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2018-10-25_RES Crystal Cove Commons CPUD AmendmentsVILLAGE 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: October 25, 2018
SUBJECT: RESOLUTION — Request for minor modifications to the Crystal Cove Commons
Commercial Planned Unit Development (CPUD) to reflect as -built modifications
made during the construction process, including the addition of seven (7) parking
spaces.
Through the adoption of Ordinance No. 2017-09 ("Ordinance") on June, 22, 2017, the Village Council
approved the Crystal Cove Commons Commercial Planned Unit Development ("CPUD"), which
included the adoption of architectural elevations and renderings of the proposed improvements. On
February 22, 2108, the Village Council adopted Resolution 2018-19, which removed the central tower
element and allowed for modifications to the fountain area to be approved by Planning Commission.
The subject application was filed by Urban Design Kilday Studios on behalf of the property owner,
Pearland RJR LLC. The request is to reflect minor modifications to the site, landscape, architectural
and photometric plans and building material sheets for the Crystal Cove Commons Planned Unit
Development. The proposed modifications reflect the redesign of the fountain area, minor
modifications to the parking lot and other as -built modifications to the site and architectural plans
made during the construction process. The application also includes the depiction of the : existing
seating area adjacent to the ice cream shop on the site plan, revisions to the material sample board to
reflect changes to Sherwin William paints and an increase in pedestrian scale lighting in the plaza. The
proposed request would add an additional seven (7) parking spaces, but would not modify the building
footprint of the existing/built structures of the existing 136,432 sf commercial plaza.
A full analysis of the proposed modifications is detailed in the attached staff report. The proposed
application reflects changes that have occurred during the construction process, including the prior
changes approved by Resolution 2018-19 and the addition of seven (7) code compliant parking spaces
with the re -striping of the parking lot. The proposed architectural and material board modifications are
generally harmonious with previously approved materials and are consistent with the Village's
Appearance Code.
Planning Commission: The subject request requires only Village Council approval pursuant to
Section 7 of Ordinance 2017-09, which states that "the Village Council may approve minor
modifications to the Planned Unit Development by resolution without the necessity of review by the
Planning Commission advertisement or public hearing." The request qualifies for this expedited review
process as the Applicant is not seeking an increase in square footage, waivers, or building height; is not
changing property access; and is not reducing parking.
However, the subject request was reviewed at the September 11, 2018 Planning Commission meeting
at the recommendation of Planning & Zoning Staff, including modifications to the sign plan and the
fountain and the fountain area art. At its September 11, 2018 meeting, the Planning Commission
reviewed and approved the signage and fountain area modifications as required by Resolution 2018-19
and Ordinance No. 2017-09. These items required Planning Commission approval only.
The Planning Commission also recommended approval with conditions of the subject request to
Village Council, which included the site, photometric, architectural & landscape plans, light fixtures
and the material board. Planning Commission discussion included general support for the applicant's
proposed modifications with recommended conditions of approval regarding the proposed lighting
changes. The Planning Commission recommended approval of the Site Plan, Landscape Plan,
Architectural Plans and Material Sample Board revisions that required subsequent approval by the
Village Council pursuant to the Ordinance, with the staff recommended conditions regarding the
reduction of lighting after business hours, motion sensors on security lighting along Golfview Road
and the limiting the color of the light to 2700K.
Applicant's Resubmittal Addressing PC Condition: The applicant submitted revised photometric
plans on October 5, 2018 that depicted the additional requested lighting and a revised photometric plan
showing the Type L LED Wall Lighting along Golfview Road turned off. The Village Engineer
reviewed the proposed plans and determined that they met the requirements of the Village's lighting
code as set forth in Section 45-36. Based on the Planning Commission recommendation at the
September 11, 2018 meeting and staff analysis, staff is recommending that the Type H Bollard & Type
J Column Lighting be reduced by a minimum of 50% or turned off after business hours; and that the
Type L LED Wall Lighting be on motion sensors.
