CITY OF HALLANDALE BEACH, FLORIDA
DATE: August 1, 2007
TO: D. Mike Good, City Manager
FROM: Richard D. Cannone, Development Services Director
SUBJECT: Application # 05-07-DB by H Development Corp. LLC
Domus Hallandale Office Building 804 South Federal Highway
I. BACKGROUND INFORMATION
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APPLICANT
H Development, owner
Domus Investment Group LLC, applicant/developer
Project Name
Domus Hallandale Office Building
REQUEST
Applicant is requesting Major Development Review approval pursuant to Section 32-782 of the Zoning and Land Development Code in order to build an office building at 804 South Federal Highway.
The property is located at 804 South Federal Highway.
Gulfstream
The applicant has also filed a companion application (#06-07-RD) requesting City Commission consideration to modify the minimum parcel size required for properties zoned PDD. The waiver is to reduce the minimum parcel size from 1.5 acres to a 0.773 acre parcel.
Business Limited (B-L) District; Planned Redevelopment Overlay (PRD) District; and the Planned Development Overlay (PDD) District
The property is currently occupied by a one story motel.
Nineteen story Class “A” office building. Class “A” office buildings are characterized as “buildings that have an excellent location and access, attract high quality tenants, and are managed professionally. Building materials are of high quality and rents are competitive with other new buildings”. The building includes ground floor retail, (9) nine floors of enclosed parking and (9) nine floors of office use.
North - Business Limited District, Planned Redevelopment (PRD) District, and Planned Development (PDD) District
South - Business Limited District, Planned Redevelopment District, and Planned Development District
East - Planned Local Activity Center
West - Business Limited District, Planned Redevelopment District, and Planned Development District
North – Royal Palm Mobile Home Park across SE 8 St
South – Vacant lot
East – Federal Highway, then Gulfstream Park Race Track and Casino
West – Woodbine Mobile Home Park
II. LAND USE HISTORY
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RELATED HISTORY
In 1992 the City created the South Federal Neighborhood Plan as a mechanism to promote redevelopment within the southeast quadrant of the Gulfstream Planning District. The City Commission later identified this area as a targeted redevelopment area. As a result, the City Commission on June 21, 1994 authorized the preparation of an Ordinance to apply the PDD Overlay to this area in order to further redevelopment.
On January 24, 1995 the City Commission adopted ordinance 95-6 creating the South Federal Highway Planned Development District Overlay. The intent of this overlay district is to supplement and modify the provisions of the underlying zoning district to encourage development and redevelopment through flexible development standards.
PREVIOUS REQUEST
The applicant has filed a companion application (#06-07-RD) requesting City Commission consideration to waive the minimum parcel size required for properties zoned PDD. The waiver is to reduce the minimum parcel size from 1.5 acres to 0.773 acre parcel.
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III. DETAILS OF THE APPLICATION
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Development Details
The applicant’s plans depict the following:
1. A 19-story office building consisting of 13,021 square feet of retail and 160,854 sq ft. of office space. The overall height of the building is 264’8’’ (maximum of 350 ft is allowed).
2. All of the 13,021 s.f. of retail space is on the ground floor.
3. Parking for the building is contained in floors two thru ten (9 floors of parking) of the structure. The parking garage entrance is located on the northwest side of the building.
4. The office space is on floors eleven through nineteen (9 floors of office space).
5. 624 parking spaces are proposed (686 spaces are required). The applicant is requesting a 9.3% reduction in parking for internalization of the proposed mixed use project and pursuant to Section 32-455 which permits up to a 10% reduction in parking.
6. 19.37% of the site will be pervious and landscaped (15% is the minimum required.)
IV. INTERDEPARTMENT REVIEW SUMMARY
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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.
The DRC recommends approval of the Major Development application, subject to conditions as enumerated under Section VIII, Staff Recommendations of this memo.
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Staff finds that this development is consistent with the City’s Comprehensive Plan. Specifically, the General Commercial designation permits office and retail uses and 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 1.2.3: South Federal Highway: The City shall utilize the South Federal Highway Neighborhood Plan as a guide in the development and redevelopment of the South Federal Highway area.
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.
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1. The subject property is zoned Business Limited (B-L) District. Planned Redevelopment overlay District (PRD), and Planned Development Overlay District (PDD) are also assigned to the property.
The applicant proposes to build a 19-story Class “A” office and retail mixed use building at the southwest corner of South Federal Highway and SE 8th Street. The proposed use is permitted by the underlying and overlay zoning districts of the property.
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).
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) requires all Planned Development Districts must contain a minimum of 1.5 acres of land under unified control.
The subject property is 0.773 acre, therefore, it does not meet the minimum parcel size required. Pursuant to paragraph (2) of the Section 32-174(i), the City Commission may modify the minimum parcel size if it is determined to significantly inhibit neighborhood improvements. Such request shall be filed by an applicant with unified control of the site. The application does not require Planning and Zoning Board action but is submitted directly to the City Commission. The applicant has filed a companion Application #06-07-RD and staff has recommended approval of the modification.
