02-22-2018_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: February 22, 2018
SUBJECT: RESOLUTION — Request for minor modifications to the Crystal Cove Commons
Commercial Planned Unit Development (CPDD) to remove architectural tower
and relocate a door.
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.
The applicant is requesting to modify the previously approved CPUD by removing a tower
architectural element located just south of the central fountain area and modifying the location of a
door on the south side of the Cod and Capers building. The proposed request would modify pages
A405 & A408 of the previously adopted Exterior Improvements Plan prepared by Burton Hersh, P.A.
and dated March 6, 2017; and renderings included in the Master Sign Program dated June 9, 2017 and
the Material Sample Board & Renderings dated February 22, 2017.
Staff is recommending approval of the proposed door modification, but denial of the tower
modification based on the applicant's submittal. A full analysis of the proposed modifications is
detailed in the attached staff report. The subject decorative tower feature adds additional character to
the plaza. It is part of a pattern of towers that create a uniform and coherent architectural theme of
multiple towers at strategic locations across the length of the plaza. Further, the central activity area
around the fountain, including the subject tower, was approved as a prominent set of features intended
to serve as the main hub of activity for the plaza. There is one tower to the south of the subject tower
and two towers on the north building. The central fountain area is where the main access, valet, and
outdoor gathering activity center are located. The subject tower is a prominent focal point in this
central area and serves to break-up the linear plaza and is part of a consistent vertical theme of tower
focal points. The removal of the tower would also diminish the prominence of the central fountain
activity center as it is the area's main architectural element with substantial height. The height of the
subject tower may also counterbalance the increase in letter and logo height of the tenant signage
recently approved by the Planning Commission. Lastly, the applicant stated in their justification
statement that their intent is to provide additional hardscape and landscape improvements to the
fountain area in lieu of the tower element. However, the applicant has not made this part of the request
and as such staff analysis is based on the removal of the tower with no additional improvements to
counter the removal of the tower.
Planning Commission: The proposed modifications to the architectural plans and renderings require
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
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 subject request was scheduled for review and comment at the February 6, 2018 Planning
Commission meeting at the recommendation of Planning & Zoning Staff At its February 6, 2018
meeting, the Planning Commission provided general comments for the consideration of the Village
Council. Planning Commission discussion included general support for the applicant's proposed
modifications.
Village Council Actions: Staff is recommending approval of the proposed door modification, but denial of
the tower modification based on the analysis provided, Village Council options include:
A. Approve the staff recommendation; or
B. Approve the Applicant's subject request with the following conditions recommended by staff:
1. Prior to issuing a building permit revision for the tower removal, the applicant shall
provide, for administrative approval by the Community Development Department, a plan
detailing the additional hardscape and landscape improvements referenced in the
applicant's justification statement.
2. Prior to the issuance of the Certificate of Completion, the applicant shall install the shade
canopy over the fountain area; or
C. Approve the Applicant's subject request (with no conditions).
The attached Resolution has been prepared/reviewed by your Village Attorney for legal sufficiency.
Please note that while Staff is recommendiniz denial of the reauest to remove the tower that should
Council choose to approve the request, the Resolution provides for approval of both requests and
includes the conditions susmested by staff. This Resolution may be modified by Council at the
meeting.
There is no fiscal impact.
Recommendation:
Village Administration requests Council consideration of the attached Resolution approving
minor modifications to the Crystal Cove Commons CPDD in accordance with Ordinance No.
2017-09 and Village policies and procedures. Staff is recommending approval of the proposed door
modification, but denial of the tower modification based on the applicant's submittal.
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 REMOVE A TOWER FEATURE AND MODIFY A
DOOR LOCATION; PROVIDING FOR CONDITIONS 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, the Applicant, Pearland RJR, LLC and 1201 US Highway 1, LLC, is requesting a
minor modification to the CPUD to remove a tower architectural element south of the central
fountain area and modify the location of a door on the south side of the Cod and Capers building; 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 9 of Ordinance No. 2015-08, the Village Council hereby
approves a minor modification to the Crystal Cove Commons CPUD to remove a tower
architectural element south of the central fountain area and modify the location of a door on the
south side of the Code and Capers building and adopts the following amended plans:
A. Revised pages A405 and A408 of the Exterior Improvements Plan prepared by Burton
Hersh, P.A. dated March 6, 2017 (submitted February 12, 2018).
