HALLANDALE BEACH, FLORIDA
MEMORANDUM
DATE: January 5, 2009
TO: D. Mike Good, City Manager
FROM: Richard D. Cannone, Director of Development Services
SUBJECT: Application # 08-93-DB by Village at Gulfstream Park, LLC, Village at Gulfstream, 901 South Federal Highway (CAD #29/04)
I. PURPOSE
To consider approval of the Major Development application for the Village of Gulfstream Project Phase 2.
II. BACKGROUND INFORMATION
Applicant:
Village at Gulfstream Park, LLC
Project Name
The Village at Gulfstream Park – Phase 2
Request:
Application # 08-93-DB by Village at Gulfstream Park, LLC requesting Major Development Review approval pursuant to Section 32-782 of the Zoning and Land Development Code in order to build Phase 2 of the Village at Gulfstream Park project consisting of 60,447 additional square feet of retail to Phase 1 approved by the City Commission on April 18, 2007 for 355,814 square feet of retail and 75,000 square feet of office space for a new total of 491,261 square feet in gross floor area at 901 South Federal Highway.
Parcel Size:
Gulfstream Park is 253.685 acres of which approximately 200 acres are in the City of Hallandale Beach and 53.68 acres in the City of Aventura. The subject site is 60.8 acres in size, all lying within the city of Hallandale Beach (see attached map).
Location:
The property is located east of Federal Highway (US1) generally between Hibiscus Street on the north and the Broward County/Miami-Dade County Line on the south. The address is 901 South Federal Highway.
Existing Use:
Parking lot for Gulfstream Park Racing and Casino facility and the Village at Gulfstream Park Phase 1 presently under construction.
Proposed Use:
The Village at Gulfstream Park will be comprised of 750,000 square feet, 1500 residential units, 2500 seat cinema, 140,000 square feet of office space and a 500 room hotel.
Phase 1, presently under construction, consists of 430,814 square feet of office /retail.
This application is for Phase 2 of the project, comprised of 60,447 square feet of additional retail use in 2 buildings (Building 800 and Building 1290).
Comprehensive Plan Future Land Use Designation:
City: Local Activity Center
County: Local Activity Center
Existing Zoning:
Planned Local Activity Center (PLAC)
Surrounding Zoning:
N: CCB (City Central Business) District
S: Community Business and Medical Office District in the City of Aventura
E: CR-A Commercial Recreation
W: CF (Community Facilities/B-L (Business Limited)/PRD (Planned Redevelopment Overlay District)/PDD (Planned Development Overlay District)
Surrounding Land Use:
N: Gulfstream Promenade/General Commercial use fronting on Hallandale Beach Boulevard
S: Vacant (Gulfstream ownership in City of Aventura)
E: Gulfstream Park Racing and Casino
W: Federal Highway/General Commercial/City Hall/ Library/ US Post Office
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lII. LAND USE HISTORY
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Related Land Use History:
Previous Actions:
On November 6, 2006 the City Commission approved applications by Forest City For comprehensive plan amendments creating the Village at Gulfstream Park Local Activity Center land use, rezoning the subject property to Planned Local Activity Center (PLAC), the Development of Regional Impact (DRI), Master Development Plan for the project, in order to allow development of the Village at Gulfstream Park with encompasses 1500 residential units, 2500 seat cinema, 140,000 square feet of office space, a 500 room hotel, and 750,000 square feet of commercial space: The City Commission also approved a Local Development Agreement with Forest City which has been executed and recorded.
On March 26, 2007, the City Commission passed Resolution #2007-17 accepting the Village at Gulfstream Park Plat.
On April 18, 2007, the City Commission approved Application #07-08-DB by Forest City in order to build Phase 1 of the Village at Gulfstream Park project consisting of 355,814 square feet of retail and 75,000 square feet of office space for a total of 430,814 square feet in gross floor area.