4. As mentioned previously, the City Commission may waive specified setbacks, floor area, landscaping, or parking requirements in lieu of a variance within areas zoned PDD.
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.
PRD overlay zoning allows a maximum of 15 feet front yard setback and permits a zero setback on the side Interior property line and 15 feet on the corner sides.
The proposed building meets the front and side yard setbacks. The Woodbine Trailer Park is to the west (rear) of the property. Properties zoned PRD require a minimum of 25 feet setback to adjoining residential zoned or use properties. The proposed building is setback 10 feet from the rear property line instead of the minimum of 25 ft. rear setback required by PRD to adjoining residential use (Woodbine Trailer Park) property.
The applicant has agreed to extensively landscape the rear of the building. Therefore, staff believes the proposed 10 foot rear setback is appropriate for this project.
5. Section 32-455(c) requires one parking space for every 250 square feet of offices space and one parking space for every 300 square feet of retail.
When the above referenced parking standards are applied, 688 parking spaces are required for the commercial uses proposed. The applicant is requesting a 9.3% reduction in parking as provided by Section 32-455 (c) (1) which permits up to a 10% reduction from the required parking.
The applicant provides a 9 level parking garage with 624 parking spaces for a deficiency of 64 parking spaces. The applicant has requested a waiver pursuant to Section 32-174(i)(1) of the PDD regulations which permits development standards to be negotiated.
6. Section 32-456 and 457 requires a minimum of 2 loading spaces 12 feet in width by 50 feet in length for the retail component of the building.
The applicant provides one loading space located within the building instead of the two spaces required, as a result, the applicant is also requesting the Code standard be waived as part of the negotiation process.
7. Section 32-453 specifies the design requirements for parking space dimensions, and aisle design standards.
The proposal meets all parking space dimensions and aisle design standards required by Code.
8. Section 32-159(d)(5) requires a minimum of 15% of properties zoned B-L District be landscaped.
The applicant provides 19.37% landscaping area thereby exceeding the code requirement.
9. 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 and no more than 50% of the required trees may be palms.
According to the above criteria, 22 trees are required. The applicant proposes to install 31 trees. The proposed trees include (8) Zahidi Date Palms, (1) Live Oak, (8) Pigeon Plums, (5) Satin Leaf trees and (9) Montgomery palms.
VII. REVIEW CRITERIA
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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 a 1 story motel that includes several buildings. The existing buildings plus improvements will be demolished. There are no rare or historical trees on the property.
2. Open Space
The minimum landscaping area required by Code is 15%. The applicant’s proposal provides 14.7% square feet landscape at ground level. In addition, 2527 square feet of landscaping is proposed at the 11th floor and 622 square feet is proposed at the 9th floor for a total of 3149 square feet of above grade landscaping. Non-ground level landscaping is credited at 50% equating to 1574.50 square feet or an additional 4.67 % of landscaping for a total credit of 19.37%.
According to the landscaped plans, the grounds and non-ground level planting areas will be extensively landscaped with mature trees, ornamental trees and shrubbery.
3. Circulation and Parking
686 parking spaces are required for the development and 624 spaces are proposed. The applicant has requested a waiver of the 64 parking spaces, for internalization which represents approximately 9.3% reduction than the Code specified criteria. Pursuant to the City’s consultant for this project, the requested amount of parking reduction is consistent with professional guidelines (10% - 20%) for internalization of mixed uses. This reduction is also permitted by Section 32-455.
4. Access Control
Access to the parking garage is via a two way driveway from SE 8th Street approximately 202 feet west of S. Federal Hwy. Circulation within the 9 levels of the parking garage has been designed to allow for free movement within the structure with no dead end corridors. Loading and service areas are also accessible from SE 8 Street.
5. Public Transportation
Broward County, Miami-Dade County and the City bus services the Federal Hwy and Hallandale Beach Blvd. Several bus stop exists adjacent along Federal Hwy and the vicinity of the project site. Significant transit improvements will be made in the area as part of the Village at Gulfstream Park project, including a bus super stop.
6. Community Services
The building will have a trash enclosure in a service area on the ground floor of the building east of the parking garage entrance. The dumpster will be rolled out within the property on pick up days. The location was acceptable for service by the City sanitation trucks provided the developer contracts with the City for roll out service in perpetuity by a recordable agreement. The developer has agreed to this requirement.
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 will be 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 development will consist of 13,021 square feet of retail and 160,854 square feet of Class “A” office space in a 19 story building. The overall height of the building is 264’8’’. Three hundred fifty (350) feet maximum is allowed.
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 and drainage. Staff has determined that concurrency requirements for water, sewer, drainage and solid waste facilities have been met. Water, sewer 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 about 26,081 gallons of potable water per day. The City Water Plant is expandable to 15 MGD. 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.
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. Based on the proposed development of 173,875 sq ft of commercial / office use, the wastewater demand for the site is 23,473 GPD. 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 $150,000.00. 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.
