MEMORANDIUM
DATE: March 28, 2008
TO: D. Mike Good, City Manager
FROM: Richard D. Cannone, Director of Development Services
SUBJECT: Applications #24-06-DB, #25-06-CU and #26-06-Z for Major Development, Rezoning and Conditional Use Permit
Hallandale Oasis Limited, LLLP
1100 East Hallandale Beach Boulevard
______________________________________________________________________
Hallandale Oasis Limited, LLLP
PROJECT NAME
Hallandale Oasis
The applicant is requesting the following:
The property is located at 1100 East Hallandale Beach Boulevard (please refer to survey for the full legal description.)
Gulfstream
The property is 5.3 acres or 232,035 square feet in area. A 5 foot dedication along the rear property line of 2,003.05 square feet is proposed for future SE 2 Street. The net acreage after dedication is 5.28 acres.
Central City Business (CCB) District and Planned Redevelopment Overlay (PRD) District.
The Property is currently used as a 50,560 square foot one story office complex (Hallandale Professional Center).
Mixed use development with a four story office/retail building fronting East Hallandale Beach Boulevard, a five story parking garage and a 26 story residential building.
North - Central City Business District and Planned Redevelopment District
South - Commercial Recreation Active (CR-A) District
East - Central City Business District and Planned Redevelopment District
West Central City Business district and Planned Redevelopment District
North - Commercial across East Hallandale Beach Boulevard
South - Gulfstream Park Racetrack and Casino
East - The 1250 Office Building
West - Wachovia Bank/Commercial Office Building
II. LAND USE HISTORY
In 1992, the City created the Hallandale Financial District
Corridor Plan as a mechanism to promote redevelopment within the Hallandale
Beach Boulevard Corridor with high density taller buildings close to the road
in a more urban design. The City Commission in October 2003 changed the name
of the Corridor to City Central Business District and authorized preparation of
an Ordinance to apply the Planned Redevelopment Overlay District to this area
and South Federal Highway in order to further redevelopment of the Corridors.
Planning and Zoning Board recommended approval of these applications on February 27, 2008 by a vote of 4-1. (Cooper, No).
The applicant has also filed a Plat Note Amendment application to change the present note restriction on the maximum permitted development square footages for Regency Park Plat to allow for the proposed development. The Plat Amendment is presently being reviewed by Broward County and will be submitted directly to the City Commission when ready.
______________________________________________________________________
In summary, the applicant Major Development site plan depicts the following:
1. A 4-story building containing 33,345 square feet of retail space and 120,000 square feet of office space fronting East Hallandale Beach Boulevard and a 26 story residential building containing 250 residential units.
2. Retail space will be located on the first floor and floors two thru four will be office space.
3. Parking for the commercial building is contained in a detached 5 level parking garage located between the office building and the residential building.
4. The pool deck for the residential building is on the eighth floor. A recreation center is proposed on the parking garage roof top.
5. Parking for the residential building is on floors one thru seven. The residential units are on floors eight thru twenty-six.
6. The residential unit mix is as follows:
· one bedroom units - 72
· two bedroom units - 108
· three bedroom units -70
7. 16% of the site will be landscaped (15% is the minimum required.)
8. The project consists of two phases as follows:
Phase I:
· Demolition of 12,965 square feet of 50,560 square feet existing commercial space leaving 37,895 square feet of existing commercial.
· Retain 185 surface parking spaces (152 are required) for the remaining commercial component.
· Construct the 26 story residential tower with a total of 250 units with integrated 552 space parking garage (481 spaces are required).
Phase II:
· Demolition of 37,595 square feet of remaining existing commercial space. Construction of commercial development consisting of 120,000 square feet of office space and 33,345 square feet of retail space. The parking provided for Phase II is 689 spaces (689 spaces are required).
9. 1,073 parking spaces are required and 1,281 parking spaced are provided.
The developer will be required to dedicate 5 feet along the rear property line for Right of Way. This dedication in addition to the 20 feet of existing Right of Way will provide for a total of 25 feet of right-of-way from the center line for SE 2nd Street. The Applicant will also be required to construct the portion of Right of Way abutting the subject property.
Comments/issues identified by the Development Review Committee (DRC) were discussed with the applicant during DRC review of the application. The majority of these comments/issues were addressed and incorporated into the Major Development Plan application. The applicant has committed to traffic improvements to mitigate the traffic concerns raised by the DRC. Specific recommendations and conditions of the DRC are enumerated in the attached Development Agreement.
MAJOR DEVELOPMENT REVIEW
Staff finds that this development is consistent with the City’s Comprehensive Plan. Specifically, the General Commercial designation permits office and retail uses and residential mixed uses. All of the uses proposed by the applicant are permitted under the land use category. Additionally, the proposed project will assist in furthering the following policies and objectives of the City’s Comprehensive Plan:
· Policy 1.3.4: Residential areas should continue to be buffered from high intensity nonresidential uses.