Staff Recommendation: Staff is recommending approval of the revised Site Plan (SP -1), Landscape
Plan (LP -1 -LP -7, Photometric Plans (L1 & L2), Architectural Plans (A201-208, A215, A401 -A410,
A601 -A603, A6.0), and Material Sample Board & Addendum (6 pages, dated 08/07/2018) with one (1)
condition of approval based on the data analysis included in the attached staff report and the Planning
Commission recommendation of approval with conditions at its September 11, 2018 meeting:
A. Security lighting at the rear entrances to the business bays along Golfview Road fagade shall be
down lit wall lighting with a motion sensor. The revised pedestrian scale lighting (bollard and
column lighting) on the east side of the plaza shall be placed on a timer and reduced by a
minimum of 50% or turned off after business hours. All lighting shall have a color temperature
of no more than 2700 Kelvin.
The attached Resolution has been prepared and/or reviewed by the Village Attorney for legal
sufficiency.
There is no fiscal impact.
Recommendation:
Village Staff requests Council consideration and approval of the attached Resolution approving
minor modifications to the Crystal Cove Commons CPUD in accordance with Ordinance No.
2017-09, subject to one condition of approval, in accordance with Village policies and
procedures.
RESOLUTION 2018-
A RESOLUTION OF THE VILLAGE COUNCIL OF THE VILLAGE OF
NORTH PALM BEACH, FLORIDA APPROVING MINOR AMENDMENTS
TO THE CRYSTAL COVE COMMONS COMMERCIAL PLANNED UNIT
DEVELOPMENT TO REFLECT AS -BUILT CONDITIONS; MODIFYING
THE SITE PLAN, THE LANDSCAPE PLANS, THE ARCHITECTURAL PLANS,
PHOTOMETRIC PLANS AND MATERIALS BOARDS; PROVIDING FOR A
CONDITION OF APPROVAL; PROVIDING FOR CONFLICTS; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, through the enactment of Ordinance No. 2017-09 on June 22, 2017 ("PUD Ordinance"),
the Village Council approved the Crystal Cove Commons Commercial Planned Unit Development
("CPUD"); and
WHEREAS, Section 7 of the PUD Ordinance provides that the Village Council may approve
minor modifications to the CPUD by resolution without the necessity of review by the Planning
Commission, advertisement or public hearing; and
WHEREAS, through the adoption of Resolution 2018-19 on February 22, 2018, the Village
Council approved minor amendments to the CPUD to remove a tower feature and modify a door
location; and
WHEREAS, the Applicant (Pearland RJR, LLC) is requesting additional minor modifications to
reflect as -built conditions, specifically: reconfiguration of the parking lot to allow seven additional
spaces; approval of new security lighting and the addition of three fixture types; and minor changes
to the architectural plans and material boards (removal of approved exterior horizontal reveals,
a change in color to the facade, additional awnings and a change in awning color); and
WHEREAS, the Village Council determines that the request meets the definition of a minor
amendment to the PUD and that the adoption of this Resolution is in the best interests of the
residents and citizens of the Village of North Palm Beach.
NOW, THEREFORE, BE IT RESOLVED BY THE VILLAGE COUNCIL OF THE VILLAGE
OF NORTH PALM BEACH, FLORIDA as follows:
Section 1. The foregoing recitals are ratified as true and incorporated herein.
Section 2. As authorized by Section 7 of Ordinance No. 2017-09, the Village Council hereby
approves minor modifications to the Crystal Cove Commons CPUD to reconfigure the parking
lot to allow seven additional spaces; approve new security lighting and the addition of three
fixture types; and approve minor changes to the architectural plans and material boards and
adopts the following amended plans:
A. Site Plan prepared by Urban Design Kilday Studios consisting of one page (SP -1), with a
revision date of August 7, 2018.
Page 1 of 2
B. Landscape Plans prepared by Urban Design Kilday Studios consisting of seven pages
(LP -1 through LP -7), with a revision date of August 7, 2018.
C. Photometric Plans prepared by Lighting Dynamics, Inc. consisting of two pages (Ll and L2),
dated October 2, 2018.
D. Architectural Plans prepared by Slattery and Associates consisting of twenty-three pages
(A201 through A208, A215, A401 through A410, A601 through A603, A6.0), dated
September 19, 2017.
E. Material Sample Board and Addendum prepared by Burton Hersh, P.A. consisting of six
pages dated August 7, 2018,
Section 3. The Village Council's approval of the minor modifications is subject to the
following condition:
A. Security lighting at the rear entrances to the business bays along the Golfview Road
facade shall be down lit wall lighting with a motion sensor. The revised pedestrian scale
lighting (bollard and column lighting) on the east side of the plaza shall be placed on a
timer and reduced by a minimum of 50% or turned off after business hours. All lighting
shall have a color temperature of no more than 2700 Kelvin.
