MEMORANDIUM
DATE: May 2, 2007
TO: D. Mike Good, City Manager
FROM: Christy Dominguez, Director of Planning and Zoning
SUBJECT: Applications # 06-06-DB
Millennium Hallandale Group
2500 East Hallandale Beach Boulevard
_______________________________________________________________
Millennium Group, Owner
PROJECT NAME
Millennium Hallandale
Application # 06-06-DB by Millennium Group requesting Major Development
Review approval pursuant to Section 32-782 of the Zoning and Land
Development Code in order to create a mixed use development and build a
residential/retail building at 2500 East Hallandale Beach Boulevard.
The property is located at 2500 East Hallandale Beach Boulevard and includes the dental office building site at 2518 East Hallandale Beach Boulevard (please refer to survey for the full legal description.)
Golden Isles/AIA
3.58 acres
Central City Business (CCB) District and Planned Redevelopment Overlay District.
Commercial building complex with 97,032 square feet of general office use, 42,372 square feet of retail and 5298 square feet of dental office.
Demolish the easterly one story building (approximately 10,406 square feet) and a portion of the easterly parking garage and build a 179 unit, 29 story residential building with retail use on the ground floor.
North - Central City Business District and Planned Redevelopment District across East Hallandale Beach Boulevard
South - RM-18 (Residential Multi-family) District across Diana Drive
East - Central City Business District and Planned Redevelopment District
West Central City Business District and Planned Redevelopment District
North - Seawalk Pointe
South - Residential Multi-family buildings Diana Drive
East - Vacant lot
West - Vacant lot
II. LAND USE HISTORY
Development Details:
The applicant’s plans depicts the following:
1. Demolition of existing easterly 10,406 square foot one story building and a portion of the second level parking garage. In addition, the existing two story dental office building at 2518 East Hallandale Beach Boulevard will also be demolished and the parcel combined with the 2500 East Hallandale Beach Boulevard property.
2. The existing 97,032 square foot office space and 31,966 square feet of retail is to remain.
3. A 29 story mixed use building at the eastern end of the property consisting of 8,947 square feet of retail on the ground floor and 179 residential units.
The overall building height is 298’ – 6” (the permitted height is 350 ft.).
4. The new building consists of
a. 8947 square feet of retail space and 14 parking spaces on floor one.
b. Parking garage for the building are on floors 2 thru 7 providing a total of 512 new parking spaces.
c. The pool deck is on floor eight.
d. The residential units are on floors nine thru the 29th floor.
e. The residential unit mix is as follows:
56 one bedroom units
95 two bedroom units
28 three bedroom units
5. An existing office/retail complex with nonconforming parking. Five hundred fifty (550) spaces are required per present Code requirements and 364 spaces are existing on the property for a shortage of 186 spaces.
6. Eight hundred sixty two (862) parking spaces are required and seven hundred twenty three (723) spaces are proposed for the new building and existing uses for a shortage of 139 spaces.
7. Presently, 7% of the property is landscaped thus, nonconforming to the present code standard requiring 15% of the site be landscaped. Landscaping is proposed to be increased to 10% of the site.
Not applicable
IV. INTERDEPARTMENT REVIEW SUMMARY________________________
The majority of Code deficiencies, 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 has
committed to traffic improvements to mitigate the concerns. The
Committee recommends approval of the Development Review application,
subject to conditions as enumerated under Section VIII, Staff Recommendations,
of this report.
Certain conditions recommended by DRC relative to the Development Plan are
not specific Code requirements. However, Planned Development District (PDD)
zoned properties have a special privilege. PDD zoning provides for site design
flexibility and greater land use intensities through a negotiated process rather
than traditional zoning standards and variances. PDD also provides for a more
expedient review process of the Major Development Plan as such applications do
not require Planning and Zoning Board action. PDD properties also have more
flexible development options. As a result, special conditions of approval, to
assure a high quality development which will be compatible and enhance
surrounding areas, should be required for the Millennium, as were required by
previous Commission approved Agreements on properties zoned PDD.