A. Low to medium range residential densities should continue to be located with access to existing local, collector and minor arterial streets.
B. High density residential developments should continue to be located with direct access major arteries.
· Policy 1.5.8: Development themes for land use along Hallandale Beach Boulevard and US 1 shall be incorporated into the Land Development Code in the form of Special Zoning Districts that redefine these corridors as focal areas of the City. In conjunction with development of these Special Zoning Districts, site development standards will be revised to include innovative approaches to site and building design shall be implemented by 2000.
· Policy 1.10.4: The City shall maintain innovative land development regulations that encourage mixed-use developments and incorporate site design and planning techniques that will enhance the quality of large scale developments or redevelopment areas.
· Objective 1:16: Urban Infill and Redevelopment: Establish criteria which encourage development of urban infill and urban redevelopment area(s) to promote economic development, increase housing opportunities and maximize the use of existing public facilities and services.
· Policy 1.16.1: Increase economic development and employment opportunities within urban infill and urban redevelopment area.
· Policy 1.16.3: The Hallandale Beach Land Use Plan shall encourage mix use developments within urban infill and urban redevelopment area(s).
Furthermore, the retail/commercial uses, which are located on a transit corridor, will provide a number of employment opportunities and increase the economic development in the area.
CONDITIONAL USE
The subject property is presently designated General Commercial on the City’s
Future Land Use Map. The property is designated Commercial on the Broward
County Land Use Map. The applicant proposes to develop the site per the
Neighborhood Commercial category in order to build the mixed use project with
250 residential units at a density of 47.34 dwelling units per acre.
The City’s and County’s Comprehensive Plan permits residential units within
commercial designated land provided the local government applies flexibility or
reserve units to the parcel.
(Note: Flexibility Units are defined as the difference between the number of
dwelling units permitted within a flexibility zone by the Broward County Land Use
Plan and the number of dwelling units permitted within the flexibility zone by the
City’s Land Use Plan.)
The City is divided into 2 Flexibility Zones. The FEC Railroad serves as the
dividing line between zones. The subject property is located in Flexibility Zone
#93. There are1,348 Residential Flexibility Units available within Flex Zone
#93. The maximum number of Flexibility Units that may be assigned pursuant to
the Neighborhood Commercial category is 264. The applicant is requesting assignment of 250 Flexibility Units.
The proposal will be consistent with the City’s Comprehensive Plan if the petition to allocate 250 Residential Flexibility Units to the proposed development is approved by the City Commission. In order for Residential Density to be allocated to a property with a Commercial Land Use, Residential Flex Units are required.
Assignment of 250 Flexibility Units to this parcel would reduce the number of Flexibility Units in Flex Zone #93 to1,098.*
*Note: The City is processing the Park Central application with a request for 257
Flexibility Units and R.K. Townhomes project with a request for 9 Flexibility Units.
Should the City Commission approve these two requests and the subject application, the number of Flexibility Units available within Flex Zone #93 would be reduced to 832 flex units.
CONDITIONAL USE
1. The subject property is presently zoned (CCB) Central City Business District. Article III Section 32-175(2)(d)(5), of the City’ Zoning and Land Development Code permits by a Conditional Use Permit, medium and high-density residential uses in conjunction with a mixed use project subject to the provisions for residential and mixed use set forth in Section 2.3(B)(1) the Neighborhood Commercial category of the City’s Comprehensive Plan Future Land Use Element.
The applicant proposes to build a mixed use high rise building which will contain 250 residential units. Therefore, he seeks a Conditional Use Permit to allow the proposed residential component of the project pursuant to the above section.
2. The subject property is designated Commercial in the City’s and County’s
Future Land Use Maps. The Neighborhood Commercial land use designation permits mixed commercial/residential developments as follows:
a. Residential uses shall be subject to allocation of Residential Flexibility or Reserve Units for the site.
b. For mixed commercial/residential developments greater than 5 acres in size, freestanding multi-family residential uses are permitted provided the gross residential acreage does not exceed 5 acres or 40% of the commercially-designated site, whichever is greater, and the entire mixed commercial/residential development be governed by specific zoning regulations that establish criteria to ensure proper integration and compatibility of land uses within and surrounding the development.
c. Residential densities shall not exceed 50 dwelling units per acre.
The subject property is 5.28 acres in size. Based on the above criteria the residential densities for commercially designated land cannot exceed 50 dwelling units per acre or 264 units. The applicant proposes to build 250 residential dwelling units, which is permitted by the Comprehensive Plan. The use, however, is allowed subject to assignment by the City Commission of Residential Flexibility Units. The applicant has requested assignment of 250 Residential Flexibility Units to the project.
