE 5 MAXIMUM MOUNTING HEIGHT OF MAXIMUM MOUNTING HEIGHT OF TWELVE (12) FEET. SECTION 6 -115 (C.) (2.) A. A BUILDING WALL SIGN SHALL BE A BUILDING WALL SIGN SHALL BE EIGHTEEN (18) FEET, EXCEPT THIRTY (30) FEET, THAT ON A BUILDING OF MORE THAN TWO (2) STORIES, A SINGLE BUILDING WALL SIGN IS ALLOWED ABOVE EIGHTEEN (18 FEET FACING EACH PUBLIC STREET FRONTAGE 4 SIGN TYPE 5 ONE (1) PERMANENT ACCESSORY THREE (3) PERANENT TWO (2) PERMANENT SECTION 6 -115 (C.) (2.) B. BUILDING WALL IDENTIFICATION ACCESSORY BUILDING WALL ACCESSORY BUILDING WALL SIGN FACING EACH PUBLIC IDENTIFICATION SIGN FACING US IDENTIFICATION SIGNS STREET FRONTAGE ON THE HIGHWAY 1 ON THE PRINCIPLE PRINCIPLE BUILDING IN WHICH BUILDING IN WHICH THE THE COMPLEX IS LOCATED; COMPLEX IS LOCATED; NOT TO EXCEED A SIGN AREA OF EACH SIGN NOT TO EXCEED A TWENTY (20) SQUARE FEET. TWENTY (20) SQUARE FEET. SIGN AREA OF FORTY (40) SQUARE FEET. 5 SIGN TYPE 3 ONE (1) PARKING AREA ONE (1) PARKING AREA ONE (1) PARKING AREA SECTION 6 -115 (D.) DIRECTIONAL SIGN MAY BE DIRECTIONAL SIGN INTERIOR TO DIRECTIONAL SIGN INTERIOR ERECTED AT EACH POINT OF THE SITE; TO THE SITE; INGRESS AND EGRESS TO A PARKING LOT OR PARKING AREA; SUCH SIGNS SHALL NOT EXCEED SUCH SIGNS SHALL NOT EXCEED THIRTEEN (13) SQUARE FEET; TWO (2) SQUARE FEET IN FIFTEEN (15) SQUARE FEET IN BACKGROUND AREA; BACKGROUND AREA; NOR EXCEED THREE (3) FEET IN NOR EXCEED FIVE (5) FEET IN TWO (2) FEET. HEIGHT. HEIGHT. 6 SIGN TYPE 1A, 1 B, 2, 3 ALL GROUND SIGNS SHALL BE ALL GROUND SIGNS SHALL BE THREE (3) FEET. SECTION 6 -117 (D.) (4) ERECTED WITHIN LANDSCAPED ERECTED WITHIN LANDSCAPED AREA. MINIMUM DISTANCE FROM AREA. MINIMUM DISTANCE FROM THE EDGE OF THE LANDSCAPED THE EDGE OF THE LANDSCAPED AREA TO THE SIGN BASE SHALL AREA TO THE SIGN BASE SHALL BE THREE (3) FEET; BE ZERO (0) FEET. The requested sign waivers are a result of the aforementioned visibility issues outlined in regard to the proposed landscape design section. Roadway speed, configuration and elevation, combine with the visibility issues associated with the existing office building at the corner of the intersection of US 1 and McLaren all also impact the project signage. The applicant is proposing a consistent font, color and size specific signage design program, while still allowing flexibility for users a Federally Registered Trademark to utilize their approved color program. Waivers 1 & 2: The waivers associated with the Commercial Free Standing Project Identification Sign will allow for one additional sign along US Hwy. 1 in the north portion of the site so that motorists can identify the center traveling south, within sufficient time to enter the main entry into the site via accessing the turn lane. This sign will comply with code requirements. The waivers for additional panel areas and increased size will allow for tenant signage of sufficient size to more easily identify specific uses and applies to the main entry sign type 1A. The height of 16 feet, reduction to 10 tenant Attachments - Crystal Cove Commons CPUD Page 26 panels and overall maximum sign face area of one hundred and sixty (160) square feet is a result of the applicant complying with suggestions made by the Planning Commission. This waiver to Sign Type 2 applies to allow the interior freestanding sign proposed along the existing fountain wall at the terminus of the main entry drive to exceed sign face area limitations will utilize an existing architectural feature to create a unique branding focal point as patrons enter the site. Waiver 3: This waiver will allow for tenant signage to be located on the new architectural towers, as well as on the wall facades at a height sufficient to accommodate the code permitted amount of signage. The concern with the height of the typical wall signage is that the areas of the facades available above awnings and proposed accessory structures /architectural elements limit the amount of area below 18'. These areas are far below the 30' allowance requested for the tower signs. Waiver 4: This waiver will allow for two additional project identification signs along the US 1 frontage in a size that will allow for adequate visibility from the roadway. However, one of the signs is located mostly interior to the site at the north end of the interior spaces and is not anticipated to be easily visible from the road, but rather provide a project branding interior to the project. The two signs that would be visible from US 1 are located at the north and south portion of the existing building. Again, the curvature of the road will allow the first sign to be visible prior to the main entry drive, and the southern sign will be visible to vehicles traveling north on US 1. These signs will aid in branding the site and promote the center as a more destination oriented venue. Waiver 5: This waiver request one (1) directional sign interior to the site and that the sign type be of sufficient size to provide adequate wayfinding direction. The sign is located interior to the site north of the entry and will not be easily visible from US 1. Waiver 6: The main focus of this waiver applies to the Pedestrian Directory Signs (Sign Type 3) in regard to the requested zero amount of landscape area provided. This is due to the fact the two (2) locations for these signs are in hardscaped pedestrian areas where providing for plantings would be problematic. However, the waver does also apply in some level to the Parking Area Directional Signs, and the free - standing ground signs along the rights of ways. This is a result of the combination of the existing island widths and drive aisles within the center creating limited areas available for planting /setback from edge of curb. Overall, the majority of these areas do have landscape around the base of the signs (with the exception of the Pedestrian Signs). Additional Concerns The Village Staff advised that there had been concerns regarding Parking structure regarding the structure, drainage and emergency access. The current property owner just recently obtained the