The proposal is consistent with the City’s Comprehensive Plan.
1. The subject property is zoned CCB, Central City Business district.
The applicant proposes to build a 29 story mixed use building at the 2500 Building property which will contain 179 residential units and 8947 square feet of retail on the ground floor of the new building.
2. 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 in order to encourage high quality innovative development and, promote its most appropriate use consistent with Comprehensive Plan policies. Development in PDD is governed by a development agreement pursuant to Section 32-174(d)(2).
The applicant has filed related Application #04-06-Z to apply the Planned Development Overlay District (PDD) to the property. The uses permitted in a PDD are those uses enumerated by the underlying zoning district and must be consistent with the City’s Comprehensive Plan. The underlying zoning of the property is CCB, City Central Business District. The proposed retail use is permitted in CCB. However, the proposed residential use requires a Conditional Use Permit and approval by the City Commission.
All site development standards in a PDD are negotiated between the City and the applicant as part of the development process. Development must be in compliance with the site plan as approved by the City Commission.
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 PPD 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.
The underlying zoning of the property requires a maximum of 15 feet front yard setback, and permits a zero setback on the side property lines.
The proposed building meets the front and side yard setbacks. However, the building is setback 8 feet from the rear property line instead of the minimum of 25 ft. rear setback required by the underlying zoning. The existing parking garage structure on the property is setback approximately one foot from the rear property line.
The applicant has agreed to extensively landscape the rear of the new building. The building would be further buffered by landscaping in the median of Diana Drive. The residential structures south of Diana Drive are located approximately 110 feet from the proposed building. Therefore, staff believes the proposed 8 foot rear setback is appropriate for this project.
4. Section 32-455(c) requires one parking space for every 250 square feet of offices and banks and one parking space for every 300 square feet of retail uses.
The existing retail/office complex is nonconforming to present code requirements. When the above referenced parking standards are applied, 550 parking spaces are required for the existing commercial uses. Presently 364 spaces are existing on the property for a shortage of 186 spaces. Therefore, the existing conditions are nonconforming to present parking requirements.
5. The developer proposes to build 179 residential units on the property. Section 32-455 (b)(3) relative to multi-family residential uses requires 1.5
spaces every one bedroom apartment, 1.75 spaces for every two bedroom apartment, and .25 space for each additional bedroom
apartment in excess of two, plus an additional 10% of the total number for guest parking.
The proposed residential unit type is as follows:
56 one bedroom units
95 two bedroom units
28 three bedroom units
179 Total units
When the above-mentioned standards are applied, the parking required for the residential use is 338 spaces.
6. The applicant proposes to demolish 10,406 sq. ft. of the existing retail uses and the 4,812.5 sq. ft. dental office building; 8,941 sq. ft. of retail will be built on the ground floor of the new building.
When the above-referenced requirements for the commercial and residential uses are applied to the proposal, the total parking required is as follows:
Commercial Uses 552 parking spaces
Residential Uses 338 parking spaces
862 parking spaces required
The applicant provides 723 parking spaces on the property including existing parking facilities for a deficiency of 139 parking spaces. The proposed deficiency represents a 25.3% reduction from the present 186 parking deficiency on the property. The applicant has requested a waiver of these parking spaces pursuant to Section 32-174(i)(l) of the PDD regulations which permits all development standards to be negotiated.
7. Section 32-453(i)(4) requires that all parking corridors in excess of four abutting parking spaces shall be designed to permit vehicle entry and exit in one continuous forward motion without using a vacant space to turn around.
The parking garage is designed with 6 parking corridors with 9 abutting spaces that dead-end, thus, there is no provision for a turnaround in said corridors as required by Code.
The applicant requests modification of this requirement pursuant to Section 32-174(i)(1) of the PDD regulations, which permits all site development standards and related development standards of the Zoning and Land Development Code to be negotiated as part of the development process.
8. Section 32-453 specifies the design requirements for parking space dimensions, and aisle design standards.
The proposed aisle width in the parking garage is 22 feet instead of the 23 feet required by Code. Therefore, the applicant is also requesting a waiver of the Code standard.