3. The Planned Redevelopment Overlay (PRD) is also assigned to the property. Section 32-176(d)(2) also permits mixed multi-family uses on sites no less than one acre subject to assignment of flexibility or reserve units under the Broward County Flexibility Rules Document. Paragraph (g)(7) of the subsection states that commercial designated properties in PRD District of at least two acres in size shall be permitted, subject to assignment of flexibility units, the maximum density of 50 dwelling units per acre.
The property is 5.28 acres in size therefore; the proposed density of 47.34 units per acre does not exceed the requirements for residential development in PRD District.
4. Section 32-175(f) requires 1000 square feet in gross floor area for each (1) one bedroom apartment, 1100 square feet in gross floor area for each (2) two bedroom apartment and 1200 square feet for each 3 bedroom apartment on properties zoned (CCB) Central City Business District.
When the above stated requirements are applied, the proposal meets the minimum unit size as follows:
Unit Type Required Proposed Deficiency
1 bedroom 1000 sq. ft. 1000 sq. ft. -0-
2 bedroom 1100 sq. ft. 1218 sq.ft. -0-
3 bedroom 1200 sq.ft. 1580 sq.ft. -0-
REZONING
1. The applicant proposes to apply the PDD Overlay District to the property. Section 32-174(g)(5) provides procedures and requirements for rezoning to PDD. The Section requires that proposed development within a developer-initiated PDD be evaluated for its consistency with the City’s goals and policies relating to the area being proposed for development.
The rezoning to PDD and proposed Development Plan is consistent with the City’s goals and policies which encourage site design planning techniques to enhance the quality of large scale developments or redevelopments as addressed under Section VII, Review of Application Criteria of this report.
2. Article III Section 32-174(g)(3) allows rezoning to PDD be submitted for review as a Concept Plan. A Concept Plan is a preliminary plan of the developer’s proposal which includes existing and future development of a project site.
According to the provisions, the following information shall be provided in a Concept Plan:
(1) A certified boundary survey.
(2) General schematic representation of the land uses (existing and proposed) with densities, intensities, along with a table of computation which depicts the number of units, gross floor area, parking, building height and site coverage.
(3) Approximate delineation of internal circulation, with hierarchical classification of streets.
The applicant has provided a detailed Development Plan which exceeds the information required to evaluate a Concept Plan. The development details are summarized under Details of the Application on pages 3 and 4.
3. Section 32-174(h) specifies the procedures and requirements for major development plans.
An application for Major Development Plan, a detailed plan representing the specific development and impact analysis has been filed by the developer. A major development plan must meet the requirements of Article V, Development Review, and the PDD requirements specified in Section 32-174(h). The Major Development Plan application will be submitted directly for City Commission consideration and will be processed subsequent to approval of the PDD rezoning application.
4. Section 32-174(i) requires all Planned Development Districts must contain a minimum of 1.5 acres of land under unified control.
The subject property is 5.28 acres, thus, it exceeds the minimum parcel size required.
5. Section 32-174(i), Planned Development District (PDD) provides assignment of PDD as an optional zoning procedure to permit site design flexibility; greater land use intensity and density in order to encourage high quality innovate development and promote its most appropriate use consistent with Comprehensive Plan policies. Development in a PDD is governed by a Development Agreement pursuant to Section 32-174(d)(2).
The uses permitted in a PDD are those uses enumerated by the underlying zoning district in accordance with the City’s Comprehensive Plan. All site development standards, including density, in a PDD are negotiated between the City and the applicant as part of the development process.
The proposed uses are permitted or conditionally permitted by the underlying Central City Business District zoning of the property. As required for properties zoned PDD, the development standards, including density, will be negotiated and the development will be governed by a Development Agreement which will be presented to the City Commission with the Major Development Plan.
MAJOR DEVELOPMENT REVIEW
1. The subject property is presently zoned (CCB) Central City Business District. Article III Section 32-175(2)(d)(5), of the City’ Zoning and Land Development Code permits by a Conditional Use Permit, medium and high-density residential uses in conjunction with a mixed use project subject to the provisions for residential and mixed use set forth in Section 2.3(B)(1) the Neighborhood Commercial category of the City’s Comprehensive Plan Future Land Use Element.
The applicant proposes to build a mixed use development comprised of a 4-story building containing 33,345 square feet of retail space and 120,000 square feet of office space fronting East Hallandale Beach Boulevard and a 26 story residential building containing 250 residential units. Therefore, the applicant has also filed companion Application #26-06-CU (Conditional Use Permit) to permit the proposed residential component of the project pursuant to the above section on land with a commercial land use designation. The subject property also has Planned Redevelopment Overlay District assigned. Based on the above criteria, the residential densities for commercially designated land cannot exceed 50 dwelling units per acre or 264 units. The applicant proposes to build 250 residential dwelling units, which is permitted by the Comprehensive Plan. The use, however, is allowed subject to assignment by the City Commission of Residential Flexibility Units. The applicant has requested assignment of 250 Residential Flexibility Units to the project.
