6C2a_Ord 2017-09 Crystal Cove Commons_Memo, Ord, Staff ReportVILLAGE OF NORTH PALM BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
TO: Honorable Mayor and Council
THRU: Andrew D. Lukasik, Village Manager
FROM: Denise Malone, Community Development Director
DATE: June 22, 2017
SUBJECT: ORDINANCE 2nd Reading — Crystal Cove Commons (1201 US Highway 1) request
for a Commercial Planned Unit Development with waivers, and Site Plan
approval.
The Village Administration has received a request from 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 nine (9) waivers for landscaping, outdoor seating, signage
and parking; and (2) approval of a Site Plan and associated Landscape Plan and Master Sign Plan. 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, fagade, landscaping and signage modifications to the existing
136,432 sf commercial plaza. Analysis of the nine (9) waivers for parking, landscaping, outdoor
seating and signage are included in the attached staff report. The one (1) parking and two (2)
landscaping waivers are primarily requested due to existing site conditions with minor differences
from the site's existing/built condition. The six (6) sign waivers are primarily being requested to
implement the applicant's proposed master sign concept plan. The Master Sign Plan 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 lessees; the desirability of signs being mounted above the
roof line; the plans do not 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, which are identified on page 3 of the
staff report. :
Village Council Workshop: On May 11, 2017, Village Council held a workshop on the proposed
request. The Council discussion included comments that were generally in favor of the project as
presented at the workshop with desired reductions to the signage (especially to the central monument
sign), placement of the parking directional sign, and a desire for greening of the front parking area with
consideration of the reduction of parking spaces in that parking lot to increase the landscape area.
Village Council Meeting (First Reading): On June 8, 2017, Village Council held first reading on the
proposed request. The Council discussion included comments that were generally in favor of the
project as presented with reduction to the overall lighting of the plaza to limit impact on adjacent
residential and to not distract drivers. Council supported the applicant's concept to add 4 diamond tree
planters as a method to add landscaping material to the front parking area without reducing the number
of parking spaces. Council desired an additional reduction in the width of the center monument sign to
at least 10 ft and supported the specialty tenant signs with no logo or nationally branded signage
permitted. Council unanimously (3-0) approved the PUD Ordinance with staff recommended
conditions on first reading.
The June 9, 2017 submittal included modifications to the landscape plan to add 4 tree planters to the
front parking area and a revised photometric plan showing a reduction in the overall lighting of the
property as discussed by Council at the June 8th meeting (See Attachment D, Staff Report). The
previously submitted a civil plan for the proposed outdoor seating area was approved by the Village
Engineer. The Master Sign Plan was also updated to reflect most of Council's direction and staff s
recommendations. Staff has proposed conditions of approval for the signage to rectify any minor
discrepancies and clarify signage requirements, which would require the applicant to update sign plan
for consistency with said conditions prior to first building permit.
Staff is recommending approval of the proposed project with the conditions identified in the staff
report on pages 18-19.
There is no fiscal impact.
Contact person: Denise Malone, Community Development
Recommendation:
Village Administration seeks Council's decision on the attached applications 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 for the second and final reading of the proposed ordinance.
Village Administration is recommending approval of the subject request with conditions.
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ORDINANCE NO. 2017-09
AN ORDINANCE OF THE VILLAGE COUNCIL OF THE VILLAGE OF
NORTH PALM BEACH, FLORIDA, CREATING THE CRYSTAL COVE
COMMONS COMMERCIAL PLANNED UNIT DEVELOPMENT ON
APPROXIMATELY 7.86 ACRES OF REAL PROPERTY LOCATED AT THE
NORTHWEST CORNER OF LAKESHORE DRIVE AND U.S. HIGHWAY ONE
CURRENTLY KNOWN AS CRYSTAL TREE PLAZA AND AS MORE
PARTICULARLY DESCRIBED HEREIN; PROVIDING FOR THE
DEVELOPMENT OF THE PROPERTY IN ACCORDANCE WITH THE
PLANS, SPECIFICATIONS, WAIVERS AND CONDITIONS REFERENCED
IN THIS ORDINANCE; PROVIDING PROCEDURES FOR FUTURE
MODIFICATIONS; PROVIDING FOR CONFLICTS; PROVIDING FOR
SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Urban Design Kilday Studios, agent, on behalf of Pearland RJR, LLC and
1201 US Highway 1, LLC, property owners (collectively "Applicant"), filed an application for
approval of a Commercial Planned Unit Development ("CPUD") pursuant to Section 45-35.1 of
the Village Code of Ordinances on a parcel of property totaling approximately 7.86 acres located
at the northwest corner of Lakeshore Drive and U.S. Highway One, as more particularly
described herein ("Property"); and
WHEREAS, the Property is within the Village's C-1 (Neighborhood Commercial) Zoning District
and has a future land designation of Commercial; and
WHEREAS, the Applicant is seeking to obtain approval of a CPUD and a site plan in order to
construct exterior improvements to the existing 136,432 square foot commercial plaza, including
changes to parking, the facade, landscaping and signage; and
WHEREAS, on April 4, 2017, the Village Planning Commission conducted a public hearing on
the CPUD application and recommended approval subject to conditions; and
WHEREAS, the Village Council determines that the CPUD application is consistent with the
Village's Comprehensive Plan and meets each of the applicable requirements set forth in
Section 45-35.1 of the Village Code of Ordinances; and
WHEREAS, the Village Council wishes to approve the creation of the Crystal Cove Commons
CPUD in accordance with the plans and specifications submitted by the Applicant, subject to the
approved modifications or "waivers" to the Village's land development regulations and the
conditions set forth herein; and
WHEREAS, the Village Council determines that approval of this Ordinance is in the best
interests of the residents and citizens of the Village of North Palm Beach.
NOW, THEREFORE, BE IT ORDAINED BY THE VILLAGE COUNCIL OF THE VILLAGE
OF NORTH PALM BEACH, FLORIDA as follows:
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Section 1. The foregoing recitals are ratified as true and correct and are incorporated herein.
Section 2. The Village Council hereby creates the Crystal Cove Commons Commercial
Planned Unit Development ("CPUD") on a parcel of real property totaling approximately
7.86 acres located at the northwest corner of Lakeshore Drive and U.S. Highway One
(currently known as Crystal Tree Plaza), as more particularly described in Exhibit "A" attached
hereto and incorporated herein by reference.