Section 4. To the extent not expressly modified herein, all other provisions of the PUD
Ordinance, as previously amended, shall remain in full force and effect.
Section 5. This Resolution shall take effect immediately upon its adoption.
PASSED AND ADOPTED THIS DAY OF 2018.
(Village Seal)
ATTEST:
VILLAGE CLERK
Page 2 of 2
MAYOR
VILLAGE OF NORTH PALM BEACH
VILLAGE COUNCIL
Meeting Date: October 25, 2018
Crystal Cove Commons Minor PUD Amendment -
Project No. 2018-1515
CPUD Minor Amendment — Minor Modification to Sign, Landscape, Site Plan and Materials
1201 US Highway 1
Property is outlined in red.
I. REQUEST AND PROJECT DETAILS
An application filed by Urban Design Kilday Studios on behalf of the property owner, Pearland
RJR, requesting a Minor PUD amendment, which includes minor modifications to the site,
landscape, architectural and photometric plans and building material sheets for the Crystal Cove
Commons Planned Unit Development. The proposed modifications reflect the redesign of the
fountain area, minor modifications to the parking lot and other as -built modifications to the site
and architectural plans made during the construction process. The application also includes the
depiction of the an existing seating area adjacent to the ice cream shop on the site plan, revisions
to the material sample board to reflect changes to Sherwin William paints and an increase in
pedestrian scale lighting in the plaza. The proposed request would add an additional seven (7)
parking spaces, but would not modify the building footprint of the existing/built structures of the
existing 136,432 sf commercial plaza.
Crystal Cove Commons PUD Minor Amendment Page 1
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 Cove Commons and
previously known as Crystal Tree Plaza.
II. PUBLIC INPUT AND NOTICE
The proposed modifications to the site, landscape, and architectural plans and material board
require only Village Council approval per Section 7 of Ordinance 2017-09, which states that "the
Village Council may approve minor modifications to the Planned Unit Development by
resolution without the necessity of review by the Planning Commission advertisement or public
hearing." The proposed request qualifies for this expedited review process as it not increasing
square footage, waivers, or building height; it is not changing property access; and it is not
reducing parking.
The applicant's initial/complete request also included minor modification to signage and the final
fountain design with the proposed art piece. However, the redesign of the fountain area and the
modifications to the sign plan required only Planning Commission approval per Ordinance 2017-
09 and Resolution 2018-19. These items were approved by the Planning Commission on
September 11, 2018 and require no further action by Village Council.
III. BACKGROUND AND ANALYSIS OF APPLICANT'S REQUEST
Previous Approvals
On June 22, 2017, the Village Council approved the Crystal Cove Commons Commercial
Planned Unit of Development (CPDD) (Ord. 2017-09) to allow for exterior improvements to the
existing/built structures (no change to building footprint) that included parking, facade,
landscaping and signage modifications to the existing 136,432 sf commercial plaza.
On February 6, 2018, the Planning Commission approved modifications to the sign plan that
included increases in the letter height and the total sign allowances for tenants.
On February 22, 2018, Village Council adopted a minor PUD amendment (R-2018-19), which
allowed for a modification to a side door for Cod & Capers restaurant; the removal of a
previously proposed tower; and the redesign of the fountain area. Per Resolution 2018-19, the
redesign of the hardscape and landscape in the fountain/tower area and the art piece required
Planning Commission approval only.
On September 11, 2018, the Planning Commission approved modifications to the sign plan that
did not include any changes to the sign sizing. Specifically, the monument signs were change
from black paint color to dark gray and to the same stone applique that was approved for the
plaza walls. Additionally, the Planning Commission also approved the applicant's final fountain
design with the proposed fountain art piece.
The Planning Commission also recommended approval with conditions of the subject request to
Village Council, which included the site, photometric, architectural & landscape plans, light
fixtures and the material board. Planning Commission discussion included general support for
the applicant's proposed modifications with recommended conditions of approval regarding the
proposed lighting changes. The Planning Commission recommended approval of the Site Plan,
Landscape Plan, Architectural Plans and Material Sample Board revisions that required
Crystal Cove Commons PUD Minor Amendment Page 2
subsequent approval by the Village Council pursuant to the Ordinance, with the staff
recommended conditions regarding the reduction of lighting after business hours, motion sensors
on security lighting along Golfview Road and the limiting the color of the light to 2700K.