B. Revised Material Sample Board and Renderings prepared by Burton Hersh, P.A. dated
February 22, 2017 and consisting of three pages (submitted February 12, 2018).
C. Revised Master Sign Program prepared by Urban Design Kilday Studios (rendering only)
(submitted February 12, 2018).
Page 1 of 2
Section 3. The Village Council's approval of the minor modifications is subject to the
following conditions:
A. Prior to the issuance of the building permit revision for the tower removal, the applicant
shall provide, for administrative approval by the Community Development Department,
a plan detailing the additional hardscape and landscape improvements referenced in the
applicant's justification statement.
B. Prior to the issuance of the Certificate of Completion, the applicant shall install the shade
canopy over the fountain area.
Section 4. To the extent not expressly modified herein, all other provision of the PUD
Ordinance shall remain in full force and effect.
Section 5. This Resolution shall take effect immediately upon its adoption.
PASSED AND ADOPTED THIS DAY OF 2017.
(Village Seal)
ATTEST:
VILLAGE CLERK
Page 2 of 2
MAYOR
VILLAGE OF NORTH PALM BEACH
VILLAGE COUNCIL MEETING
Meeting Date: February 22, 2018
Crystal Cove Commons Minor CPUD Amendment -
Architectural Tower Removal & Door Modification
Project No. 2017-2199
CPUD Minor Amendment - Wall Sign Modification
1201 US Highway 1
Property is outlined in red.
I. REQUEST 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 to modify the previously approved CPUD by removing a tower
architectural element located just south of the central fountain area, and modifying the location
of a door on the south side of the Cod and Capers building. The proposed request would not
modify the building footprint of the existing/built structures or parking of 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 Cove
Commons and previously known as Crystal Tree Plaza.
Crystal Cove Commons PUD Minor Amendment - Architectural Modifications Page 1
II. PUBLIC INPUT AND NOTICE
The proposed modifications to the architectural plans and renderings require 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 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.
Planning Commission: The request was scheduled for the February 6, 2018 Planning
Commission meeting at the recommendation of Planning & Zoning Staff. At its February 6, 2018
meeting, the Planning Commission reviewed the subject request to provide general comments for
the consideration of the Village Council. Planning Commission discussion included general
support for the applicant's proposed modifications.
III. BACKGROUND AND ANALYSIS OF APPLICANT'S REQUEST
Previous Approval
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, fagade,
landscaping and signage modifications to the existing 136,432 sf commercial plaza. The
approved 2017 architectural plans identified a decorative tower element just south of the central
the fountain area. Also approved was a master sign plan for the property, which includes the
maximum sign requirements for tenant signage.
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 no applicable code requirements to the proposed request.
Architectural Plans & Renderings
The proposed request would modify pages A405 & A408 of the previously adopted Exterior
Improvements Plan prepared by Burton Hersh, P.A. and dated March 6, 2017; and renderings
included in the Master Sign Program dated June 9, 2017 and the Material Sample Board &
Renderings dated February 22, 2017. The modifications to the architectural plans and renderings
show the removal of the decorative tower feature on the south side of the fountain plaza and the
proposed relocation of the Cod and Capers door. See Attachment A for the location of the
proposed changes. The modification to the door on the south side of the Cod and Capers building
is a de minimis change, which is consistent with the architecture and general appearance of the
plaza.