2. The Planned Redevelopment Overlay (PRD) is also assigned to the property. Section 32-176(d)(2) also permits mixed multi-family uses on sites no less than one acre subject to assignment of flexibility or reserve units under the Broward County Flexibility Rules Document. Paragraph (g)(7) of the subsection states that commercial designated properties in PRD District of at least two acres in size shall be permitted, subject to assignment of flexibility units, the maximum density of 50 dwelling units per acre.
The property is 5.28 acres in size therefore; the proposed density of 47.34 units per acre does not exceed the residential density permitted (50 units per acre).
3. Section 32-174(i)(3) permits smaller yard areas than those of the underlying zoning district where the use is appropriate for a particular project. Minimum setbacks in PDD may be considered by utilizing one of the following methods:
a. the applicable setbacks of the underlying zoning
b. established setback pattern of adjacent property and property within 500 feet of the PDD site.
c. as a combination of (a.) and (b.) above utilizing good planning practices such as considering buffering, service areas, access for fire fighting equipment and containment of fire.
Setback Required Proposed Deficiency
Front 15 feet max. 16’-16” 1’- 6”
Rear 15 feet min. 10 feet 5 feet
Sides 0 feet 12 feet -0-
The applicant has agreed to dedicate 5 feet in the rear of the property for additional right of way for SE 2nd Street (Hibiscus Road) which presently is a 20ft right of way for the width of the subject property. The building will be setback 10 feet from the future rear property line after the dedication. Therefore, the proposal would not meet the minimum of 15 feet rear setback required by the underlying zoning. The applicant has agreed to extensively landscape the rear of the new building. The existing use to the south is the Gulfstream Park Racetrack and stables.
Although Staff does not support the applicant’s request of the proposed 10 foot rear setback, staff is requesting that it be conditioned that prior to Building permit application, the Applicant is to increase the set back to 20 feet or incorporate building stepbacks above 45 feet.
4. Section 32-175(f) requires 1000 square feet in gross floor area for each (1) one bedroom apartment, 1100 square feet in gross floor area for each (2) two bedroom apartment and 1200 square feet for each 3 bedroom apartment on properties zoned (CCB) Central City Business District.
When the above stated requirements are applied, the proposal meets the minimum unit size as follows:
Unit Type Required Proposed Deficiency
1 bedroom 1000 sq. ft. 1000 sq. ft. -0-
2 bedroom 1100 sq. ft. 1218 sq.ft. -0-
3 bedroom 1200 sq.ft. 1580 sq.ft. -0-
5. Section 32-455 (b) (3) requires 1.5 parking spaces for every one bedroom unit, 1.75 spaces for every 2 bedroom units and 2 spaces for every 3 bedroom units plus 10% of the total required for guest parking.
The City’s Administrative Parking Document requires 1 parking space for every 300 square feet of retail space and 1 parking space for every 250 square feet of office space.
When the above referenced standards are applied, the required parking for the total project is as follows:
Residential Required Proposed Deficiency
72 one bedroom units x 1.50 = 108
108 two bedroom units x 1.75 = 189
70 three bedroom units x 2.0 = 140
10% guest parking = 44 ____ _____
Sub-Total 481 552 -0-
Commercial
Retail – 33,345 square feet 1/300 = 112
Office – 120,000 square feet 1/250 = 480 _____ _____
592 689 -0-
Grand Total Parking 1,073 1,281 -0-
The proposal exceeds the number of parking spaces required by Code by 208 spaces. The developer intends on phasing the project into 2 phases. During the phasing of the development, the parking requirements will be met as follows:
Phase I - Parking
|
Use |
Required |
Proposed |
|
Residential-250 units |
481 |
552 |
|
Office (37,895 s.f.) |
152 |
185 |
|
Retail (-0-) |
- 0- |
- 0- |
|
Phase I Total |
633 |
737 |
Phase II - Parking
|
Use |
Required |
Proposed |
|
Residential -0- |
- |
- |
|
Office (120,000 s.f.) |
480 |
349 |
|
Retail (33,345 s.f.) |
112 |
340 |
|
Phase II Total |
592 |
689 |
6. Section 32-175 (f) (6) requires the following minimum floor area for multi-family developments in Central City Business District
Unit Type Requires Proposed Deficiency
One bedroom 1,000 sq. ft 1,000 s.f. -0-
Two bedroom 1,199 sq. ft 1,218 to 1271 s.f. -0-
Three bedroom 1,200 sq. ft 1,580 s.f. -0-
The proposal meets on exceeds the minimum floor area required for all unit types.
8. Section 32-175 (f) (5) requires a minimum of 15 % landscape area for multi-family development in Central City Business District.
The applicant is proposing 16% landscape areas at grade therefore it meets the above referenced requirement.
9. Section 32-384 (c) (3) requires one tree for every 1500 sq. ft. of lot area. Trees for credit in commercial zoned properties must have a minimum of 15 feet at time of planting.