Applicant's Resubmittal Addressing PC Condition: The applicant submitted revised
photometric plans on October 5, 2018 that depicted the additional requested lighting and a
revised photometric plan showing the Type L LED Wall Lighting along Golfview Road turned
off. The Village Engineer reviewed the proposed plans and determined that they met the
requirements of the Village's lighting code as set forth in Section 45-36. Based on the Planning
Commission recommendation at the September 11, 2018 meeting and staff analysis, staff is
recommending that the Type H Bollard & Type J Column Lighting be reduced by a minimum of
50% or turned off after business hours; and that the Type L LED Wall Lighting be on motion
sensors.
Comprehensive Plan Consistency - Future Land Use Element
There are no applicable Comprehensive Plan policies to the proposed request.
Village Code of Ordinance Consistency
There are only two items with applicable land development code requirements in the proposed
request. The majority of the items are appearance code related only. A summary of the two (2)
requested changes with applicable land development regulations and staff analysis are provided
below:
Parking - The proposed parking lot has been restriped and reconfigured to allow for an
additional seven (7) parking spaces. Ordinance 2017-09 granted a waiver to the number of
required parking spaces, which allowed for 584 parking spaces in lieu of the 621 space required
per the Village Code of Ordinances. The reconfiguration of the parking spaces would now
provide 591 spaces and did not impact drive aisle width from the previously approved plans.
Lighting — Per Section 45-36(J), lighting in the Village shall reflect away from any public street
and at such an angle as to prevent glare or undue illumination of residential properties in the
neighborhood. The applicant is proposing new security lighting and the addition of 3 fixture
types (two (2) bollard style pedestrian scale fixtures and one (1) wall mount). The majority of the
new lighting is provided on the eastern side of the building with additional security lighting
provided at staff entrances along Golfview Road. The proposed lighting fixtures generally appear
to be low light level ambient security lighting that will not have undue illumination or glare on
residential areas. The addition of the lighting in interior corridors and in the eastern pedestrian
areas is generally a positive safety enhancement to the plaza. However, the applicant had not
provided a photometric plan or other alternative supporting technical information to clearly
demonstrate that the additional lighting is consistent with code requirements prior to the
Septermber 11th Planning Commission meeting. As such, staff recommended that the Planning
Commission review the proposed lighting fixtures for consistency with the Village's appearance
code, but condition the application to demonstrate consistency with Village lighting code
requirements, Section 45-36, prior to scheduling the application for final review by the Village
Council. Staff also recommended that security lighting at the rear entrances to the business bays
along Golfview Road facade have a motion sensor and timer; and that the new bollard and
column lighting be reduced by 50% after business hours.
Crystal Cove Commons PUD Minor Amendment Page 3
At the September 11th meeting, the Planning Commission recommended approval of the fixtures
and the lighting configuration provided the photometric plan demonstrated conformance with the
Village's code requirements (Section 45-36) and would be placed on timers and reduced or
turned off after business hours. Planning Commission also recommended that the light color be
limited to 2700 K for the new lighting. Staff is recommending a condition of approval that
reflects the Planning Commission recommendation and discussion.
Applicant's Resubmittal Addressing PC Condition: The applicant submitted revised
photometric plans on October 5, 2018 that depicted the additional requested lighting and a
revised plan showing the LED Wall lighting turned off. The Village Engineer reviewed the
proposed plans and determined that they met the requirements of the Village's lighting code,
Section 45-36. Based on the Planning Commission recommendation and staff analysis, staff is
recommending conditions of approval for the proposed lighting. Specifically, staff is
recommending that the Type H Bollard & Type J Column Lighting be reduced by a minimum of
50% after business hours; and Type L LED Wall Lighting shall be on motion sensors.