The tower proposed for removal is located on the south side of the fountain area with the largest
part of the tower facing north towards the fountain seating area and a smaller portion of the
tower facing east towards US Highway 1. The applicant is proposing to remove the tower to
reduce construction costs associated with unanticipated expenses, but stated in their application
that they intend to augment the fountain area with additional stone work and landscaping (See
Attachment B). At the time of the writing of this report, no modified landscape plans had been
Crystal Cove Commons PUD Minor Amendment - Architectural Modifications Page 2
submitted and staff believes this is important to maintain this a focal point. In a follow-up email,
the applicant stated that they "intend on adding additional hardscape area and landscape in the
area of the fountain, but redesign is not finalized due to issues associated with our proposed
resurfacing in this area. Rather than provide something to the Village that may change in the
future, we would prefer to be permitted to continue to refine our design and we will coordinate
with staff on any changes and address as part of an as built approval. " Therefore, the staff
review reflects the subject request to remove the tower with no additional improvements as
submitted.
The subject decorative tower feature adds additional character to the plaza as it part of a pattern
of towers that creates a uniform and coherent architectural theme of multiple towers at strategic
locations across the entire length of the plaza. Further, the central activity area around the
fountain, including the subject tower, was approved as a prominent set of features intended to
serve as the main hub of activity for the plaza. There is one tower to the south of the subject
tower and two towers on the north building. The central fountain area is where the main access,
valet, and outdoor gathering activity center are located. The subject tower is a prominent focal
point in this central area and serves to break-up the linear plaza and is part of a consistent vertical
theme of tower focal points. The removal of the tower would also diminish the prominence of
the central fountain activity center as it is the area's main architectural element with substantial
height. The height of the subject tower may also counterbalance the increase in letter and logo
height of the tenant signage recently approved by the Planning Commission. Therefore, staff
does not recommend approval of the proposed tower removal. The architectural plans and
renderings are located in Attachment B.
IV. INFRASTRUCTURE ANALYSIS IMPACT
No infrastructure analysis is required for the proposed modifications.
V. CONCLUSION
Staff is recommending approval of the proposed door modification, but denial of the tower
modification based on the applicant's submittal without additional hardscape and landscape
improvements. The subject decorative tower feature adds additional character to the plaza and is
part of architectural theme across the front facade of the plaza. Further, the subject tower is a
prominent focal point in the central gathering area around the fountain. It also serves to break-up
the linear plaza and is part of a consistent vertical theme of tower focal points. The height of the
subject tower may also counterbalance the increase in letter and logo height of the tenant signage
recently approved by the Planning Commission.
Crystal Cove Commons PUD Minor Amendment - Architectural Modifications Page 3
VI. VILLAGE COUNCIL ACTIONS
A. Approve the staff recommendation; or
B. Approve the Applicant's subject request with the following conditions recommended
by staff:
1. Prior to issuing a building permit revision for the tower removal, the applicant
shall provide, for administrative approval by the Community Development
Department, a plan detailing the additional hardscape and landscape
improvements referenced in the applicant's justification statement.
2. Prior to the issuance of the Certificate of Completion, the applicant shall install
the shade canopy over the fountain area; or
C. Approve the Applicant's subject request (with no conditions).
VIL ATTACHMENTS
ATTACHMENT A: Site and Aerial Photos
ATTACHMENT B: Applicant's Plans and Supporting Documentation
Crystal Cove Commons PUD Minor Amendment - Architectural Modifications Page 4
ATTACHMENT A:
Site Photos
Proposed �� \ �r�'► ►
Location ► ►
i for Tower
Google Earth Pictometry 2016
2017 Approved Renderings
ATTACHMENT B:
Applicant's Plans & Supporting Documentation
APPLICANT FOLLOW-UP EMAIL
From: Joni Brinkman [mailto:jbrinkman@udkstudios.com]
Sent: Tuesday, January 30, 2018 4:53 PM
To: Sita Erin; Jan Polson
Cc: Nick Mihelich; Tony DeAngelo (Tony@BlackLionIG.com)
Subject: RE: Crystal Cove Commons
Erin,
Per our phone call this afternoon, please see that the applicant does intend on adding additional
hardscape area and landscape in the area of the fountain, but redesign is not finalized due to
issues associated with our proposed resurfacing in this area. Rather than provide something to
the Village that may change in the future, we would prefer to be permitted to continue to refine
our design and we will coordinate with staff on any changes and address as part of an as built
approval.
