boardname
PLANNING AND ZONING BOARD
Meeting Date: FEBRUARY 28, 2024
title
AVIARA WEST SITE PLAN
projectinfo
Request: Major Site Plan
P&Z# 23-12000006
Owner: Aviara Corporate Park, LLC
Project Location: 1350 NW 31st Ave
Folio Number: 484233680020 & 484233680030
Land Use Designation: C (Commercial)
Zoning District: B-4 (Heavy Business)
Commission District: 5 (Barry Moss)
Agent: Paola West (954-529-9417 / pwest@planw3st.com)
Project Planner: Lauren Gratzer (954-545-7792 / lauren.gratzer@copbfl.com)
otherinfo
Summary:
The applicant is requesting Major Site Plan approval in order to construct a 369-unit mixed-use development with 4,624 square feet of office space along with associated parking and landscaping. The office space is intended to be used as a corporate headquarters office and be open to the public. The City Commission delegated the authority to approve flex units for projects using Broward County Land Use Policy 2.16.3 to the Planning and Zoning Board. The accompanying Flex Allocation request (PZ 23-05000006), will be heard prior the site plan and must be approved before the site plan can be considered for approval.
The total footprint of all buildings is 82,349 square feet on a 233,403 square foot (5.36 acre) site, a total lot coverage of 35%. The site plan was reviewed by the Development Review Committee four times (in July, October, and December of 2023 and January 2024). This project is scheduled to be heard by the Architectural Appearance Committee on March 5, 2024.
The property is located south of Martin Luther King Jr Boulevard, on the east side of NW 31st Avenue, and north of NW 8th Street.
SITE PLAN REVIEW STANDARDS
An application for a Major Site Plan or Minor Site Plan shall be approved only on a finding that there is competent substantial evidence in the record that the development, as proposed:
1. Is consistent with the land use designation in the comprehensive plan;
The property has a land use designation of C (Commercial). The proposed mixed-use development is a compatible use for this land use category with the approval of Flex allocation. The Development is consistent with the City of Pompano Beach Comprehensive Plan, and the Future Land Use Element Goals, Objectives and Policies contained therein:
Goal 01.00.00 The attainment of a living environment which provides the maximum physical, economic and social well-being for the City and its residents through the thoughtful and planned use and control of the natural and man-made environments that discourages urban sprawl, is energy efficient and reduces greenhouse gas emissions.
Policy 01.01.13
The City shall utilize flexibility units and redevelopment units to increase residential densities within the flex receiving area when consistent with the community character; adjacent land uses; and public school capacity both within Pompano and affected contiguous municipalities; and has undergone a compatibility review relative to potential impacts on Environmentally Sensitive Lands and County or regional parks in accordance with Policy 2.10.01 of the Broward County Land Use Plan.
Policy 01.01.18
Future Land Use Plan amendments that create 100 additional residential units or more will be reviewed in conformance with County policy 2.16.2 in regard to affordable housing.
Policy 01.04.01
The Planning Department shall support and promote the intermix of residential and commercial uses along major traffic corridors, where mass transit is available, through the allocation of flex and redevelopment units and approval of land use plan map amendments allowing for mixed use and residential developments.
Policy 01.14.01 The City shall emphasize re-development and infill, which concentrates the growth and intensifies the land uses consistent with the availability of existing urban services and infrastructure in order to conserve natural and manmade resources.
2. Complies with the applicable district, use, and intensity and dimensional standards of this Code (Articles 3, 4, and 5);
Article 3: Zoning Districts
The proposed development complies with the standards for development within the B-3 (General Commercial) and B-4 (Heavy Commercial) zoning districts, if the accompanying Flex application is approved at the same meeting.
Article 4: Use Standards
The project proposes a mixed use development that complies with the use-specific standards in Article 4: Use Standards and is consistent with section 155.4202. Residential: Household Living Uses.
Article 5: Development Standards
See section 3 below.
3. Complies with the applicable development standards of this Code (Article 5);
The DRC and project applicant have worked together to present a project that satisfies the requirements of Article 5 for new development requiring Major Site Plan approval, with exception of the conditions listed for approval.
The project’s Building Design will be reviewed by the Architectural Appearance Committee (AAC) on March 5, 2024.
As part of the Major Site Plan and Building Design application, the applicant has provided a narrative addressing how the project will achieve the required sustainability points. The project has met the required 12 sustainability points for mixed-use developments.
4. Complies with all other applicable standards in this Code;
The proposed site plan is in compliance with all other applicable standards of this Code.