Based upon the 229,996.8 square foot (5.28 acre) parcel, 154 trees are required to be installed. The applicant proposes to install 154. The applicant proposes to plant 139 City approved credited trees, resulting in 15 tree deficiency. The applicant has agreed to install the additional trees to meet the code requirements.
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VII. REVIEW OF APPLICATION CRITERIA
______________________________________________________________________
Article III Section 32-174(g)(5) of the Zoning and Land Development Code states applications for rezoning to PDD shall be reviewed with consideration given to the following criteria:
1. That the proposed project would further the development or redevelopment of an area of the City consistent with City land use and development goals, policies and development/redevelopment efforts.
The proposed project will further the following policies and objectives of the city’s comprehensive land use plan:
Policy 1.2.1: A financial district theme for land use along East Beach Boulevard shall be implemented by 1997 to promote the concentration of financial services and offices and further define this corridor as a focal area of the City. The theme shall include use of Royal Palm Trees along Boulevard right-of-way.
Policy 1.3.4: High density residential developments should continue to be located with direct access onto major arteries.
Policy 1.3.6: The City shall encourage infill residential development.
Policy 1.5.8: Development themes for land use along Hallandale Beach Boulevard and U.S. 1 shall be incorporated into the Land Development Code in the form of Special Zoning Districts that redefine these corridors as focal areas of the City. In conjunction with development of these Special Zoning Districts, site development standards will be revised to include innovative approaches to site and building design.
Policy 1.10.4: The City shall maintain innovative land development regulations that encourage mixed-use developments and incorporate site design planning techniques that will enhance the quality of large scale developments or redevelopment areas.
Objective 1.16: Urban Infill and Redevelopment: Establish criteria which encourage development of urban infill and urban redevelopment area(s) to promote economic development, increase housing opportunities, and maximize the use of existing public facilities and service.
Policy 1.16.1: Increase economic development and employment opportunities within urban infill and urban redevelopment area(s).
Policy 1.16.2: Adequate housing opportunities necessary to accommodate all segments of present and future residents shall be provided within urban infill and urban redevelopment area(s).
Policy 1.16.3: The Hallandale Beach Land Use Plan shall encouraged mixed use developments within urban infill and urban redevelopment area(s).
(Note: The entire City is designated as an Urban Infill Area).
Consistent. Assignment of PDD Overlay district to the property is consistent with the City’s adopted goals and redevelopment efforts.
2. That the proposed development would be of an equal or higher quality with regard to appearance, site design, compatibility with the adjacent area, landscaping, and provision of amenities that would result under the existing development standards.
Consistent. The proposed development would be of a higher quality than required by the underlying existing commercial zoning. Quality, appearance, or provision for amenities of the development are not regulated by the underlying zoning district. PDD extends the City’s discretion in assuring a high quality development and compatibility with the surrounding area through the negotiated process. Development is governed by a Development Agreement between the City and the developer. The proposal includes high quality materials and architectural features consistent with established Design Guidelines for PRD. The building is a modern mediterranean design with large spans of glass, stone and stainless steel. Building elevations and design includes urban plazas with brick pavers sidewalks, water features and outdoor seating areas.
2. That PDD would allow a more innovative design than would be possible under the development standards of the existing zoning district and development regulations.
Consistent. PDD zoning will allow for a more innovative design of the development, consisting of commercial along Hallandale Beach Boulevard with residential to the south and includes amenities that will enhance the development.
4. That the proposed development would promote the public interest, including, if appropriate, the provision of open space and amenities available for public use.
Consistent. The proposed development provides many amenities such as interior atriums, landscaped areas, fountains, seating areas and pedestrian sidewalks for public and private use.
5. That mixed commercial and residential development proposals would be well planned, in an integrated design that would encourage use of mass transportation, pedestrian and bicycling modes of transportation.
Consistent. The proposed development integrates commercial, retail, office, and residential uses. The project’s location along Hallandale Beach Boulevard, a transit corridor well served by Broward County Transit, should encourage use of mass transportation by residents, employees and visitors to the site.
6. That is would be more appropriate for a proposed project to be developed under PDD development standards and procedures than the existing zoning district development standards, and development review and variance procedures, when the criteria mentioned in this subsection are considered.
Consistent. It is more appropriate to evaluate the proposed project as an overall redevelopment plan under PDD than adhering to the specific Code criteria of the underlying zoning district. PDD zoning provides the flexibility to determine the appropriateness of a code modification based on the suitability to the specific site than the variances process. Adherence to the strict review criteria for variance of Section 32-965 is not applicable with PDD zoning. Such modifications can be determined to have no significant impact on the actual development and neighboring properties, or that it may actually enhance the proposal through the negotiated process.