9. Section 32-174(f)(5) requires a minimum of 15% of properties zoned CCB District be landscaped.
Presently, 7% of the site is landscaped, thus, nonconforming to present code requirements. The applicant proposes to increase landscaping to 10% of the site, therefore, reducing the nonconformity by 3%.
10. Section 32-284(c)(3) requires one tree for every 1500 square feet of lot area. Section 32-285(c) (2) requires a minimum of 15 feet in height trees for properties zoned commercial.
According to the above criteria, 104 trees are required. The applicant proposes to install 103 trees, which represents 70 tree credits based on the credit ratio for palms per the City’s Design Guidelines Manual. The proposed trees range from 15 feet to 30 feet in height at grade. Eighteen (18) of the required trees will be planted on the pool deck.
VII. REVIEW CRITERIA
_______________________________________________________________
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 2500 Building consisting of 9 story office building and retail/restaurant uses on the ground floor and the Dental Office building at 2518 East Hallandale Beach Boulevard. The easterly 10,406 sq. ft. one story building, a portion of the second level garage and the two story dental office building will be demolished.
2. Open Space
15,641 square feet of the site will be landscaped at ground level. In addition, the building will contain 2,650 square feet of landscaped areas in common areas above ground level for a total of 10% landscaped area provided. The minimum landscaping area required by Code is 15%.
As mentioned previously, the existing property is nonconforming as to landscaping requirements.
According to the landscaped plans, the grounds and non-ground level common area will be substantially landscaped with mature trees, ornamental trees, and shrubbery. The landscape plans include upgrading and replacement of all existing trees on site which are in poor condition in the existing area of the property, including landscaping and buffering the existing parking garage along Diana Drive. Royal Palms, Medjool Date Palms, Alexander, and Coconut Palms are proposed to be installed throughout the property. In addition, Oak trees and various species of ornamental trees are proposed. The applicant is required to install 104 trees and is providing 103 trees which equate to 74 tree credits. The applicant has requested a waiver to plant 34 trees less than required by Code due to the limited planting areas available as a result of the landscape nonconformity characteristics of the site. In lieu of planting the 34 required trees, the applicant is providing mature trees of height and caliper which exceed code requirements.
3. Circulation and Parking
862 parking spaces are required for the development and 723 parking spaces are proposed. The applicant has requested a waiver of the 139 parking spaces as the proposal reduces by 25.3% the existing parking deficiency of the site.
The proposed plan results in providing 16% less parking than the Code specified criteria for the proposed and existing uses. The City’s parking Code requires parking spaces calculated on the square footage of individual uses, thus, no credit is allowed for mixed use developments as
a result of internalization of mixed uses. Commercial and residential parking typically occur at different hours of the day. According to the City’s transportation consultant for this project, Michael Miller and Associates, the requested amount of parking reduction is consistent with professional guidelines (10-20%) for internalization of mixed uses.
The vehicular use areas has been designed to allow free movement within the proposed new building and the parking garage. Parking is provided on levels 2 thru 7 of the new building. The parking garage has been designed as an integral part of the building with commercial uses and materials to obscure the view of stored vehicles. The existing 2 story garage will remain to serve the mixed use project.
4. Access Control
The existing complex has two (2) right turn in/right turn out driveways from East Hallandale Beach Boulevard and one driveway to Diana Drive. The redevelopment plan proposes to maintain the west driveway on East Hallandale Beach Boulevard, but relocate the east driveway further east between the 9 story building and the new building. A new decelaration lane to this driveway is proposed and was required by Florida Department of Transportation (FDOT).
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 which the City plans on replacing with a new shelter and will be relocated approximately 90 feet to the east. A 6 ft. x 20 ft. easement will be required to accommodate the new shelter. The developer has offered to contribute $17,000 to the City‘s bus shelter program.
6. Community Services
The building will have a trash enclosure in a service area on the ground floor of the building. The location was acceptable for service by the City’s Sanitation trucks. In addition, the existing enclosure which serves the retail and restaurant uses is presently located in a manner which obscures visibility to Diana Drive. The applicant has agreed to relocate this enclosure to an alternate location which will not create safety concerns.