Architectural Plans, Renderings & Appearance Items
The proposed modifications to the architectural plans and renderings reflect the previously
approved (Resolution 2018-19) removal of the decorative tower feature on the south side of the
plaza adjacent to the fountain area. Final approval by the Planning Commission of the
modifications to hardscape, decorative paving, sculpture work and decorative pedestrian lighting
around the main fountain area and the adjacent outdoor dining area was required as part of
Resolution 2018-19. The Planning Commission approved the applicant's materials at their
September 11, 2018 meeting. Additional changes to the architectural plans, site plan and
material board, which require Village Council approval include:
• Additional exterior security lights along the west elevation of the center (Gulfview
Road);
• Additional overhead lighting was installed at breezeway locations;
• Removal of the previously approved exterior horizontal reveals. Applicant has stated that
they could not be installed on the office elevation due to poor quality of the existing
stucco and substrate structure and the plans now reflect this change;
• Awnings replaced over service door entries along rear facade with Awning fabric Black
Plus 98408-0000 by Sunbrella (per Ordinance 2017-09 Condition No. 5.G.);
• The Honey Baked ham facade was revised to reflect Sherwin Williams paint color
Software #SW7074;
• Awnings added on the courtyard elevation of the office building in awning fabric -
Clinton Granite 94888-0000 by Sunbrella;
• Awnings along the courtyard elevation of Cods & Capers Restaurant were revised from
Canvas White 957003-0000 by Sunbrella to Storm 94646-0000 by Sunbrella.
The proposed modifications are generally consistent with Village Council approval of the tower
removal and replacement enhancements in this location. The removal of the horizontal stripe
stucco treatment is not ideal, but does not appear to have impacted the overall general
appearance of the plaza in a significantly negative way.
Crystal Cove Commons PUD Minor Amendment Page 4
However, the proposed awning color Storm 94646-0000 by Sunbrella has a blue tone and is not
used elsewhere in the plaza. The addition of the awning color is not generally complimentary
and consistent with other materials. Staff is recommending replacing the proposed awning fabric
on the courtyard elevation of Cods & Capers Restaurant with a previously approved awning
fabric like the Clinton Granite 94888-0000 by Sunbrella. However, the Planning Commission
recommended approval of the Storm 94646-0000 by Sunbrella at the September 11, 2018
meeting. The architectural plans and renderings are located in Attachment C.
IV. INFRASTRUCTURE ANALYSIS IMPACT
No infrastructure analysis is required for the proposed modifications.
V. CONCLUSION
The proposed application reflects changes that have occurred during the construction process and the
Village Council approved changes to the architecture in the fountain area (Resolution 2018-19),
including the addition of seven (7) code compliant parking spaces with the re -striping of the parking
lot. The proposed material, signage, art, fountain and lighting fixture modifications are generally
harmonious with previously approved materials and the scale of the plaza and are consistent with the
Village's Appearance Code. The Planning Commission recommended approval of the revised plans
and material board changes at their September 11° 2018 meeting. The proposed lighting was
reviewed and approved by the Village Engineer for compliance with the Village's lighting code,
Section 45-36.
Staff Recommendation: Staff is recommending approval of the revised Site Plan (SP -1),
Landscape Plan (LP -1 -LP -7, Photometric Plans (L1 & L2), Architectural Plans (A201-208,
A215, A401 -A410, A601 -A603, A6.0), and Material Sample Board & Addendum (6 pages,
dated 08/07/2018) with one (1) condition of approval based on the data analysis included in the
attached staff report and the Planning Commission recommendation of approval with conditions
at its September 11, 2018 meeting:
A. Security lighting at the rear entrances to the business bays along Golfview Road facade
shall be down lit wall lighting with a motion sensor. The revised pedestrian scale lighting
(bollard and column lighting) on the east side of the plaza shall be placed on a timer and
reduced by a minimum of 50% or turned off after business hours. All lighting shall have
a color temperature of no more than 2700 Kelvin.
VI. ATTACHMENTS
ATTACHMENT A: Site Photos & Proposed fountain and sign
renderings
ATTACHMENT B: Applicant's Plans and Supporting Documentation
Crystal Cove Commons PUD Minor Amendment Page 5
ATTACHMENT A:
Site Photos
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ATTACHMENT B:
Applicant's Plans & Supporting Documentation
Crystal Cove Commons
(FKA Crystal Tree Plaza)
Justification Statement for Minor Modification of the Commercial
Planned Unit Development for Site Plan, Landscape and Hardscape
Plans, Architecture and Master Sign Plan
August 7, 2018
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 a Minor Modification of
the Site Plan, Landscape Plans, Hardscape plans, Architectural Plans and the Master
Sign Plan for the Crystal Cove Commons Planned Unit Development. 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.