Thanks.
Joni
Architectural Tower Amendment
The previous Village approval referenced above allowed architectural improvements to the fagade of the
center which included the addition of four (4) tower elements. This request is to remove the one single
tower reflected just to the south of the central fountain area. The tower proposed at the southernmost
end of the center and the two (2) individual towers proposed for Cods and Capers will remain as initially
proposed to provide focal points are located at each end of the center. During the public hearing process,
the applicant agreed to a large number of additional improvements which lead to the June 22, 2017
approval granted by the Village. These additional improvements included the addition of awnings,
removal and replacement of vegetation and addition of irrigation along the rear of the center. Additionally,
parking lot diamonds were added as requested to provide additional landscaping along the front of the
center. Also, the property owner has also encountered numerous unforeseen construction costs. It was
discovered that the slab under the main fountain area had washed out. As a result, the fountain walls and
slab area are being rebuilt and the fountain resurfaced. The parking garage drainage was
inspected/evaluated by a Civil Engineer and resulted in the addition/replacement of the drainage
pumps. The stucco on the existing center was found to be worse than initially though and has resulted in
additional cost as well. All of these items have resulted in a major increase in the construction
budget. Although the Property owner has increased the initial budget, they are seeking other ways to
adjust the cost without affecting the overall design. With the additional cost to the fountain area, the
Property Owner proposes to expand the area surrounding the fountain area to include additional stone
and landscaping. Removal of the single tower, just south of the fountain in the middle of the center, has
the least amount of impact to the center re -design and still provides for a much -improved architectural
design for the center. The addition of stone and landscape will provide a more pleasing and aesthetic
design in keeping with the initial approval.
Joni Brinkman, AICP
urban JBrinkmangudkstudios com
610 Clematis Street
*r„p,os Suite CU02
West Palm Beach, FL 33401
r g -Z
spo
� �.:. _ ''� `^- ��v' �''v a. -r-:- J.l•�'_.' I `I '-µ'ms
✓� ,/u..K � kms' '�` �P - �\ �' ff fry I _
_W INi\
III F PIN
7-1
June 9, 2017
DEVELOPMENT
c T _
�M
1A WINE, mooman
STA,
v
!u WITT
{f Ir 3
46A
1
N
June 9, 2017
DEVELOPMENT
�. x�.. "• �„�,�� _ �Y�i �r ke:$ � �, ``w ,� icy As � -
a r +ces
` 4
t.,.. ?ens" 1� ' � �fft . Y ) . �. o. :j �"• R ` i � _ � _ ._
f �'r^n _l is .>�i ,. - �` �• `-�
,
CRYSTAL COVE COMMONS
EAST COLOR RENDERING
Village of North Palm Beach
Re -Submitted February 12, 2018
Previously approved Architecture
Remove
Note that
corner ar
at this po
elevation
2 towers -
tower
a
0
O C/) Q
z °
U"
O'U
� w
CO
N J
rx
0
U Z
EKED
d
PL.o
09/t9/20t>
AS N01kD �j
Za2e>9 O
A4.0
Proposed Architectural Cha"e
y
MEN M
IN
M
MEN
Revised Storefront without To%
ELEVATION KEY NOTES
Nii
7,7
HD
Fwq
m:1
Etj
ED
ow
Emi
o
CIE
AREA B DISPLAY BLDG. ELEVATIONS
�A4.51
LAI
Previously approved Architecture for Cods &
Capers Restaurant
Ev„a 1 ---
Q6.4
Existing Door I
ELEVATION KEY NOTES
.�ao.