Section 3. The Applicant shall develop the CPUD in accordance with the most current
version of the following plans and specifications on file with the Village's Community
Development Department:
A. Site Plan prepared by Urban Design Kilday Studios dated April 20, 2017 (last revised on
June 12, 2017) and consisting of one page (SP -1);
B. Exterior Improvements Plan prepared by Burton Hersh, P.A. dated March 6, 2017
(excluding the site plan) and consisting of a one page cover sheet (A-000), fifteen pages
of floor plans (A-201 through A-215), ten pages of elevations (A-401 through A-410) —
including a revised west elevation (A-410) and one page of wall sections (A-601);
C. Landscape Plans prepared by Urban Design Kilday Studios dated March 14, 2017
(last revised on June 12, 2017) and consisting of seven pages (LP -1 through LP -7);
D. Master Sign Program resubmitted on June 9, 2017 prepared by Urban Design Kilday Studios
consisting of fifteen pages; and
E. Material Sample Board & Renderings prepared by Burton Hersh, P.A. dated February 22, 2017
and consisting of three pages; and
F. Outdoor Seating Addition Conceptual Drainage Plan prepared by Simmons and White
last revised on May 30, 2017 and consisting of one page; and
G. Photometric Plan prepared by Lighting Dynamics, Inc. dated May 18, 2017 (last revised
on June 9, 2017) and consisting of one page (L-1).
Section 4. In approving the CPUD, the Village Council hereby grants the following
modifications or "waivers" from the requirements of the Village's land development regulations:
Parking Waiver:
A. A waiver from Section 45-33(E) of the Village Code of Ordinances to provide for a total
of five hundred and eight -four (584) parking spaces. The Code requires six hundred and
twenty-one (621) parking spaces.
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Landscaping Waivers:
B. A waiver from Section 27-62(b) of the Village Code of Ordinances to allow sixty percent
(60%) of the required shade trees to be palm trees. The Code limits palm trees to fifty
percent (50%) of the required shade trees.
C. A waiver from Section 27-65(a) of the Village Code of Ordinances to provide forty-four
(44) trees in the interior landscape area and reduce the minimum width dimension of each
landscape area to three feet eight inches (3'8"). The Code requires fifty-four (54) trees in
the interior landscape area and the minimum width dimension of each landscape area to
be five feet (5').
Sign Waivers:
D. A waiver from Section 6-115(B)(6) of the Village Code of Ordinances to allow a
centrally located ground sign to depict ten (10) tenants or occupants. The Code limits the
number of occupants on a ground sign to five (5). (Sign Type IA)
E. A waiver from Section 6-115(B)(6) of the Village Code of Ordinances to allow a sign
height of twelve (12) feet for the center ground sign and sign face area of one hundred
(100) feet. The Code limits the height to eight (8) feet and limits the sign face area to
thirty-six (36) feet. (Sign Type 1A).
F. A waiver from Section 6-115(C)(2)a of the Village Code of Ordinances to increase the
maximum building wall sign mounting height to thirty (30) feet. The Code limits the
mounting height to eighteen (18) feet. (Sign Types 4A, 4B, 5).
G. A waiver from Section 6-115(C)(2)b of the Village Code of Ordinances to allow four (4)
permanent accessory building wall identification signs facing U.S. Highway One on the
principal building and a sign area of forty (40) feet. The Code allows one (1) permanent
accessory building wall identification sign and limits the sign area to twenty (20) feet.
(Sign Types 3, 4C).
H. A waiver from Section 6-117(D)(4) of the Village Code of Ordinances to eliminate the
distance requirement between the edge of the landscaped area and the sign base. The
Code requires a minimum distance of three (3) feet from the edge of the landscaped area
to the sign base. (Sign Types 1B, 2).
I. A waiver from Section 45-36(Q)(3)i of the Village Code of Ordinances to allow
permanent and accessory structures (including awnings, tables, chairs, umbrellas, fencing,
screening and dividing materials) to be located within five (5) feet of the required twenty-five
(25) foot setback. The Code requires a setback of 16.47 feet (2/3 of 25 feet).
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1 Section 5. To the extent not modified in Section 4 above, the Applicant shall develop,
2 operate and maintain the Property in accordance with all Village Code requirements. The
4 Village Council's approval of the CPUD is subject to the following additional conditions:
5 A. The uses for the commercial plaza shall not exceed 20,500 square feet of restaurant space
6 per the revised April 2, 2017 parking study. Any increase in this use shall require a
7 minor modification to the CPUD with supporting data and analysis to demonstrate
89 adequate levels of parking are maintained.
10 B. Prior to the issuance of the first building permit, the Applicant shall provide traffic
11 concurrency approval from Palm Beach County for the additional outdoor seating area
12 13 and shall update the Master Sign Plan for consistency with all sign conditions of approval.
14 C. Prior to the issuance of a permit for landscape improvements, the Applicant shall identify
15 on the applicable plan(s) the one (1) sabal palm that is required to be replaced along the
16 U.S. Highway One corridor.
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18 D. A permit for the repair and repaving of the surface parking areas shall be required to be
19 submitted concurrently with the permit applications for the exterior improvements. The
20 repair and repaving of the surface parking areas shall be completed prior to the issuance
22 of a Certificate of Completion for the Project.
23 E. All umbrellas utilized in outdoor seating areas shall be one solid color fabric per outdoor
24 seating area with no logos or additional signage on the umbrellas and shall be consistent
25 with the color palette in the Material Sample Board unless otherwise approved by the
26 Planning Commission.
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29 F. All exterior LED lighting, including lighting used in the parking area, shall have a warm tone.
30 G. Awnings over service doorways on the rear facade of the building shall be replaced with
32 new fabric awning fabrics (Black Plus fabric by Sunbrella).
33 H. The signs on the Property shall be subject to the following conditions:
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35 1. Sign Type 4A (Wall Tenant Signs) shall be limited as follows:
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37 a. Sign content shall only include the name and logo of the business all on
39 one line. The sign shall not depict the nature of the business.
40 b. The height of the letters for the business name shall not exceed twelve
41 inches (12") and the logo shall not exceed eighteen inches (18") and shall
42 not exceed the sign area allowances in the Village's Code of Ordinances,
43 whichever is more restrictive.