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 179 residential units, restaurants, offices and retail uses. In addition, the existing building to remain will be upgraded to be in harmony with the new high rise building. Existing parking lot lighting will also be upgraded with decorative light poles and the lighting intensity increased to meet the City’s parking lot illumination requirements.
According to Section 32-787(3), shadows cast by proposed structures shall be discouraged from precluding the reasonable use of neighboring properties recreational areas. The applicant has provided a shadow study, which reflects the proposed building will not impact the neighboring properties’ recreational areas.
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, recreation and solid waste, facilities have been met. Water, sewer, and drainage compliance are all subject to submission of hydraulic analysis, and drainage calculations to the satisfaction of the City Engineer prior to the issuance of a building permit. The City reserves the right to require upgrade to the system if it is determined the system is inadequate or will be severely taxed by the development.
The City’s existing wastewater flow is nearing capacity of the reserve allotted under the City’s Agreement with Hollywood. 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 $182,108. This amount is
based on the estimated gallons of sewage demand in the applicant’s Impact Study and the City’s cost to purchase said demand.
The applicant was required to submit a Traffic Study and Trips Run Report pursuant 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, Michael Miller and Associates, reviewed the Study. According to the consultant, because of the removal of commercial square footage, the expected traffic impact of the proposed development should be negligible.
The project traffic impacts were also analyzed by HDR Engineers, the firm working on the City’s Transportation Master Plan. A number of additional detailed studies and analysis were done, concluding that because of the demolition of commercial square footage and the introduction of dwelling units with much lower traffic generation, the net result will be a small increase in traffic per day. The estimate is 138 new trips per day or 18 new trips in the PM Peak Hour.
According to the Consultant, Hallandale Beach Boulevard west of the site and segments of Federal Highway have very poor operating LOS characteristics. Improvements to Hallandale Beach Boulevard were recently made by FDOT and additional improvements, mostly related to traffic signal timing, will occur in the near future as required by the Village at Gulfstream Park DRI project. The Consultant concluded that the small amount of additional traffic generated by this development, while technically exceeding the definition of de minimus under state law, is quite insignificant (about 3 tenths of 1% of the service volume). As the entire City is within a designated Urban Infill Area, development projects may proceed despite traffic congestion, provided mitigation is provided.
The developer has agreed to pay for any future fees within three (3) years of the issuance of the building permit established by the City to fund infrastructure improvements including but not limited to traffic, transit, utility, and recreation improvements as more specifically described in Paragraph #10 of the attached proposed Development Agreement between the Developer and the City.
The Broward County School Board calculated the potential student impact of the proposed development. The schools impacted by the proposed development are: Hallandale Elementary, McNicole Middle, and Hallandale High School. Per the School Board, the middle school and
high school are neutral and can accommodate projected students. Hallandale Elementary, however, is critically over-enrolled. According to
the School Board, the proposed project would generate 11students (8 elementary, 1 middle and 2 high) school students. The Developer will have to mitigate the elementary school students with the School Board.
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 generally consistent with the established design guidelines for properties zoned PRD.
VIII. STAFF RECOMMENDATIONS
___________________________________________________________
Prior to the issuance of a building permit for the proposed Development, the Developer will make the following contributions and commitments to the City to mitigate the impacts of the proposed Development upon City services and facilities:
1. The Developer/owner shall pay to the City $10,000 to cover the cost associated with re-flying and re-generation an aerial photography of the aerial photo of the property after construction. All payments listed in paragraphs 1 through 9 shall be paid at or before the issuance of a Building Permit.
2. The Developer/owner shall dedicate a continuous utility easement along the property lines as follows:
10 foot on North Side
0 on East Side
8 foot on South Side
12 foot on West Side
3. The Owner shall contract with the City of Hallandale Beach Sanitation Division for roll out service and sanitation collection, now and in perpetuity. This agreement shall be recorded as a covenant running with the land, and incorporated and recorded as part of the deed to said property. The agreement will define the owner’s responsibility to provide placement of the dumpsters in an area deemed by the City to be safe for the purpose of emptying the containers. Such area will accommodate the forward motion of the sanitation vehicle as the horizontal and vertical clearance necessary for the safe operation of the vehicle.