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 On June 22, 2017, the Village Council granted approval pursuant to
Ordinance No. 2017-09 to allow a Commercial Planned Unit Development (CPUD) and
modification of the site plan in order to allow the construction of exterior improvements
to the existing 136,432 square foot commercial plaza. The approval included changes
to the parking, the facade, landscaping and signage.
On February 22, 2018, the Village Council granted approval pursuant to Ordinance No.
2018-19 to allow a minor modification to the CPUD to allow the removal of a tower
architectural element located just south of the fountain area and to modify the location
of a door on the south side of the Cods and Capers Restaurant. Condition 3.A. of the
approval required that a plan detailing the additional hardscape and landscaping
improvements associated with the tower removal be provided for approval by the
Planning Commission. Additionally, Condition 3.B. required the applicant obtain
approval from the Planning Commission for the art piece in the fountain area. This
application includes the details of the additional hardscape and landscaping
improvements including additional changes to the architecture, site plan and landscape
plan. Details of the proposed changes are as follows:
- The site plan has been updated to reflect minor changes to the parking layout.
Specifically, one parking space was lost internal to the parking area during
construction. An additional seven (7) parking spaces were gained after restriping
of the parking lot along with an additional space that was added in the northeast
portion of the parking area near the new pedestrian connection. The revised
parking spaces have been identified on the site plan with a revision cloud.
- The site plan has been amended to depict additional seating area for the plaza,
albeit not associated with any specific restaurant. As such it is labeled as seating
area, not outdoor dining and does not impact the existing traffic approval or the
parking calculations.
- The Material Sample Board was updated with the revised materials to include the
awning colors, site lighting and paint colors. The paint product was changed from
Benjamin Moore to Sherwin Williams paints. The Benjamin More paint colors
were updated to reflect the equivalent color specifications of Sherwin Williams
paints. Additionally, the rendering of the Cods & Capers Restaurant has been
revised to reflect black awnings per approved architectural plans.
- The landscape and hardscape plan include the changes to the parking layout
and also the upgrades to the landscaping and hardscape plans.
- Renderings of fountain area art piece designed by Peter Garaj has been included
as required.
The Master Sign Plan (MSP) is being revised to reflect the construction upgrades to the
main monument entry sign located on U.S. Hwy 1. The sign is referred to in the MSP
as Sign Type 1A -Commercial Large Free-standing Project Identification Sign. In
addition, the style criteria in the MSP was updated to reflect the correct specifications
for the paint colors and the awnings have been updated accordingly as they were also
included in the approved MSP.
Revised architectural plans have been included that reflect the changes to the
construction plans during the construction phase of the project. The following is an
outline of the architectural plan changes as prepared by Slattery & Associates:
• Added exterior security lights along the west elevation of the center (Gulfview
Road);
• Additional overhead lighting was installed at breezeway locations;
• New hardscape, decorative paving, sculpture work and decorative pedestrian
lighting was installed around the main fountain area and the outdoor dining area
located at south end of the center;
• Exterior horizontal reveals could not be installed on the office elevation due to
poor quality of the existing stucco and substrate structure and the plans now
reflect this change;
• Awnings replaced over service door entries along rear facade with Awning fabric
Black Plus #8408-0000 by Sunbrella (per Ordinance 2017-09 Condition No.
5.G.);
• The Honey Baked ham facade was revised to reflect Sherwin Williams paint color
Software #SW7074;
• Awnings added on the courtyard elevation of the office building in awning fabric -
Clinton Granite #4888-0000 by Sunbrella;
• The main pedestrian sidewalk areas located on the east side of the building were
resurfaced with decorative paving treatment;
• Awnings along the courtyard elevation of Cods & Capers Restaurant were
revised from Canvas White #57003-0000 by Sunbrella to Storm #4646-0000 by
Sunbrella.
Commercial Planned Unit Development Criteria
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 or approved 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
proposed uses or site layout that would be hazardous or inconvenient
or have a detrimental effect upon the neighboring property or the
neighborhood area.
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 location and height of the buildings are
proposed as part of this request. The landscape proposed will not
hinder the 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.
Response: No changes are proposed to the standards of density and
open space. 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.
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.