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45 C. All tenant wall signs shall be constructed with black channel letters that are
46 halo/reverse lit with white light (no external lighting) and consistent with
47 the approved master sign plan. Nationally branded signage shall be constructed
49 with channel letters that are halo/reverse lit with white light (no external lighting).
50 d. Tenant wall signs shall be installed at the same height as the adjacent tenant
51 sign where feasible and as consistent with the Master Sign Plan. Tenant wall
52 signs shall not be installed more than 22 feet high on a one-story structure.
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2. Sign Type 4B (Specialty Tenant Signs) shall be limited as follows:
a. Sign content shall only include the name of the business all on one line.
The sign shall not depict the nature of the business or logo.
b. The height of the letters for the business name shall not exceed eighteen
inches (18") and shall not exceed the sign area allowances in the Village's
Code of Ordinances, whichever is more restrictive.
C. All specialty tenant wall signs shall be constructed with matte metallic
silver channel letters that are halo/reverse lit white light (no external
lighting) and consistent with the approved master sign plan. No nationally
branded signage shall be permitted.
3. Sign Type 5 (Tower Tenant Signs) shall be limited as follows:
a. Sign content shall only include the name and logo of the business all on
one line. The sign shall not depict the nature of the business.
b. The height of the letters for the business name shall not exceed eighteen
inches (18") and the logo shall not exceed twenty inches (20") and not
exceed the sign area allowances in the Village's Code of Ordinances,
whichever is more restrictive.
C. All tenant wall signs shall be constructed with black channel letters that
are halo/reverse lit with white light (no external lighting) and consistent
with the approved master sign plan. Nationally branded signage shall be
constructed with channel letters that are halo/reverse lit with white light
(no external lighting).
4. Sign Types IA and 1B (Free -Standing Project Signs) shall be limited as follows:
a. Sign Type IA. Sign height shall be a maximum of twelve feet (12') with a
maximum of ten (10) tenant panels with each panel being no greater than
six (6) square feet and three (3) feet in width.
b. Sign Type IB. Sign height shall be a maximum of eight feet (8') with a
maximum of five (5) tenant panels, with four (4) panels no greater than six
(6) square feet and three (3) feet in width and one (1) panel being no
greater than twelve (12) square feet and six (6) feet in width.
C. All tenant panels for both ground signs shall be constructed with cut plate
aluminum routed letters with a black stucco finish and a white backing,
internally lit with white light and consistent with the approved master sign plan.
The font shall be consistent with the master sign plan unless the tenant has
nationally branded signage, then the tenant may utilize a different font and
color backing.
d. The address number shall not exceed eight inches (8") in height.
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I. Separate site improvement permits and applications shall be required for: (1) paving,
grading, drainage, water and sewer improvements; (2) site lighting; (3) landscaping; (4)
irrigation; and (5) right-of-way improvements. The permit application for the repair and
repaving of the surface parking areas shall be submitted concurrently with the permit
applications for the exterior improvements. The repair and repaving of the surface
parking areas shall be completed prior to the issuance of a Certificate of Completion for
the project.
J. Prior to the issuance of a Certificate of Completion for the project, all roof top and
ground mounted mechanical equipment shall be screened from view with materials
approved by the Village.
K. In the event Village or other public facilities are damaged during the construction
process, Applicant shall, prior to the issuance of a Certificate of Occupancy or
Certificate of Completion, as applicable, repair or replace such facilities so that they are
in at least as good a condition as existed prior to construction.
L. In granting this approval, the Village Council relied upon the oral and written
representations of the Applicant both on the record and as part of this application process.
Any deviation from such representations shall be considered a violation of this Ordinance.
Section 6. A violation of any of the requirements or conditions of this Ordinance shall be
enforced in the same manner as a violation of a Code provision or ordinance in accordance with
Article IV of Chapter 2 of the Village Code of Ordinances.
Section 7. The Village Council may approve minor modifications to the Commercial
Planned Unit Development by resolution without the necessity of review by the Planning
Commission, advertisement or public hearing. The following modifications shall not be
considered minor and shall be processed in the same manner as a new CPUD application:
A. Any increase in the total square footage or the footprint of any principal structure;
B. Any change in access to the Property;
C. Any variance to the C-1 zoning regulations or additional waiver to the Village's land
development regulations;
D. Any increase in the height of the buildings located on the Property; or
E. Any net reduction in the total number of parking spaces.
Section 8. Any new signs or modifications to approved signs shall be presented to the
Planning Commission for approval, provided, however, that any changes to the master sign
program requiring an additional waiver shall only be approved by Ordinance. Notwithstanding
the foregoing, changes to the pedestrian directory sign (Sign Type 2) may be approved
administratively by the Community Development Director.
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Section 9. Each of the conditions and requirements of this Ordinance shall be binding upon
the Applicant and its successors in interest or assigns and shall be deemed covenants running
with the land.
Section 10. If any section, paragraph, sentence, clause, phrase or word of this Ordinance is for
any reason held by a court of competent jurisdiction to be unconstitutional, inoperative or void,
such holding shall not affect the remainder of this Ordinance.
Section 11. All ordinances or resolutions in conflict with the provisions of this Ordinance are
hereby repealed to the extent of such conflict.
Section 12. This Ordinance shall take effect immediately upon adoption.
PLACED ON FIRST READING THIS 8TH DAY OF JUNE, 2017.
PLACED ON SECOND, FINAL READING AND PASSED THIS DAY OF
52017.
(Village Seal)
ATTEST:
VILLAGE CLERK
APPROVED AS TO FORM AND
LEGAL SUFFICIENCY:
VILLAGE ATTORNEY
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IU:_ • '
EXHIBIT A: Ordinance Map & Legal Description
Application No: I Crystal Cove Commons (2017-0528)
Location: 1201 US Highway 1
68-43-42-09-10-000-0010
I Acres: 17.86 acres I
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
VILLAGE OF NORTH PALM BEACH
VILLAG COUNCIL MEETING
Meeting Date: June 22, 2017
Crystal Cove Commons
Project No. 2017-0528
Commercial Planned Unit Development (CPDD) and Site Plan
1201 US Highway 1
(West side of US Highway 1 approximately 0.18 miles north of Parker Bridge)
Location Aerial
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R
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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, outdoor seating, 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 existingibuilt structures (no change to building footprint) that
include parking, fagade, 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
C-1-Neighborhood C-1-Neighborhood
Commercial Commercial Zoning Commercial Zoning District
District with a Commercial Planned
Unit of Development (CPDD)
The following table summarizes the uses, FLU designations, and zoning districts of the subject
parcels and surrounding properties:
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:
I. 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.
A revised application was submitted on April 20,2017 for the Village Council Workshop. It 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.