Interdepartmental Review:
City staff has met with the applicant and design team for Phase 2 of the project. Comments or concerns raised by the Development Review Committee (DRC) were discussed with the applicant during review of the application. The majority of such comments have been incorporated into the Development Plan application. The developer is committed to traffic improvements mitigation pursuant to the approved DRI Order and Development Agreement. The Committee recommends approval of the Development Review application, subject to conditions as enumerated under Section VII, Staff Recommendations of this report.
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IV. COMPREHENSIVE PLAN CONSIDERATIONS
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The proposal is consistent with the City’s Comprehensive Plan, the approved DRI Development Order, PLAC Master Development Plan and the Development Agreement with the City.
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V. APPLICABLE CODES AND ORDINANCES
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1. The subject property is zoned Planned Local Activity Center (PLAC) district. The uses permitted in PLAC District are uses consistent with or customary to mixed-use urban centers including but not limited to multi-family residential, office, retail and commercial uses including cinemas, nightclubs, café / restaurants, hotels, accessory parking, and certain commercial recreation uses.
The Development Order for the Village at Gulfstream Park was approved for 750,000 square feet or gross leasable area (GLA) of retail, 140,000 square feet gloss floor area (GFA) of office, 500 hotel rooms, 1500 residential units and a 2500 seat cinema. The project build out date per the Development Order is December 31, 2014.
Phase I of the project, presently under construction, consists of 355,809 square feet of retail and 75,000 square feet of office space for a total of 430,814 square feet in floor area.
The subject application for Phase 2 consists of 60,447 square feet of additional floor area for a total floor area of 491,261 square feet.
2. Section 32-179(f) of the PLAC regulations sets forth setbacks, building height, off street parking and landscaping for properties zoned PLAC.
The maximum building height allowed in PLAC District is 30 stories or 350 feet. The Phase 2 Village main Street buildings will be one or two stories in height Building setbacks are as specified in the Design Guidelines for the project.
Pursuant to the above referenced section, the City may allow a reduction in the quantity, location or type of parking based on submittal of a Parking Study acceptable to the City. An updated Parking Study has been provided which analyses the parking needs of the Racetrack/Casino and the Village at Gulfstream Park to share parking as further discussed under Section VI, item 3, of the report.
3. The Village at Gulfstream Park Design Guidelines specifies a minimum landscaping requirement of 15%, including open space such as plazas, water features and other pedestrian common areas shall be provided.
Twenty-six (26%) percent of the site will be landscaped for Phase I and 2 exceeding the above referenced requirement. The developer also provides the 1.06 acre urban plaza required by the Development Agreement with the City.
Phase 1 & 2 of the project encompasses 31.98 acres, therefore, according to the requirement, 928 trees are required for Phase I & 2. The developer is proposing 764 new trees. In addition, the developer is retaining 58 existing healthy mature trees which represents 284 tree credits as allowed by Section 32-384(d) for a total of 1,048 trees, exceeding the minimum requirement.
VI. REVIEW CRITERIA FOR MAJOR DEVELOPMENT
1. Natural Environment
Phase 2 of the project will be built on a portion of the surface parking lot of Gulfstream Park contiguous to Phase 1 and in accordance with the approved Master Development Plan of the project.
2. Open Space
Twenty-six (26%) percent (366,739 square feet) of the site will be landscaped. The minimum landscaped area required by Code is 15%. A 1.06 acre urban plaza was included in the development for Phase I.
According to the landscaped plans, the grounds will be substantially landscaped with mature trees, ornamental trees and shrubbery. Royal Palms are being installed along South Federal highway and main interior streets of the project. Clusters of Canary Island Date Palms will be planted at the entrance on 3 Street, 5 Street, 9 Street and the new main entrance between 7 Street and 9 Street. In addition, the developer has paid the City $220,000 to provide landscaping and uplighting upgrades of South Federal Highway medians as required by the Development Agreement.