ownership of the site this past fall and advises that the Property Inspection Report received did not find any concerns with the building elements including the structure or drainage on the site. Upon receiving word regarding the matter of water collecting on the floor of the garage area after a heavy rainfall, the ownership is having a mechanical engineer review the sump pump area. They will be reviewing both the number and capacity of the pumps that are currently serving the parking garage and related areas. Attachments - Crystal Cove Commons CPUD Page 27 Additionally, in regard to emergency access to the parking garage, paramedic type vehicles will be able to access the rear part of the site through the valet lane next to Cod & Capers restaurant, and have essentially a 360- degree access around the perimeter of the office building areas. Large fire engines will be able to access the rear part of the site along Golfview Road near the rear office entry, which is immediately next to the parking garage entry at the northeast side of the building Conclusion On behalf of Pearland RJR, LLC., Urban Design Kilday Studios respectfully requests favorable review and consideration of this request. The project managers at Urban Design Kilday Studios are Joni Brinkman, Jan Polson and Nick Mihelich. Please feel free to contact either of these project representatives with any questions or for additional information in support of these applications. Attachments - Crystal Cove Commons CPUD Page 28 ATTACHMENT C: Planned Development Standards Sec. 45 -35.1. - Planned unit development. I. Statement of intent. A. The intent of this section is to provide, in the case of a commercial planned unit development consisting of one (1.0) or more acres, in the case of an industrial planned unit development consisting of one (1.0) or more acres, and in the case of a residential planned unit development of five (5) or more acres, an added degree of flexibility in the placement and interrelationship of the buildings and uses within the planned unit development, together with the implementation of new design concepts. At the same time the intensity of land use, density of population and amounts of light, air, access and required open space will be maintained for the zoning district in which the proposed project is to be located. The village council hereby determines that the regulations pertaining to intensity of land use, density of population and required open space are the minimum requirements for the protection and promotion of the public health, safety and general welfare. Nothing herein should be construed as allowing deviation for uses other than those specified as permitted uses, nor any greater intensity of use or density of population nor any less required open space than that which is specified in the this chapter for the zoning district in which a proposed project is located. B. Subject to the foregoing statement of intent, the village council may, in the case of commercial, industrial and residential planned unit developments, allow for minor modification of the provisions of this chapter or other land development regulations in accordance with the procedure set forth in subsections II, III, IV and V. II. Filing of application. A. Any person may file an application with the village council for minor modifications of the provisions of this chapter. This application shall contain at least the following: 1. All application and review procedures shall comply with section 21 -12, Changes to zoning ordinances and section 45 -49, Application for rezoning, of this Code. 2. A statement listing and fully explaining the specific modifications of the provisions of this chapter 45 which are desired, as well as the purposes for which the modifications are intended. 3. All application procedures for residential planned unit developments shall be as required by the subdivision provisions of this Code. 4. Compliance with the village comprehensive plan is required. 5. Land covered by the development plan shall be platted concurrently with final approval of the development plan. 6. The fee for filing an application for a planned unit development shall be established in the master fee scheduled adopted annually as part of the village budget. 7. The final approved development plan shall include the plat drawings and necessary submittals demonstrating acceptability of all factors and standards evaluated in subsection IV(A). 8. All dwelling unit sizes, parking criteria and building site coverage must meet the requirements of the zoning code for each type of proposed use. Exception: applicants for assisted living facilities may, when accompanied by a justification statement, apply for relief from the off - street parking and minimum dwelling unit size requirements. Attachments - Crystal Cove Commons CPUD Page 29 9. All land included for the purpose of development within a planned unit development shall be owned or under the unified control of the applicant for such zoning designation, whether the applicant is an individual, partnership, corporation, trust or group of individuals, partnerships, trusts or corporations. The applicant shall present satisfactory evidence of the unified control of the entire area by applicant within the proposed planned unit development and shall state agreement that, if he proceeds with the proposed development, he will: a. Do so in accordance with the officially approved development plan and such other conditions or modifications as may be attached to the conditional use. b. Provide agreements, covenants, contracts, deed restrictions or sureties acceptable to the village council, both for completion of the undertaking in accordance with the adopted development plan, and also for the continuing operation and maintenance of areas, functions and facilities which the plan shows are not to be operated or maintained at general public expense. c. Bind his development successors in title to any commitments made under subsections a. and b., preceding. 