Village Council Workshop: On May 11, 2017, Village Council held a workshop on the
proposed request. The Council discussion included comments that were generally in favor of the
project as presented at the workshop with desired reductions to the signage (especially to the
central monument sign), placement of the parking directional sign, and a desire for greening of
the front parking area with consideration of the reduction of parking spaces in that parking lot to
increase the landscape area.
The May 25, 2017 submittal, which was discussed at the June 8th Village Council meeting,
included modifications to the landscape plan to address staff concerns as well as an additional
rendering of the rear facade of the multi-story office building. The applicant also submitted a
photometric plan and an affected area civil plan for the proposed outdoor seating area as required
prior to first reading. In the May 25th submittal, the applicant's revised Master Sign Plan did
address some of Council's and staff's concerns. However, staff still had concerns about the size
of the central monument sign, which was reduced to 12' high (10' recommended by staff) and
the cluttered effect of several types of tenant wall signs (e.g. panel signs and single letters signs
with multiple types of illumination would be permitted) with no sizing guideline beyond what is
Crystal Cove Commons CPUD Page 3
permitted in the Code. This was inconsistent with what is shown on the applicant's renderings
with regards to tenant wall signs. Further, no modifications were made at that time to address 21
of staff's 32 previous recommended modifications on the proposed sign program identified on
pages 12-14 of the staff report. Staff highlighted for Council discussion several items at the June
8, 2017 Council meeting, including the photometric plan and that no modifications were
proposed within the May resubmittal to increase green space in the front parking lot because of
the potential loss of 16 parking spaces. The applicant also did not proposed any additional mix of
uses at this time as it would require a Comprehensive Plan text amendment to allow additional
development on the site as the site exceeds the maximum FAR permitted by the Comprehensive
Plan.
Village Council Meeting (First Reading): On June 8, 2017, Village Council held first reading
on the proposed request. The Council discussion included comments that were generally in favor
of the project as presented with reduction to the overall lighting of the plaza to limit impact on
adjacent residential and to not distract drivers. Council supported the applicant's concept to add
4 diamond tree planters as a method to add landscaping material to the front parking area without
reducing the number of parking spaces. Council desired an additional reduction in the width of
the center monument sign to at least 10 ft and supported the specialty tenant signs with no logo
or nationally branded signage permitted. Council unanimously(3-0) approved the PUD
Ordinance with staff recommended conditions on first reading.
The June 9, 2017 submittal included modifications to the landscape plan to add 4 tree planters
to the front parking area and a revised photometric plan showing a reduction in the overall
lighting of the property as discussed by Council at the June 8th meeting (See Attachment D,
Staff Report). The previously submitted a civil plan for the proposed outdoor seating area was
approved by the Village Engineer. The Master Sign Plan was also updated to reflect most of
Council's direction and staff's recommendations. Staff has proposed conditions of approval for
the signage to rectify any minor discrepancies and clarify signage requirements, which would
require the applicant to update sign plan for consistency with said conditions prior to first
building permit.
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.
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.
Crystal Cove Commons CPUD Page 4
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 (CPDD) 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 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 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:
1. Remove and replace existing cement barrel file 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;
b. Maximum lot coverage ratio shall be 35%;
Crystal Cove Commons CPUD Page 5
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.
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 1 north of Parker Bridge per Comprehensive Plan
Policy LAA.. 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.
D. Commercial Planned Unit Development (CPDD)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
Crystal Cove Commons CPUD Page 6
could be reduced and the commercial center's existing landscaping could be further enhanced.
The applicant's April 20, 2017 and May 25, 2017 resubmittals 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.
Parking Waiver
Code Required Existing Proposed Waiver Comments/Analysis
Section Request
Section 45- 621 588 584 37 Per the Applicant: See Parking Analysis
33.E— Section IV Infrastructure Impact Analysis
Parking 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)
Landscaping & Outdoor Seating Waivers
Code Required Existing Proposed Waiver Comments/Analysis
Section Request
Section 27- Palms are limited to Sixty-two Sixty(60) Ten(10) Per the Applicant: Site is fully
62(b.) fifty(50)percent in (62)percent percent of percent developed; the width of the existing
Plant place of the required of all of the the required increase of islands will not support canopy trees;
Material shade trees existing trees shade trees palms in the existing utilities and site lighting
are 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%).
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.
Crystal Cove Commons CPUD Page 7
Code Required Existing Proposed Waiver Comments/Analysis
Section Request
Section 45- Any permanent or No outdoor Proposed 11.47 ft Per the Applicant: Reduction of
36 temporary seating area seating area setback is required to allow outdoor
structures on the south setback 5 ft seating area and accessory
Outdoor associated with side of the from improvements for proposed
Seating outdoor seating, property near property line restaurant on the south end of center
including,but not the property
limited to,awnings line Staff: Staff supports the waiver as
and covered roofs additional outdoor seating would
shall not encroach activate the street frontage and
into the required Required enhance the pedestrian environment
building setback setback- at this location.
areas.Tables, 16.47 FT(2/3
chairs,umbrellas, of 25 FT)
fencing,screening
and dividing
materials shall not
be located closer to
the property line
than two-thirds(2/3
)of the required
front,side or rear
building setback
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 facade improvements. The April 20, 2017 and May
25, 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. The applicant's May 25,
2107 resubmittal shows replacing the schefflera with Geiger trees.
2. There are several sabal palms along the US Highway 1 ROW frontage that are severely
weathered.
Crystal Cove Commons CPUD Page 8
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. The applicant's May 25, 2017
resubmittal shows the addition of the purple lantana ground cover on the western fagade.
SUA previously 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 updated the landscape plans to reflect SUA's request in
May 25, 2017 & June 9, 2017 submittals.