CONDITIONAL USE REVIEW CRITERIA
ARTICLE VI, SECTION 1 (1.02) Conditional uses: Applications for conditional
uses shall be reviewed with consideration given to the following:
(1) That the use is compatible with the existing natural environment and other properties within the neighborhood.
Consistent. The surrounding neighborhood consists of residential high-density, multi-family, commercial and commercial recreational uses, therefore, the residential component of this mixed-use project is well integrated with its surrounding uses.
(2) That the use will create no substantial detrimental effects on property values in the neighborhood.
Consistent. The surrounding area consists primarily of high-density residential, retail and offices, therefore, the proposed residential mixed-use project will not create detrimental effects on any surrounding property values. The addition of high-end, mixed use buildings will substantially improve the area and is consistent with the purpose of the CCB District and PRD Overlay District and the City’s Comprehensive Plan.
(3) That there are adequate public facilities such as schools, roads, parks, and utilities within the service areas involved.
Consistent. Adequate public facilities exist within the subject service area. The developer will be required to demonstrate the proposal and will meet all concurrency requirements of Chapter 32 of the Code as part of the review of the Major Development Plan.
(4) That there will be adequate provisions for the traffic movement, both vehicular and pedestrian, both internal to the use and in the area which will serve the use.
Consistent. Vehicular and pedestrian traffic movements were reviewed as part of the Major Development Plan application and were found to be adequate. The proposed development will not obstruct or impede pedestrian movements. Traffic impacts on roadway system will be addressed and mitigated in the Major Development Plan application submitted directly to Commission.
(5) That there will be adequate drainage systems to service the use with particular attention to the necessity for on-site retention systems to alleviate drainage and pollution problems.
Consistent. A storm water drainage system will be provided as required by Code.
(6) That there are adequate setbacks, buffering, and general amenities in order to control any adverse effects of noise, light, dust, and other nuisances.
Consistent. The proposed project will actually upgrade and enhance the landscaping and buffering in the immediate area and will not result in the creation of any nuisances.
(7) That the land area is sufficient, appropriate and adequate for the use and for any reasonably anticipated expansion thereof.
Consistent. The proposal is in compliance with the City’s Comprehensive Plan. Additionally, the proposed site carries the proper zoning, land-use, and Comprehensive Plan designations required for such development. Several other high-density residential developments currently exist or are planned in close proximity to the subject site and the project is located on a major transit corridor, making the proposed use appropriate.
(8) Any other conditions as may be stipulated and made a requirement in granting any application for a conditional use, when it is considered necessary to further the intent and general welfare, including but not limited to:
a.) Limitations on the hours of business operations.
b.) Limitations on the number of occupants of any building at any one time.
MAJOR DEVELOPMENT REVIEW
Section 32-787 specifies the following criteria shall be utilized in the review and evaluation of applications for Major Development Review approval:
1. Natural Environment
Subject property is the site of the Hallandale Professional site consisting of 9 one story office buildings on East Hallandale Beach Blvd. The existing development will be demolished in phases.
2. Open Space
The minimum landscaping area required by Code is 15% and the applicant is providing 16% of the site will be landscaped at ground level. In addition, the building will contain landscaped areas in common areas above ground level in the amenity deck for the residential use. According to the landscaped plans, the grounds and non-ground level common area will be substantially landscaped with mature trees, ornamental trees, and shrubbery. Royal Palms, Medjool Date Palms, Alexander, and Coconut Palms are proposed to be installed throughout the property. In addition, Oak trees, Mahogany trees, Gumb Limbos and various species of ornamental trees are proposed. The applicant is required to install 154 trees and is providing 154 trees.
3. Circulation and Parking
1,073 parking spaces are required for the development and 1,281 parking spaces are proposed. The City’s parking Code requires parking spaces calculated on the square footage of individual uses, thus, no credit is provided for mixed use developments as a result of internalization of mixed uses.
The vehicular use area has been designed to allow free movement within the proposed new buildings and the parking garage. Parking for the commercial building is provided on a 5 level parking garage. Parking for the residential building is contained in floors 1 thru 7 of the residential building.
4. Access Control
The existing complex has two (2) right turn in/right turn out driveways from East Hallandale Beach Boulevard and two (2) two-way driveways from SE 2 Street (Hibiscus Road) an unimproved 20 foot right of way which the developer will be required to make necessary infrastructure improvements adjacent to the property. The developer has been required to dedicate an additional 5 feet from the property to provide for a 25 foot right of way.
5. Public Transportation
Broward County, Miami-Dade County and the City shuttle bus services Hallandale Beach Boulevard. There is a bus stop and a shelter adjacent to the subject site on Hallandale Beach Boulevard. Staff recommends that the applicant install a new City bus shelter.
6. Community Services
The building will have a trash enclosure in a service area on the ground floor of the commercial and residential building. The location was acceptable for service by the City’s sanitation trucks. Prior to the issuance of the building permit, the developer must provide a hydraulic analysis of the water system, including a fire flow test to determine if the system is adequate to provide required fire and domestic use demand.