3. Circulation and Parking
Parking facilities will be shared between Gulfstream Racing and Casino activities and the Village at Gulfstream Park. Pursuant to Section 32-179(f), off-street parking shall be designed and calculated per the City’s Off-Street Parking requirements. Shared parking is encouraged to permit a reduction in total of required parking spaces in mixed use projects which typically do not have peak parking demands at the same time or patrons that may visit a number of uses within the project. In such cases, the City may approve a reduction in the quantity of required parking spaces based on the submission of a professional parking study acceptable to the City. A Parking Study was prepared by DKS Associates, the parking consultant for the developer. The study originally submitted for rezoning to PLAC was recently updated in November 2008 at the request of the City to include an analysis of recent horse racing facility operations, the Casino with 1500 approved slot machine operation and the Village at Gulfstream Park Phase 1 and 2 development. According to the updated study, 5,275 spaces are needed for the racetrack/casino and 1,437 spaces for Phase 1 of the project, a total of 6712 parking spaces are required. The Phase 1 and 2 project will provide 7121 parking spaces thereby exceeding the Parking Study findings.
Staff requested and the developer provided an auto turn study of delivery trucks to service area. The semi trucks servicing building 1290 would need to cross Breezeway Street into oncoming traffic. Although a private road, staff has concerns with the deliveries at building 1290. Staff recommends delivery hours by large trucks such as semi or tractor trucks be limited to hours when the Center is closed for business, as permitted by Code.
Additionally, as part of the condition of the Development Agreement, Staff is working with the Applicant to provide for the connection of Gulfstream Way, (thru the LAC) with Hibiscus (SE 2nd) Street and SE 8th Avenue to the northwest of the site to better improve traffic circulation within the City.
4. Access Control
Access to the site is via 4 existing driveways on South Federal Highway at SE 3 Street, SE 5 Street, SE 9 Street, and SE 11 Street. A new main entrance to the Village areas is under construction between SE 7th Street and SE 9th Street. Also the existing driveway connection to East Hallandale Beach Boulevard at 10th Avenue will be maintained allowing motorists to travel north without the use of South Federal Highway. These driveway connections, as well as a number of improvements to South Federal Highway including additional travel and turn lanes are in accordance with the approved DRI Order. Furthermore, the City is working with the developer as part of the development process to provide an access connection from the project to Hibiscus Street (SE 2nd Street). A traffic signal currently exists at SE 3rd Street and at the Hallandale Beach Boulevard entrances. A new traffic signal has been installed at the intersection at SE 9th Street.
5. Public Transportation
Broward County, Miami-Dade County and the City shuttle bus services South Federal Highway and Hallandale Beach Boulevard. There are 3 bus stops and shelter locations along South Federal Highway. A new Transit Superstop area is proposed at the north end of the project between SE 3rd Street and Hibiscus Street. According to the Development Order, the Superstop must be completed prior to the issuance of the first Certificate of Occupancy for any building in Phase 1.
The specific design of the facility is being coordinated with the developer, the City, Broward County Transit and Miami-Dade Transit staff. Internal shuttles will ferry patrons to the facilities on site.
Pursuant to the Development Agreement with the City, the developer is required to install 10 bus shelters at locations determined by the City.
6. Community Services
According to the Supplemental Impact Evaluation Statement, the Phase 1 development will generate about 10,474 pounds/5.24 tons per day of solid waste. Phase 2 will generate an additional .44 tons per day. The City operates its own solid waste removal system. All solid waste is taken to the Broward County Regional Solid Waste facility for processing and disposal. The project will be serviced as required by Code.
7. Drainage
Paved areas are proposed to have underground catch basins for storm water runoff as needed. Storm water must be retained on site. Drainage calculations will be required at time of permitting. The applicant is required to comply with DEP regulations and City criteria to retain a 5-year 1-hour storm on site.
8. Building and Other Structures
The proposed Phase 2 development will consist of 60,447 square feet of retail in two buildings (Building 800 and Building 1290). Building 800 is one story; Building 1290 will be one story with a partial second story stockroom.
9. Concurrency Evaluation
The Village at Gulfstream Park proposal was reviewed through the Development of Regional Impact (DRI) process and the Development Order approved on November 6, 2006. The review process involved a number of review agencies that examine all aspects of the development including infrastructure to serve the project. As such, the overall project impacts were reviewed for concurrency issues at that time. The proposed development impacts for the Phase 1and 2 development area is a subset of the overall project impacts. 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 services for reference.