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 RequestWaiver Comment/Analysis
Section A ground sign may 2 Ground Signs Centrally located Five(5) Per the Applicant's Justification: "Th
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 US
Applies southern area occupants Hwy. 1 in the north portion of the site so
to Sign along US Hwy that motorists can identify the Center
Type 1A 1 aveling south, within sufficient time to
enter the main entry into the site vi
One(1)ground sign 2 Ground Signs Two (2)Ground No waiver accessing the turn lane. The additional
per parcel right-of- with four tenant Signs for number panel areas and increased size will allow
way frontage; signs located in of ground or tenant signage of sufficient size to more
e central and signs easily identify specific uses. This waiver
southern area required
applies to Sign Type IA.
along US Hwy
1 Proposed Sign our(4) Staff. Only the ground sign at the mai
Sign height maximum height of twelve eetcentral entrance is subject to the size
of eight(8)feet; (12)feet waiver. Staff is recommending this sign
Sign face area maximum for should be limited to a maximum of 8
maximum of thirty-six center ground tenant names and should not exceed 10 fee
(36)square feet. sign; in height. Staff is also recommending that
e ground signs at the north and south
ends of the property should be limited to
Sign face area Sixty-four maximum of 6ft high. The sign located a
maximum of one 64)square the south end should be limited to 4 tenants
hundred(100) feet. and the sign at the north end should not
square feet. have any tenants.
Crystal Cove Commons CPUD Page 9
Waiver
Section Required Existing Proposed Request Comment/Analysis
Section Maximum mounting Existing 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 o
(c.)(2.) wall sign shall be sign is installed of a building wall the new architectural towers,as well as o
A. eighteen(18)feet, higher than 18ft, sign shall be the wall facades at a height sufficient to
except that on a on 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 4a, single building wall Height not of the facades available above awnings
4b&5 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."
Staff: Wall signs would be required to b
installed as consistent with the master
sign plan. The existing plaza wall signs
e already exceed the code requirements.
Section One(1)permanent 3 Walls Signs Four(4) Three(3) Per the Applicant: "This waiver will
6-115 accessory building noting plaza permanent permanent allow for two additional project
(c.)(2.) wall identificationname-No accessory accessory identification signs along the US 1
B. sign facing each additional building wall building wall frontage in a size that will allow for
public street frontage details provided identification identification adequate visibility from the roadway.
on the principle by the applicant signs facing US signs as However, one of the signs is locate
building in which the on the existing Highway 1 on the identified by
Applies complex is located; signage sizing. principle building staff mostly interior to the site at the north end
to Sign in which the of the interior spaces and is no
Types 3, complex is ticipated to be easily visible from the
4c 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 would be visible from US 1 are located a
area of twenty(20) exceed a sign e north and south portion of the existing
square feet. area of forty(40) wenty(20) building. Again,the curvature of the roti
square feet ill allow the first sign to be visible prior
square feet. o the main entry drive, and the souther
sign will be visible to vehicles traveling
north on US 1. These signs will aid i
branding the site and promote the center
s a more destination oriented venue"
Staff. Staff is recommending that the
giver be updated to include Sign Type
c as it is most appropriately classified as
wall sign. The total waiver required is
for 3 signs for a total of 4 signs facing US
Highway 1. The applicant is proposing 5
roject signs with one sign facing
olfview Road.
Crystal Cove Commons CPUD Page 10
Code
Waiver
Section Required Existing Proposed Request Comment/Analysis
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 ype 1B& this waiver applies to the Pedestrian
(d.)(4) landscaped area. within landscaped ype 2- 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 ea 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
1B&2 three(3)feet. to the sign base providing for plantings would be
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
ays. This is a result of the combination
f the existing island widths and drive
isles 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
ase of the signs(with the exception of
e Pedestrian Signs)"
Staff.This waiver applies only to the
locations of the signs as proposed in the
Master Sign Plan.
Crystal Cove Commons CPUD Page 11
Site Plan Analysis for Signage:
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.
However, the amount of signage proposed at the Village Council Workshop remained excessive
and represented a substantial increase over what is typically permitted by the Village's Code of
Ordinance and was not consistent with the character of commercial signage in the Village. The
May 25, 2017 submittal further reduced the main ground sign and the wayfinding signage, but
did not adequately address a number of staff's concerns. The applicant resubmitted the Master
Sign Plan, in which most of the comments and Council direction was addressed.
Staff still had concerns about some smaller discrepancies in the June 9t' submittal. Staff has
provided a list below of all previous concerns by the sign type and corresponding analysis if the
comment was adequately addressed in the June 9t'submittal.
1. All signs:
a. The dimensioned footprints of Sign Type 2 (Pedestrian Directory Signs)
should be shown on both the site and landscape plans to demonstrate
compliance with ADA and impacts on the drive aisles.
Comment Addressed (5/24/2017 submittal): described changes made.
b. All external spot light or external light fixtures should be detailed in the
Master Sign Plan Comment Addressed (6/9/17 submittal: fixtures
described; however, staff is recommending a condition of approval to
allow external lighting.
c. The applicant should clearly identify in the Master Sign Plan if they intend to
allow nationally branded signage for the tenant signs.
Comment Addressed (5/24/2017 submittal): described changes made.
2. Sign Type IA — Commercial Large Free Standing Project Sign (Center Ground
Sign):
a. Sign height should be a maximum of loft. Not Addressed: Proposed sign
reduced to 12ft high.
b. A maximum of 8 tenant panels no greater than 6sf for consistency with the
southern ground sign.
Not Addressed: 10 tenant panels proposed.
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).
Comment Addressed (6/9/2017 submittal): Sign reduced to 10' wide.
d. One style of lighting of the sign should be clearly identified in the Master Sign
Plan.
Comment Addressed (6/9/2017 submittal): described changes made.
e. Each tenant sign panel should have a black background regardless if
nationally branded signage is permitted.
Comment Mostly Addressed (6/9/2017 submittal): described changes
made. Staff has proposed a condition of approval to make it clear what
difference nationally branded signage is permitted.
Crystal Cove Commons CPUD Page 12
f. New Staff Comment - Street number size should be detailed and the
applicant should update their request to include a waiver if applicable. Staff is
recommending that the applicant comply with the Code and provided a
condition of approval to address the letter height. Comment Mostly
Addressed (6/9/2017 submittal): Staff has proposed conditional approval.
Sign program states 8", but sign shows address letters that appear larger
and on the side of the sign. Address numbers are typically located on the
base of a monument sign.