4. The Developer shall be responsible for all respective costs for the physical improvements, relocation, upgrades and/or modifications of City owned utilities (including lift station) necessary to accommodate the flows created by the proposed Development as determined by the hydraulic analysis of the City’s water and sewer infrastructure and the City engineer. Staff estimates costs of $ 250,000.00. In no event shall Developer be responsible for more than $300,000.00 in costs under this section.
_____ ______
Initial Initial
5. The Developer shall pay connection fees for water and sewer according to city ordinance.
6. The Developer shall pay $182,108.00 as its charge for the sewer plant capacity at the Hollywood Treament Plan pursuant to the terms of the City’s Large User Agreement with the City of Hollywood, as it may be amended from time to time (the “Large Users Agreement”);
7. The Developer shall submit drainage calculations and shall cause to be constructed all on-site Storm Water Systems Improvements necessary to maintain proper drainage and run-off. Design shall be in accordance with City Ordinance and shall retain a one year 5 hour storm event on site. In addition, the storm water system will meet all respective codes, including but not limited to Broward County EPD, SFWMD, and FDOT.
8. The Developer shall construct all utilities servicing the buildings underground, including any existing above ground utilities to be utilized within the scope of the project shall be buried.
9. The Developer agrees to donate $200,000.00 to the City for historical renovations or relocation of the PBA Hall or for other historical facilities.
10. The Developer shall contribute $200,000.00 for improvements to Diana Drive.
11. The Developer shall contribute $10,000.00 to the City’s Weed and Seed Crime Prevention Program.
12. The Developer shall contribute $15,000 to PAL (Police Athletic League) Program.
13. The Developer shall contribute $5,000.00 for the City’s expenses incurred in the preparation of the Master Transportation Study; provided; however, that in the event that the City enacts a future exaction, pursuant to paragraph 10 of the Development Agreement, that this amount shall be credited toward that future exaction.
14. The Developer shall contribute $20,000 for Three Island Park improvements.
15. The Developer shall contribute $150,000.00 for improvements to the Golden Isles Tennis Facility.
16. The Developer shall pay $25,000.00 for purposes of athletic fields.
17. The Developer shall contribute $20,000.00 for South Beach Park improvement.
18. The Developer shall contribute $20,000.00 for Water Conservation Infrastructure Program
19. The Developer shall dedicate an easement of 6 foot by 20 foot for the placement of a bus shelter, the exact location of which will be determined by the City.
1. The Developer shall contribute $10,000 donation to the City’s mini-bus system; provided, however, that in the event that the City enacts a future exaction, pursuant to paragraph 10 of the Development Agreement, this amount shall be credited toward future exaction.
2. The Developer shall contribute $10,000.00 for Pedestrian Crossover on US 1.
3. Developer shall pay $250,000.00 as a contribution to the City’s affordable housing program.
4. The Developer shall contribute $10,000.00 to the City’s Wastewater Inflow/Infiltration Elimination Program.
5. The Developer shall contribute $30,000.00 to the City’s Sand By-Pass Project
6. Developer has agreed to work with the City to help Developer build two homes at the Developer’s expense on behalf of the City on City-owned land. The homes will be a minimum of 1,700 square feet and designed such that the Developer’s total construction cost does not exceed $200,000.00 per home. In no event shall Developer be required to pay more than $200,000.00 per home. The homes shall be completed within one year of the City providing the land. And, at the City’s option, the Developer may fulfill its obligation by paying to the City the sum of $200,000.00 per home.
Reviewed:
_______________________ __________
D. Mike Good, City Manager Date
_____ Approved _____ Denied _____ Hold for Discussion
Comments:
________________________________________________________________________________________________________________________________________________________________________________________________
CD/aw
Attachment(s)