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 and Associates, reviewed the Study. According to the consultant, the project will generate a significant amount of new traffic to the roadway system (3,357 average daily trips (AADT) / 345 pm peak hour trips). As the entire City is within a designated Urban Infill area, development projects may proceed subject that mitigation is provided.
The owner 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 and transit improvements as more specifically described in Paragraph #10 of the attached proposed Development Agreement between the Developer at the City.
Community Meeting
The developer held a Community Meeting on May 29, 2007 to present the project to the community in a public forum. The meeting was advertised on May 17, 2007 and notices were mailed to area residents within 1,000 feet from the site; in accordance with City’s Administrative Policy #2014. 011.
Financial Impact
The project has an anticipated value at build out is $65,000,000.00. It is expected the proposed development will generate approximately $327,600.00 in annual tax revenue to the City.
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.
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VIII. STAFF RECOMMENDATIONS
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A. Prior to the issuance of a building permit for the proposed development, the Owner 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 Owner shall pay to the City $10,000 to cover the cost associated with re-flying and re-generating an aerial photo of the property after construction.
2. The Owner shall dedicate a continuous utility easement along the property lines as follows:
o 12’ foot on North Side
o 15’ foot on East Side
o 0’ foot on South Side
o 10’ 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 Owner shall contribute $250,000.00 towards the rehabilitation/upgrade wastewater lift station, force main system and gravity mains as necessary.
5. The Owner shall contribute $100,000.00 towards the improvement/upgrade of the City’s water main system.
6. The Owner shall pay connection fees for water and sewer according to City Ordinance.
7. The Owner shall pay $150,000.00 as its charge for the sewer plant capacity at the Hollywood Treatment Plant pursuant to the terms of the City’s Large User Agreement with the City of Hollywood.
8. The Owner 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 five year 1 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.
9. The Owner shall contribute $8,674.00 towards the cost of hydraulic analysis of water and sewer based on 34,694 GPD of Wastewater generated. The analysis shall demonstrate the impact of the proposed development on the City’s water and sewer infrastructure and what if any upgrades to the existing systems are needed to support the proposed development.
10. The Owner shall construct all utilities servicing the buildings underground, including any existing above ground utilities to be utilized within the scope of the project.
11. The Owner shall include purple piping for irrigation purposes. Irrigation for the property shall be a gray water (reclaimed water) system with the understanding that potable water will be used for the property until such time that reclaimed water is available.
12. The development shall be an environmentally sensitive project and in compliance with the silver certification for LEED (Leadership, Energy & Environmental Design) certification standards.
13. The Owner shall contribute $20,000.00 for the Water Conservation Infrastructure Programs.
14. The Owner shall contribute $100,000.00 for the City’s Parking Fund.
15. The Owner shall contribute $50,000.00 for a Citywide Affordable Housing Study.
16. The Owner shall contribute $50,000.00 for the City’s cost of the expansion of Bluestein Park and adjacent facilities.
B. Prior to the issuance of the Certificate of Occupancy the Owner shall make the following additional contributions and commitments to the City.
1. The Owner shall pay to the City $25,000.00 for purposes of athletic field improvements to Hallandale High School and/or Hallandale Adult Community Center (HACC).
2. The Owner shall be responsible for complete reconstruction of City maintained roadways adjacent to the project site on SE 8th Street. This shall include widening existing pavements, drainage, curb and gutter sidewalks and relocating existing utilities underground. A brick paver’s crosswalk shall also be installed on SE 8th Street.
3. The Owner shall contribute $25,000.00 to the City for the reconstruction and realignment of SE 9th Street.
4. The Owner shall contribute $ 17,000.00 to the City bus shelter program.
5. The Owner shall contribute $25,000.00 to the City’s transit system; provided; however, that in the event that the City enacts a future exaction, pursuant to Paragraph 10 of the Development Agreement, that this $25,000.00 shall be credited towards that future exaction related to transportation.
6. The Owner shall contribute $25,000.00 for the City’s expense incurred in the preparation of the Master Transportation Study.
7. The Owner shall contribute $20,000.00 to the City’s Wastewater Inflow/Infiltration elimination program.
8. The Owner shall be responsible for contributing $25,000.00 to the City’s Weed and Seed Crime Prevention Program.
9. The Owner shall contribute $50,000.00 to the City’s Historic Preservation Fund.
10. The Owner shall contribute $75,000.00 to the City for park improvements.
11. The Owner shall contribute $10,000.00 for Pedestrian Crossover on US 1.
Additional Requirements:
The Owner shall pay for any legal expenses incurred by the City related to any challenges to the City’s approval of this project.
The Developer has also committed in the Development Agreement (see Paragraph #10 in the attached proposed Development Agreement), to pay any future fees or programs the City may enact regulation(s) within three years of the issuance of the building permit for the Development, including but not limited to traffic and transit improvements.
Should the City Commission concur with the Development Agreement as drafted, approval should be contingent on the applicant executing the Agreement with the City within a period not exceeding 90 days from the date of the application approval and the City Attorney’s concurrence of the final document. Further, the City Commission should authorize the City Manager to complete any final negotiations with the applicant and execute the Development Agreement.
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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