3. Sign Type 1B — Commercial Free Standing Signs (South Ground Sign Only,
North Sign was Removed in May submittal):
a. Sign height should be a maximum of 6ft. Not Addressed: Sign 8ft tall,which
is consistent with the code.
b. 4 Tenant panels maximum on the south ground sign. Not Addressed: 5
tenant panels proposed,which is consistent with the code.
c. No tenant panels permitted on the north ground sign. Comment Addressed
(5/24/2017 submittal): Sign Removed from application.
d. Lighting of the sign should be clearly identified in the Master Sign Program.
Comment Addressed (6/9/2017 submittal): described changes made.
e. Each tenant sign panel should have a black background for consistent visual
appearance regardless if nationally branded signage is permitted.
Comment Addressed (6/9/2017 submittal): described changes made.
4. Sign Type 2—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. Comment Addressed (5/24/2017
submittal): described changes made.
b. The illumination of this sign should be specified in the sign program.
Comment Addressed (6/9/2017 submittal): described changes made.
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. Comment Addressed (5/24/2017 submittal): described changes
made.
5. Sign Type 3—Project Identification Sign:
a. No recommended conditions.
6. Sign Type 4a—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.
Comment Addressed (5/24/2017 submittal): described changes made.
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.
Comment Addressed (6/9/2017 submittal): maximum height of the letters
(12" max) and logo (18" max).
c. The lighting for this sign should be consistent for all signs of this type and
clearly identified in the Master Sign Program.
Comment Mostly Addressed (6/9/2017 submittal): Applicant is proposing
to allow both reverse light channel letters and channel letters with spot
Crystal Cove Commons CPUD Page 13
lights. Staff has proposed condition of approval to allow only the reverse
lit channel letters.
d. Sign design style should be individual raised channel letters as reflected in the
rendering. Comment Addressed (6/9/2017 submittal): described changes
made.
7. Sign Type 4b — Specialty Wall Tenant Signs:
a. The sign concept should be updated to reflect this sign type cannot be a
nationally branded sign.
Not Addressed: sign plan allows for nationally branded signage. Staff
has proposed a conditional of approval to limit to font and color in
master sign plan
b. This sign can only include the name of the business with no logo or nature of
the business.
Not Addressed: sign plan allows for logo. Staff has proposed a condition
of approval to limit the sign to Name of the business only.
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".
Comment Addressed (6/9/2017 submittal): described changes made.
d. Staff is recommending that this sign be removed from the Master Sign Plan.
e. The lighting for this sign should be consistent for all signs of this type and
clearly identified in the Master Sign Program.
Comment Mostly Addressed (6/9/2017 submittal): Applicant is proposing
to allow both reverse light channel letters and channel letters with spot
lights. Staff has proposed condition of approval to allow only the reverse
lit channel letters.
f. Sign letter style and overall design should be clearly detailed for this sign
type.
Comment Addressed (6/9/2017 submittal): described changes made.
8. Sign Type 4c—Project Wall Identification Sign:
a. Letter height should be to 2ft maximum for visibility with landscaping.
Comment Addressed (5/24/2017 submittal): described changes made.
b. The width of the sign should be reduced in scale with the reduction of the
letter height.
Comment Addressed (5/24/2017 submittal)
c. As this sign is a type of wall sign, it should be included in the wall sign
waiver.
Not Addressed: Waiver Request was not modified in sign plan, prior
applicant needs to update waiver request or sign is not allowable as it is
in excess of the number of wall signs permitted in the code.
9. Sign Type 5 —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.
Comment Addressed (5/24/2017 submittal): described changes made.
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.
Comment Addressed (6/9/2017 submittal): described changes made per
Council discussion on 6/8/2017
Crystal Cove Commons CPUD Page 14
c. The lighting for this sign should be consistent for all signs of this type and
clearly identified in the Master Sign Program.
Comment Addressed (6/9/2017 submittal): Applicant is proposing to
allow both reverse light channel letters and channel letters with spot
lights. Staff has proposed condition of approval to allow only the reverse
lit channel letters.
d. Sign design style should be individual raised channel letters as reflected in the
rendering. Comment Addressed (6/9/2017 submittal): described changes
made.
e. The Mater Sign Plan should be update to show that these signs cannot be
located on the same facade as Sign Type 6—Wall Tenant Sign.
Not Addressed: Applicant should update the sign plan.
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. In the May 25, 2017
submittal the applicant has proposed a clusia hedge for ground level mechanical equipment as
well as provided a rendering of the western facade of the multi-story office building. However,
the May submittal did not render any portion of the southern half of the rear property.
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 has proposed a condition of approval
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. Staff is required 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 was
submitted on May 25, 2107. The plan is consistent with the requirements of the code, which
require that light cannot spill over onto adjacent residential properties. The applicant did not
provide information on the difference in the brightness of the light between the existing lighting
and the proposed lighting. For Council discussion, the proposed lighting on the site is brighter
than the existing lighting and would represent an overall increase in light/appearance for the
property. Staff is concerned about light spilling over the property line and is recommending 0.5
foot candles at the edge of the property except at the points of ingress/egress where 1 foot candle
is required by the building code. Based on discussion at the June 8t' Council meeting, the
applicant revised their photometric plan to reduce overall lighting on the site. The proposed
photometric plan revisions reflect Council's desire to reduce the lighting and demonstrates that
the light from the site does not impact adjacent property owners across the surrounding road
rights of way.
Crystal Cove Commons CPUD Page 15
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 1St Reading. The applicant submitted the affected area plan. Per the Village Engineer, "the
grading plan shows a I% sloped paver block area leading to a proposed dry detention area. This
detention area has been properly sized to accept the first 1" of runoff(42cf) before flowing to the
existing grass area along the side of the existing building. Therefore, the grading and drainage
plan meets with acceptable engineering standards and is satisfactory."
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: While Traffic Concurrency is not required for the existing retail and office buildings. It
is required for the additional outdoor seating areas proposed. Subsequent to the Village Council
Workshop, the County's Traffic Division confirmed that additional outdoor seating area not
previously approved is subject to concurrency review. Therefore, staff has proposed a condition
of approval requiring traffic concurrency prior to the utilization of any newly proposed outdoor
seating areas.
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 with
revised data tables dated April 2, 2017 (Attachment E) was submitted in support of 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 1 parking space.