5. Complies with all requirements or conditions of any prior applicable development orders or prior applicable approved plans on record.
The existing site is currently vacant. There are no prior applicable development orders of record.
6. The concurrency review has been completed in accordance with Chapter 154 (Planning) of the Code of Ordinances;
Based on the calculations below, the proposed project complies with concurrency requirements.
Wastewater Treatment Demand 61,250.00 gallons per day *
Water Treatment Demand 72,642.50 gallons per day *
Raw Water Demand 78,453.90 gallons per day *
Park Acreage Required 1.67 acres
School Impacts School impacts are evaluated by the Broward County School District. A Final SCAD letter to be provided.
Transportation Transit fees paid to the Broward County to meet concurrency
Solid Waste Generation 2,180.50 per meal (City has a contract with the Waste Management for disposal of all solid waste through 2033)
* The City has adequate capacity to serve the proposed project.
7. Is designed to provide safe, adequate, paved vehicular access between buildings within the development and streets as identified on the Broward County Trafficways Plan;
The development is located on NW 31st Avenue, a street identified on the Broward County Trafficways Plan. The project is designed to provide safe, adequate, and paved vehicular access from this street.
8. Complies with any applicable hazardous material licensing requirements in the Broward County Wellfield Protection Ordinance;
The property may be located within a wellfield protection area as identified on the Broward County Wellfield Protection Zones map. The applicant shall adhere to all Broward County requirements as necessary.
9. Complies with crime prevention security strengthening and CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance and activity support;
As part of the Major Site plan and Building Design application, the applicant has developed a separate CPTED security plan, which addresses the CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance and activity support.
10. Complies with adopted Fire Codes and Standards per City Code Section 95.02.
The proposed site plan was reviewed by a Fire Plans Examiner during DRC and will be required to meet all applicable standards before building permits are approved.
11. Considers and mitigates any potential adverse impacts on environmentally sensitive lands identified by the City Comprehensive Plan or Broward County Land Use Plan.
The proposed development is not within an area that will have impact on environmentally sensitive lands as defined in the Broward County Land Use Plan.
12. Complies with the approved Transportation Corridor Study, unless in direct conflict with another Zoning code provision.
The proposed development is not located within the areas proposed as part of the approved Transportation Corridor Study.
DEPARTMENT RECOMMENDATION
Pursuant to §155.2304.C, Applications Subject to Staff Recommendation, the Development Services Director has compiled the department reports from the Development Review Committee (DRC) meeting which are recorded on file with the Department of Development Services. Should the Board approve the Flex Unit Allocation, and find that the application has provided competent, substantial evidence to satisfy the review standards for Major Site Plan approval, the Development Services Department recommends approval of the Major Site Plan subject to the following comments and conditions:
1. The plat shall be amended prior to building permit approval to address the following: 1) The County’s Finding of Adequacy on the plat note expired January 2018 and shall be updated. 2) The site plan proposes an exit only in the northwest corner of the site where the plat permits entrance access only and shall be revised on the plat. 3) The plat note restricts these parcels to commercial. Revise to allow both commercial and residential.
2. By time of building permit approval, provide the recorded Declaration of Restrictive Covenants, establishing the income restricted affordable housing, in accordance with the Flex application.
3. Provide the “final” SCAD approval letter from the School Board of Broward County, prior to building permit approval.
4. Any project consisting of phasing shall have all site amenities (pool, club house, dog park, etc.) and landscaping installed on site prior to the issuance of the first Certificate of Occupancy (CO) or similar approval (Temporary Certificate of Occupancy, Certificate of Completion, etc.).
5. Per the DRC review by the Fire Division, rotate the parking area 90 degrees for apparatus to parallel park for the Central Tower. Must be within 50ft of central lobby for access to fire alarm panel and elevators.
6. Update the total parking counts for each building on all landscape, irrigation, and CPTED plans in order to be consistent with the site plan.
7. Show the proposed speed bumps on all Civil and Fire site plans.
8. Standard Conditions of Approval and/or Specifications required prior to Building Permit / Zoning Compliance Permit issuance:
a. The applicant shall provide evidence of compliance for the points used for the Sustainability Narrative as submitted to the DRC by time of building permit approval in accordance with Table 155.5802: Sustainable Development Options and Points.
b. Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.
c. Landscape and Irrigation Plans must comply with all Zoning Code requirements as verified by the City’s Urban Forestry Division.
d. A copy of the CPTED plan approved by the Broward Sheriff’s Office must be submitted for Zoning Compliance Permit approval.