7. Drainage
Paved areas are proposed to have underground catch basins for storm water runoff. Storm water must be retained on site. Drainage calculations will be required at time of permitting. The applicant will be required to comply with DPEP regulations and City criteria to retain a 5-year 1-hour storm on site.
8. Building and Other Structures
The proposed development will have a four story building with restaurants, offices and retail uses, a five story parking garage and a twenty-six story residential building with the first seven levels as parking.
9. Concurrency Evaluation
According to Article V Section 32-782, determination of concurrency must occur prior to the approval of a building permit.
Staff has conducted a concurrency evaluation of the project relative to its impact on water, sewer, solid waste, recreation and drainage. Staff has determined that concurrency requirements for water, sewer, drainage and solid waste facilities have been met. Water, sewer, recreation and drainage calculations must be provided to the satisfaction of the City Engineer prior to the issuance of a building permit. The City reserves the right to require upgrades to the water, sewer, and drainage existing infrastructure if it is determined the systems are inadequate or will be severely impacted by the development.
The developer has submitted an Impact Evaluation Report as required by Section 32-788 that addresses each issue. The following is a summary of the expected impacts to the various public utilities for reference.
Potable Water - According to the criteria in the Impact Evaluation Report, the development will generate the need for approximately 81,164 gallons of potable water per day. The City Water Plant is expandable to 15 MGD (Million Gallons per Day). The plant’s current capacity is 9 MGD. The City’s current demand is about 6 MGD. There is sufficient capacity to maintain this development. In addition, this project combines with Highland Park Village and Park Central presently being considered would not exceed available capacity.
Wastewater - The City has a Large User Agreement with City of Hollywood and several other communities for wastewater treatment. The City recently obtained additional capacity at the sewer plant.
The City’s current committed capacity is 7.85 MGD and the City’s total flow is 7.25 MGD according to the applicant, based on the proposed commercial / residential use, the wastewater demand for the site is 68,224 gallons per day. There is sufficient capacity to maintain this development.
The developer is required to pay for their share of additional sewage demand from the Hollywood Wastewater Treatment Plan as a result of their development. The developer will be required to pay the City $384,000. This amount is based on the estimated gallons of sewage demand in applicant’s Impact Study and the City’s cost to obtain additional capacity at the Plant. Should the actual sewage amount generated be greater than specified in the applicant’s Impact Study, the developer will be required to pay the actual cost to the City.
Transportation System – The applicant was required to submit a traffic Study and Trips Run Report pursuant to Section 32-788 (g) for an analysis of the impact of the development as related to current and projected roadway usage and design capacities. The City’s consultant for this project, Michael Miller & Associates (MMA) reviewed the Study. The Traffic Study and the Consultant’s Report have been placed in the Additional Materials Folder.
According to the consultant, the project will generate a significant amount of new traffic to the roadway system. MMA stated that due to the phasing of the project, Phase I, consisting of the 250 residential units and 37,895 square feet of office use will generate 1846 new daily trips/188 PM Peak Hour trips. The existing 50,645 square feet office park now generates about 790 daily trips/135 PM Peak Hour trips. The Phase I redevelopment would result in 1056 more vehicle trips per day/53 PM Peak Hour trips than the existing development. The total project (phase 1 and 2) would result in 3232 more vehicle trips per day/220 PM Peak Hour trips than the existing development (80% daily/62% PM Peak hour increase). As the City is within a designated Urban Infill area, development projects may not be denied based upon concurrency, however they are required to mitigate their impacts. The applicant will be mitigating its impacts as specified in the Development Agreement for this project.
Additionally, the applicant has agreed to pay for any future fees within three (3) years of the issuance of the building permit for the development established by the City to fund infrastructure improvements including but not limited to traffic and transit improvements as more specifically described in the attached Development Agreement between the Developer and the City.
School Facilities - The City’s Zoning and Land Development Code, Chapter 32, Section 32-788(i), Impact Evaluation Statement, requires that impacts on school facilities be considered for new development. Accordingly, the applicant was required to provide an Impact Analysis regarding the project's impact on the public school system.
The Broward County School Board calculated the potential student impact of the 250 high rise units proposed. According to the School Board, the proposed project would generate 3 high school, 3 middle school, and 6 elementary school students for a total of 12 students. The schools impacted by the proposed development are Hallandale Elementary, McNicols Middle and Hallandale High School. The middle school and high school are neutral. Hallandale Elementary is critically overcrowded.
The application is subject to the provisions of Section 7.8 of the Interlocal Agreement for Public School Facility Planning and School Board Policy 1161. Pursuant to same, mitigation is required of new residential developments that impact overcrowded schools. The applicant/owner will be required to mitigate the 6 students anticipated for Hallandale Elementary School.