Crystal Cove Commons CPUD Page 16
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 parking study
and the waiver request reflects a reduction in 4 parking spaces over what is currently in place
today and the request for a condition of approval to allow up to 20,500 sf of restaurant, 45,585 sf
of office, and 36,232 sf general commercial. The shared parking study supports the proposed
condition of approval with 1 parking space in excess at the peak utilization of the at 2pm. Staff
supports the proposed condition of approval as it would avoid additional review as tenants
potentially change over time from retail to restaurant and vice versa.
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 addressed in their recent resubmittal dated May 25,2017. SUA had some additional minor
comments on the landscape plans not showing meter&backflows,which the applicant has stated that
they will add notes to address on the plans prior to 2nd reading.
V.CONCLUSION:
The applicant is proposing needed renovations to an aging commercial plaza. Staff is recommending
approval with conditions of the proposed CPDD, Site Plan, Facade Improvements, Master Landscape
Plan, and Master Sign Plan. The applicant most recent resubmittal on June 9, 2017 modified the
Master Sign Plan to reflect most of the changes that were recommended by staff and desired by
Council. Staff has included conditions of approval below regarding signage. Staff would also like to
highlight for Council the photometric plan was revised to reduce the overall lighting on the
property from the previous photometric plan subsequent to the June 8, 2017 meeting. The
applicant revised their landscape plan to include the 4 tree planters in the front parking lot and
their master sign plan to reflect the majority of staff recommendation and Council concerns.
Staff has proposed several conditions of approval to clarify and address staff and Council
concerns.
Staff recommendation of approval is subject the following conditions that reflect staffs comments and
concerns identified in the body of this report:
Crystal Cove Commons CPUD Page 17
1. The uses for the commercial plaza shall not exceed 20,500 sf of restaurant uses per the
revised April 2, 2017 parking study: Any increase in this use shall require a minor
modification to the CPUD with supporting data and analysis to demonstrate that adequate
levels of parking are maintained.
2. Prior to the issuance of the first building permit, the Applicant shall provide traffic
concurrency approval from Palm Beach County for the additional outdoor seating area
and shall update the Master Sign Plan for consistency with all sign conditions of
approval.
3. Prior to the issuance of a permit for landscaping, the Applicant shall identify on
applicable plan/s the one (1) sabal palm be replaced along the US Highway 1 corridor.
4. Permit for the repair and repaving of the surface parking areas shall be required to be
submitted concurrently with the permit applications for the exterior improvements. The
repair and repaving shall be completed prior to the certificate of completion for the
project.
5. All umbrellas utilized in outdoor seating areas shall be one solid color fabric per outdoor
seating area with no logos or additional signage on the umbrellas. The color shall be
consistent with the color palette in the Material Sample Board unless otherwise approved
by the Planning Commission.
6. All exterior LED lighting, including lighting used in the parking area, shall have a warm
tone.
7. Awnings over service doorways on the rear facade of the building shall be replaced with
new fabric awning fabrics (Black Plus fabric by Sunbrella).
8. Sign Type 4a—Wall Tenant Signs shall be limited as follows:
a. Sign content shall 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 shall not exceed 12" and logo shall
not exceed 18" and shall not exceed the sign area allowances in the Village's
Code of Ordinances whatever is more restrictive.
c. All tenant wall signs shall be constructed with black channel letters that are
halo/reverse lit with white light (no external lighting) and consistent with the
approved master sign plan. Nationally branded signage shall be constructed with
halo/reverse lit with white light channel letters.
d. Tenant wall signs shall be installed at the same height of the adjacent tenant sign
where feasible; and as consistent.
9. Sign Type 4b—Specialty Tenant Signs shall be limited as follows:
a. Sign content shall only include the name of the business all on one line. No
nature of the business or logo.
b. The height of the letters for the business name shall not exceed 18" and shall not
exceed the sign area allowances in the Village's Code of Ordinances whatever is
more restrictive.
Crystal Cove Commons CPUD Page 18
c. All tenant wall signs shall be constructed with matte metallic silver letters that are
halo/reverse lit white light (no external lighting) and consistent with the approved
master sign plan. No nationally branded signage shall be permitted.
10. Sign Type 5 - Tower Tenant Signs shall be limited as follows:
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 shall not exceed 18" and logo shall
not exceed 20" and not exceed the sign area allowances in the Village's Code of
Ordinances whatever is more restrictive.
c. All tenant wall signs shall be constructed with black channel letters that are
halo/reverse lit with white light (no external lighting) and consistent with the
approved master sign plan. Nationally branded signage shall be constructed with
channel letters that are halo/reverse lit with white light.
11. Sign Type I & 1B- Free Standing Project Sign:
a. Sign Type IA - Sign height shall be a maximum of 12ft with a maximum of 10
tenant panels no greater than a total of 6 sf and 3 ft wide and as consistent with
Master Sign Plan.
b. Sign Type 1B — Sign height shall be a maximum of 8ft with a maximum of 5
panels with 4 panels no greater than 6 sf and 3 ft wide with 1 panel no greater
than 12 sf.
c. All tenant panels for both ground signs shall be constructed with cut plate
aluminum routed letters with a black stucco finish with white backing, internally
lit with white light and consistent with the approved master sign plan. The font
shall be consistent with the master sign plan unless the tenant has nationally
branded signage, then the tenant may utilize a different font and color backing.
d. The address number shall not exceed 8"high.
VI.Attachments
ATTACHMENT A: Location Map &Legal Description
ATTACHMENT B: Applicant's Justification Statement
ATTACHMENT C: PUD Standards
ATTACHMENT D: Applicant's Plans & Supporting Documentation
Crystal Cove Commons CPUD Page 19
ATTACHMENT A: Ordinance Map & Legal Description
Application No: Crystal Cove Commons (2017-0528)
1201 US Highway 1
Location: 68-43-42-09-10-000-0010
Acres: 7.86 acres
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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 20
ATTACHMENT B: Applicant's Justification Statement
Crystal Cove Commons
(PKA Crystal Tree Plaza)
Justification Statement for Modification to Site Plan, Commercial Planned
Unit Development, Landscape, Sign and Parking waivers
March 14, 2017
Revised March 24, 2017
Revised April 20, 2017
Revised May 24, 2017
Revised June 9, 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 Cove 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.
Architectural
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
Attachments - Crystal Cove Commons CPUD Page 21
outdoor promenade 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 improvements 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.
nterventions: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 1980'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
Attachments - Crystal Cove Commons CPUD Page 22
from US 1 into the site. This also requires the traveler to proceed further into the site
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.