Potable Water According to the Impact Evaluation Statement for Phase 1, the Phase 1 project generates about 149,000 gallons of potable water per day. According to the supplemental information provided by the applicant, Phase 2 generates an additional 6045 gallons per day (gpd). The City Water Plant is expandable to 15 MGD (million gallons per day). The Plant’s current capacity is 9 MGD. The current demand is about 8 MGD. The City also has a Large User Agreement for potable water with Broward County as a backup.
Wastewater The City has a Large User Agreement with the 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 uses, the wastewater demand for Phase 2 is 6045 gpd. There is sufficient capacity to serve the proposed Phase 2 development.
The Developer will be required to pay for their share of additional sewage demand from the Hollywood Treatment Plant as a result of their development.
Transportation System Per the approved Development Order, the Village at Gulfstream Park development is limited to 3582 gross trips/1,800 new PM Peak Hour trips. The City has established a monitoring system to ensure the amount is not exceeded and will record the data for DRI reporting in the future. The Phase 1 & 2 cumulative development will generate 1,600 gross trips / 885 net new PM Peak Hour trips as summarized below:
Gross Trips Net Trips
3,582 1,800 Total Project Trips
(1,600) (885) Phase 1 & 2 Trips
1,982 915 Balance
The DRI Development Order and Development Agreement contain several required improvements based on Phases and/or development intensities. A number of signalization improvements, turn lane additions and mass transit improvements are linked to the development. Prior to issuance of Certificate of Occupancy for Phase 1 all these terms are required to be completed.
Design Guidelines
The adopted Design Guidelines for the Village at Gulfstream Park provide specific guidelines governing vehicular and pedestrian circulation, architectural, landscaping, building scale, massing, building placement, open space, site lighting, parking and signage and building materials. The adopted Guidelines contemplated buildings of the Mediterranean Revival style. Although the proposed Phase 2 buildings are not designed in this specific Mediterranean style, the proposal has been found to be consistent with the general intent of the guidelines to create a high quality urban mixed use center characterized by architectural styles and design elements.
Development Agreement
The Development Agreement with Forest City makes provisions for the following contributions to the City relative to Phase 2 of the project:
(18)1. Developer shall contribute $250,000 prior to issuance of the first Certificate of Occupancy for Phase 2 for amenities and park improvements which the City may utilize for the proposed ten (10) acre park/tennis facility presently in negotiation between Magna Entertainment Corporation (MEC) and the City. If the proposed new tennis facility is not constructed, then $250,000 may be used in the City’s discretion, for the public park purposes.
(19)2. Developer agrees prior to issuance of the first certificate of occupancy of Phase II to donate to the City $250,000 for quality of life issues that may arise due to development of the project which may include but is not limited to traffic, lighting, security, and other such items.
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VII. STAFF RECOMMENDATIONS/CONCLUSIONS
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Staff has conducted a comprehensive analysis of the application for Phase 2 of the project 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 the following conditions:
1. Deliveries to the project by semi trailers or tractor trucks shall be restricted to the hours when the Center is closed for business, in accordance to City Code.
2. The developer shall submit a Signage Plan in general conformance with the adopted Design Guidelines for Phase 2 of the project prior to issuance of the building permit for the development.
3. The developer has submitted preliminary building elevations for the proposed Phase 2 buildings. Prior to the issuance of a building permit for Phase 2, the developer shall work with Development Services to articulate the west elevation of Building 1290.
4. All solid waste disposal shall be serviced by the City. Use of third party services shall be approved by the City.
5. Compliance with all conditions specified in the DRI Development Order and the Development Agreement between the City and developer.
Prepared by:
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Christy Dominguez
Director of Planning and Zoning
Reviewed:
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D. Mike Good, City Manager Date
_____ Approved _____ Denied _____ Hold for Discussion
Comments:
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