10. Any tract of land for which a planned unit development is made shall contain sufficient width, depth and frontage on a public dedicated arterial or major street or appropriate access which will accommodate the proposed use and design. 11. In the event any building or structure built under this section is destroyed or removed by or for any cause, said building or structure, if replaced, shall be replaced with a building or structure of similar size and type not exceeding the dimensions of the original building or structure. The developer shall include the appropriate deed restrictions and /or covenants so as to require replacement as outlined above. III. Referral to planning commission. The village council shall refer each application for a planned unit development to the planning commission for study and recommendation. IV. Action of planning committee [commission.] A. After a study of an application for a planned unit development and the required public hearing, the planning commission shall make a recommendation to the village council to approve, approve as modified, or reject the application based upon the following standards: 1. The proposed use or uses shall be of such location, size and character as to be in harmony with the appropriate and orderly development of the zoning district in which situated and shall not be detrimental to the orderly development of adjacent zoning districts. 2. The location and size of the proposed use or uses, the nature and intensity of the principal use and all accessory uses, the site layout and its relation to streets giving access to it, shall be such that traffic to and from the use or uses, and the assembly of persons in connection therewith, will not be hazardous or inconvenient to the neighborhood nor conflict with the normal traffic of the neighborhood. In applying this standard, the commission shall consider, among other things: convenient routes for pedestrian traffic, particularly of children; the relationship of the proposed project to main traffic thoroughfares and to street and road intersections; and, the general character and intensity of the existing and potential development of the neighborhood. In addition, where appropriate, the commission shall determine that noise, vibration, odor, light, glare, heat, electromagnetic or radioactive radiation, or other external effects, from any source whatsoever which is connected with the proposed use, will not have a detrimental effect upon neighboring property or the neighboring area in general. Attachments - Crystal Cove Commons CPUD Page 30 3. The location and height of buildings, the location, nature and height of walls and fences, and the nature and extent of landscaping of the site shall be such that they will not hinder or discourage the proper development and use of adjacent land and buildings nor impair the value thereof. 4. The standards of density and required open space in the proposed project are at least equal to those required by this ordinance in the zoning district in which the proposed project is to be located. 5. There shall be no uses within the proposed project which are not permitted uses in the zoning district in which the proposed project is to be located. Exception: A mixed use occupancy may be allowed if the existing zoning district usage is commercial. The mixed usage occupancy shall only be residential and mercantile or residential and business. B. The commission may recommend such changes or modifications in the proposed plan as are needed to achieve conformity to the standards as herein specified. The reasons for the changes or modifications shall be included in the recommendation. C. The commission shall not recommend the project unless it finds that all of the standards as herein specified have been met. If there are minor modifications to the provisions of this chapter, the commission may recommend its approval at the same time. It shall also, where it deems appropriate and necessary, recommend to the village council those conditions to be imposed upon the project, its operation, or both, that are needed to assure adherence to the aforesaid standards. V. Action of village council. The village council, upon the receipt from the planning commission of the report on the planned unit development and the minor modifications to the provisions of this chapter may, after the required public hearing, approve or reject such project and modifications, incorporating with an approval such conditions as the council deems appropriate. The approval shall be by ordinance. VI. Effect of approval of village council. The approval of the application by the village council shall allow the building official to issue a building permit in conformity with the application as approved. This permit shall specify with particularity the exact modifications to the provisions of this chapter which have been approved. The holder of this permit may then proceed with his project in conformity with said permit. No deviations from the conditions of the permit shall be allowed except those which shall be in conformity with the basic provisions of this ordinance as they apply to the zoning district in which the project is located. VII. Public notice. Public notice of all hearings conducted in accordance with this section shall be provided as required by section 21 -3 of the village Code. (Ord. No. 23 -79, § 1, 10- 25 -79; Ord. No. 16 -87, § 1, 10- 22 -87; Ord. No. 2006 -05, § 1, 4- 13 -06; Ord. No. 2009 -16, § 6, 11- 12 -09; Ord. No. 2011 -10, § 2, 5- 26 -11; Ord. No. 2014 -09, § 14, 9 -25- 14; Ord. No. 2015 -10, § 4, 6- 11 -15) Attachments - Crystal Cove Commons CPUD Page 31 Attachment D: Correspondence Nothing has been received to date Attachments - Crystal Cove Commons CPUD Page 32 Attachment E: Applicant's Plans & Supporting Documentation Revised Submittal April 20, 2017 • Architectural Elevations & Drawing • Color Renderings • Site Plan • Landscape Plan • Master Sign Plan /Concept • Survey • Parking Study Attachments - Crystal Cove Commons CPUD Page 33