10. Community Meeting
The developer held a Community Meeting on July 25, 2007 to present the project to the community in a public forum. The meeting was advertised on July 19, 2007 and notices were mailed to all area residents and owners within 1,000 feet from the site; in accordance with City’s Administrative Policy #2014. 011.
11. Financial Impact
The project’s anticipated value at build out is $120 million. It is expected the proposed development will generate approximately $598,000 in City of Hallandale Beach taxes and approximately $1,200,000 in CRA TIF revenue.
12. PRD Design Guidelines
Properties zoned PRD are also subject to the adopted Design Guidelines for the PRD Overlay District. The proposed development has been found to be consistent with the established design guidelines for properties zoned PRD.
13. Master Plan
The proposed Hallandale Oasis development is located along the Hallandale Beach Corridor, which has been identified as a focus for redevelopment. The subject site has been designed to take proactive steps towards responsible urban form and function. The master plan encourages the following design principles: redevelopment of surface parking lots, inclusion of public/civic space, pedestrian/vehicular connectivity, urban landscape materials, green building practices, and flexibility to create unique developments. These objectives have been incorporated into the design of the Hallandale Oasis development.
The existing development consists of a suburban office park surrounded by surface parking. The project includes an expanded sidewalk along East Hallandale Beach Boulevard approximately 26 feet in width in concert with the Master Plan’s objective of a 20 foot minimum sidewalk along the major corridors. Street trees will line the project’s frontage creating an urban rather than suburban landscape theme consistent with the Master Plan’s objectives for urban form and design. Store fronts along the frontage lines create a visual and aesthetic presence to attract and ultimately gather pedestrians. The commercial component is connected to the residential area by means of pedestrian sidewalks to the urban plazas, landscaped areas and water features.
14. Green Development
The applicant has agreed to design and construct the development utilizing the principles of sustainable or “green” design for the benefit of the community; the future building occupants, tenants and owners; and the global environment in general. Examples of such sustainable or ‘green development systems, products and practices that might be incorporated into the design and construction of the proposed development could include, by way of example: reduction of pollution and land development impacts from automobile use; reuse and recycling of stormwater for non-potable uses such as landscape and irrigation and custodial uses; and high performance, energy efficient building technologies and systems (HVAC, lighting, windows, etc.). The type of “green” certification is outlined in the attached Development Agreement and will be required prior to issuance of Certificate of Occupancy.
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VIII. STAFF RECOMMENDATIONS
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Conditional Use Application
A comprehensive compatibility analysis has revealed the proposed mixed use development will not negatively impact surrounding properties and will prove to be an overall asset to the area. Since the immediate vicinity is primarily composed of high-density residential, retail, and office uses the proposed location is appropriate for such land-use intensity. The subject application meets the requirements of the City Code and the overall vision of the City’s Comprehensive Plan and the Planned Redevelopment Overlay (PRD) District.
Therefore, staff has no objections to the approval of the application for a Conditional Use Permit subject to assignment of 250 Residential Flexibility Units to the project by the City Commission.
Rezoning to PDD
As previously stated, the objective of the PDD is to provide an optional zoning procedure to permit site design flexibility and greater land use intensity and density in order to encourage high-quality, innovative development that is consistent with comprehensive plan policies, applicable city development and redevelopment plans, and desired development patterns and land uses in an overlay zone that encourages flexibility in the design and negotiation of land development in order to promote the most appropriate use while allowing flexibility in development. The intent of applying the PDD for this property was predicated on the City’s desire to promote the redevelopment of underutilized properties in need of revitalization through flexible development standards.
Staff has no objections to assigning the PDD Overlay District to the subject site. Rezoning to PDD will allow for design flexibility through the negotiated process in order to encourage development that is consistent with Comprehensive Plan policies and desired development patterns.
Major Development Review
As outlined in this memo, Staff has conducted a comprehensive analysis of the subject application and has determined the applicant’s proposal meets the general requirements for Major Development Plan approval relative to concurrency and other Code requirements subject to special conditions in addition to the Code mandated regulations. The proposed conditions are outlined in the attached Development Agreement and should be imposed to assure a quality development and mitigate any negative impacts.
In furtherance of the Comprehensive Land Use Plan Goals, Objectives and Policies, Zoning Code and other applicable City provisions and based upon the findings of facts contained herein, staff recommends approval of the following applications:
These recommendations for approval are subject to all of the conditions of approval outlined in the attached Development Agreement.
Staff recommends approval on First Reading of the Ordinance applying the Planned Development Overlay District to the subject property.
Staff further recommends the City Commission approve the following during Second Reading of the above referenced Ordinance (on May 7, 2008):
Prepared By: ________________________________________
Christy Dominguez, Director of Planning & Zoning
Reviewed:
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D. Mike Good, City Manager Date
_____ Approved _____ Denied ______ Hold for Discussion
Comments: ______________________________________________________________________
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