0 ago,
O
Enil
DST
®
® .E......
mm y...wE,w
E7aw
O.a.rW.W �wwE..wMeo
� aacowo..v000.�s,..swe.s.c
�1 RESTAURANT BUILDING SOUTH ELEVATION
A4.4 scniE. ve.a
RESTAURANT BUILDING EAST ELEVATION
A4.4 uu
ted 6.t
Y �
DIE
I
I
I
N
no*m 7�
5
A4.4
Proposed Architectural Door Revision for Cods & Cap(
Existing Door- Not usable during construction of Tower
ELEVA,nON KEY NOTES
SEE]
CHI
GWI
E-2:3
EK3
Eg
E9
uff]
F -I
1EE)
O
ILI Ij C®1 (A-4 ( ') (.)
rj-\RESTAURANT BUILDING FAST ELEVATION
G 8
om
( DX E
ARCHITECTS
PLANNERS
FAX
ir
OV) 0
U Z LL
C)
<
w
cQ
C) IL
U=,:
ir
0
U z
A4.4
LOWLUSTERAURAPA4IT COOSENECKUGRTFIXTUiW. VMUIST RAURAP—T ACM PANEL:
/'^� MOOELNO: NEARTSTONE MODEL ND.: SLSPAR208i.TC-38i-C9i vODELND.: SA10VO1�AltlTE MODEL NO.: COLOR TO BE
1601 BY BENIANIN MOORE BYSOGNBRACKETSTUPE OC468YBENJAMM DORE MTLC PE)(PWfR BYALPOLIC
L� 2
1
BLACK LION Crystal Cove Commons burtonhersh
DEVELOPMENT DESIGN MATERIAL SELECTIONS
Date: 52.22237
PAC-CIAOTITE-LOCK STANDING GOOSENECK UGNT FTKTURE' Awu14S%WHC:
SEAMMETALROOR MODEL NO; SLB4-AR208LTC.301-Ly1 MODEL NO.. JOCKEY RED PUSS
NOA NO.: 154028.06 BY SOON BRACKET STORE BaOSO BYSUNIUW1
STU E
MODEL NO: CO9STALREPF- COLOR TO
BE PFAAL VOWE SYELOORAOOSTOAE
11NWNG FABS C:
MWEL ND.. BLACK PLUS
8408.OMSYSUNBREUA
LOW LUSTER AURA PAW.. LIDWALLSOONCF, LGY LU5782AUtAPAMT.
MODEL NO.: NEARTSTONE MODEL NO- ^SO SVVOT00 COR- MO®ELNO:SN Nv*flTE
1601 BY BENMMN MOORE iE0-V.1L CONCE6REYf1N 11Y OC$681MU1111AMO1Aff
BLACK LION Crystal Cove Commons b u rto n h e rs h
DEVELOPMENT DESIGN MATERIAL SELECTIONS
Dare: 02222017
WOOD TILEFLOORING TRE'. LOW LIDSTERAteLV RW.YT AWNING TAMC:AC► PANE{: PAC C AO -.ITE {IXX STANDING AWNING FABRIC:
MODEL NO: MSM EDC BROWN MODEL NO.: 071 BRLWNBE MODEL RO_ SNOW WINTE MOCELNO.. BLAC%F'LtM WOVE L NO-CMURTOBE SENUUEIALROOR MODEL NO..CLINTON GRANITE
BY TILE GALLERY ESA 1PALS SY eRICRL.WE OC-GSBYBEX We4L10CRE 'SL0540 .f WSL94BREUA TWEROWTEARBYA.POLC NOAMO- 15.08 4BB8.0000 BY SUNBRELIA
FLOOR TLE.
MOMLNO:07.8ONEOMBC
TESSERE 1Sttt'BY6FB01OANE
LOW UISTERALMIA PAINT
MODELND: NEW/&IRYAORT BLUE
RG155SYSENJAWNMOORE
BLACK LION Crystal Cove Commons b u rto n h e rs h
DEVELOPMENT DESIGN MATERIAL SELECTIONS
Dale: 02222017
t
4'
�_ �. R. -. a .'"r ,;,, • . b , .s .. �. �'y 4Y+i -
t
t .za
x
•
r_
CRYSTAL COVE COMMONS
MASTER SIGN PROGRAM
Village of North Palm Beach
Re -Submitted February 12, 2018