Outdoor Seating Waiver Request
Outdoor seating is regulated by Section 45-36 Q. of the Village Code. Subsection i.
requires that any
permanent or temporary structures associated with outdoor seating, including, but not
limited to, awnings and covered roofs shall not encroach into the required building
setback areas. Tables, chairs, umbrellas, fencing, screening and dividing materials shall
not be located closer to the property line than two-thirds (2/3) of the required front, side
or rear building setback. An outdoor seating area is proposed at the southernmost end
of the Crystal Cove Commons Center. The outdoor seating area will include decorative
awnings on the building along with tables, chairs and umbrellas. The existing building is
setback 25. 2 feet from the side corner property line. The required setback for the
proposed outdoor dining areas is based on 2/3 of the required setback of 25 FT (side
corner) is 11.47 FT. A setback of 5 FT is proposed for the outdoor seating area in this
location. Due to the existing building location, it is impossible to meet the required
setback for the proposed outdoor dining area. The Village Staff has indicated that they
are in support of this Waiver request.
# CODE SECTION REQUIREMENT PROPOSED WAIVER JUSTIFICATION*
1. Section 45-36 Q. i. Any permanent or 5 FT 11.47 FT Reduction of setback is
temporary structures (1/5 of 25 FT) required to allow outdoor
associated with outdoor seating area and accessory
seating, including, but not improvements for proposed
restaurant on the south end
limited to, awnings and of center
covered roofs shall not
encroach into the required
building setback areas.
Tables, chairs, umbrellas,
fencing, screening and
dividing materials shall not
be located closer to the
property line than two-
thirds (2/3) of the required
front, side or rear building
setback
Required setback-16.47
FT (2/3 of 25 FT)
Attachments - Crystal Cove Commons CPUD Page 23
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 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 be used as a tripper prior to any new parking study being required
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:
Attachments - Crystal Cove Commons CPUD Page 24
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
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
Attachments - Crystal Cove Commons CPUD Page 25
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.
Attachments - Crystal Cove Commons CPUD Page 26
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
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 58% 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 58%.
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
Attachments - Crystal Cove Commons CPUD Page 27
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 58% palms, versus the code
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. Additionally, four (4)
Landscape diamonds have also been added to the parking area and will include
Ligustum Trees to provide additional shade and enhance the landscape design for
the Center. 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 EIGHT SITE IS FULLY
(4.) FIFTY(50) PERCENT IN FIFTY-EIGHT (8) PERCENT DEVELOPED; THE WIDTH
PLACE OF THE REQUIRED 58) PERCENT INCREASE OF OF THE EXISTING ISLANDS
SHADE TREES OF 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-EIGHT SIX(6)TREES SITE IS FULLY
REQUIRED FOR THE TOTAL (48)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
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
Attachments - Crystal Cove Commons CPUD Page 28
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.
In regards to the new specialty wall sign type being proposed; no waiver has been
requested as the applicant proposes that it is a completely new type of sign (Type 413).
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.
Sign waivers have been included to implement the Master Sign Plan for the Crystal
Tree Plaza as follows-
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
SECTION 6-115(C.)(1.)B. SIGN HEIGHT MAXIMUM OF EIGHT SIGN HEIGHT OF TWELVE(12) FOUR(4)FEET;
(8)FEET; FEET MAXIMUM;
SIGN FACE AREA MAXIMUM OF SIGN FACE AREA MAXIMUM OF SIXTY-FOUR(64)SQUARE
THIRTY-SIX(36)SQUARE FEET. ONE HUNDRED(100)SQUARE FEET.
FEET
3 SIGN TYPE 4A,4B,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 TYPE 4A 4 FEET
EIGHTEEN(18)FEET,EXCEPT THIRTY(30)FEET. TYPE 4B 12 FEET
THAT ON A BUILDING OF MORE TYPE 4A 22 FEET TYPE 5 12 FEET
THAN TWO(2)STORIES,A SINGLE TYPE 4B 30 FEET
BUILDING WALL SIGN IS ALLOWED TYPE 5 30 FEET
ABOVE EIGHTEEN(18 FEET
FACING EACH PUBLIC STREET
FRONTAGE
4 SIGN TYPE 3 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 1B,2, ALL GROUND SIGNS SHALL BE TYPE 2-GROUND SIGNS SHALL BE THREE(3)FEET IN AREA.
SECTION 6-117(D.)(4) ERECTED WITHIN LANDSCAPED ERECTED WITHIN LANDSCAPED TYPE 1B AND TYPE 2-24 INCH
AREA.MINIMUM DISTANCE FROM AREA MINIMUM DISTANCE FROM PLANT MATERIAL
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. TYPE 1 BAND
LANDSCAPING SHALL CONSIST TYPE 2-LANDSCAPING SHALL
OF SHRUBBERY A MINIMUM OF CONSIST OF SIX(6)INCH PLANT
Attachments - Crystal Cove Commons CPUD Page 29
THIRTY(30)INCHES IN HEIGHT. MATERIAL.
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 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 twelve (12) feet, reduction to ten (10) tenant
panels and overall maximum sign face area of one hundred (100) square feet is a result
of the applicant complying with suggestions made by the Planning Commission.
Waiver I 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: The main focus of this waiver applies to the Commercial Freestanding Sign
(Sign Type 1B) and Pedestrian Directory Signs (Sign Type 2). Six (6) inch plant
material is proposed around the base of the Type 1 B sign with none around the Type 2
signs. The reduction in the size of the plant materials around the Type 1B sign allows
for greater visibility. The Type 2 signs are located in hardscaped pedestrian areas
where providing for plantings and meeting the required 3 feet minimum distance from
the edge of the landscape area is problematic for the pedestrians trying to view the
directory.
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
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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 has retained a mechanical engineer who recommended a Civil Engineer to
review the sump pump area and drainage pipe. They will be reviewing both the number
and capacity of the pumps that are currently serving the parking garage and related
areas.
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 31
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.
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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.
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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)
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Attachment D: Applicant's Plans & Supporting Documentation
Revised Submittal May 25, 2017
• Architectural Elevations & Drawing
• Color Renderings
• Site Plan
• Landscape Plan
• Master Sign Plan/Concept
• Survey
• Parking Study
Attachments - Crystal Cove Commons CPUD Page 35