Title
SP2023-0009, Edison Residential, generally located north of Pembroke Road, between SW 145 Avenue and I-75, site plan amendment. (Joseph) (District 4)
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
PROJECT DESCRIPTION / BACKGROUND:
Dennis Mele, agent for Pembroke 2 Owner LLC. requests to amend a previously approved site plan for the Edison Pembroke residential plan generally located north of Pembroke Road, between I-75 and Southwest 145 Avenue. The applicant proposes building and site modifications to the previously approved 350-unit apartment building plan.
The City Commission approved the original Pembroke Pointe PCD map rezoning and design guidelines on June 6, 2007, via Ordinance 1584. The applicant and landowner at that time (Duke Realty) contemplated the development of four identical class A office buildings on +- 35 acres of property. Only one of the contemplated Duke buildings was built.
In 2017, a +- 25-acre portion of the PCD was sold to the TPA group which applied for a modification to the Pembroke Pointe PCD guidelines to accommodate a new office design (AKA: Edison office) in lieu of the three buildings that were not built by Duke Realty. The City Commission approved the PCD update (Ordinance 1893) and Edison office site plan on February 7, 2018. To date, roughly half of the Edison office building/site (north office/parking field) has been completed.
The City Commission on March 2, 2021, approved the Edison Residential Land Use Plan Amendment (PH 2021-02 - Ordinance 1985) which revised the underlying land use for the southern +-7.6 acres of the TPA group property from Office to Irregular Residential 46.1 to develop up to 350 multi-family units. The approval included a voluntary affordable housing fund commitment of $500 per unit built to be paid at the issuance of a building permit.
The City Commission at its June 15, 2022, meeting approved related zoning change applications which permitted the proposed site plan to move forward:
• ZC 2021-01 - A related zoning text change to create MXD design guidelines for the subject +- 25 acres to accommodate the Edison residential, hotel, office, and bank buildings.
• ZC 2022-03 - A related zoning map change to the subject +-25-acre property from Planned Community Development (PCD) zoning to Mixed Use Development (MXD) to accommodate a mixture of residential and non-residential uses as permitted by underlying land use.
• ZC 2022-04 - A zoning change to the Pembroke Pointe Planned Commercial Development (PCD) formally reduces the district from +-35 acres to +-10 acres with associated text change to accommodate the reduced district size.
The approval of the zoning change application above included a voluntary commitment by the applicant of $500,000 toward future city roadway improvements to be paid before the issuance of a building permit for residential development.
On August 17, 2022, the City Commission approved a plat note change to the Duke Pembroke B plat to assign the 350 residential units to this plat.
The City Commission at its September 21, 2022, meeting approved a site plan application (SP 2021-15) to build a 350-unit apartment building with associated surface and structured parking, traffic circulation, landscape, and lighting. No construction has commenced on this site since the approval of this site plan.
The applicant requests to amend the approved site plan to accommodate the adjacent Baptist FSER site plan proposed to the north. Baptist FSER (SP 2023-0004) is being heard concurrently on tonight’s agenda.
Staff notes that the subject site plan amendment vote will be final at Planning and Zoning Board. This site plan amendment does not require additional City Commission review as the maximum height of the building does not exceed the previously approved site plan (SP 2021-15).
The specific changes to this proposed site plan amendment from the original plan include the following:
• The building footprint and parking garage have been modified as per plan. The unit count remains the same (350), though the unit distribution changed slightly as follows:
o 1-bed: Requested - 158 Previously Approved- 158
o 2-bed: Requested - 178 Previously Approved - 179
o 3-bed: Requested - 14 Previously Approved - 13
The previously approved parking structure has been reshaped and parking reduced from 859 parking spaces to 532 spaces as a result of the plan. The reduction in parking is a direct result of the applicant no longer providing shared parking with the parcel to the north. As a result of the parking garage change, the apartment courtyard increased in size. The pool deck also changed shape slightly.
• The above also resulted in a minor dimensional adjustment in some unit floorplans and the addition of several unit types. The unit count remains the same and the building still offers 1,2, and 3-bedroom units.
• The surface parking on the south, west, and east sides of the proposed building has been modified as per plan. Most of the parking on the shared road has been removed, except for 7 spaces on the north side of the parking deck, which are being dedicated to Baptist via a parking easement. All the required parking spaces for the residential units are accommodated via surface parking on the residential parcel and in the residential parking garage; the parking spaces dedicated to Baptist are not required for the residential site to meet its code-required parking count.
• The maximum height of the building and the building aesthetic has not changed as result of this application.
BUILDINGS / STRUCTURES:
The applicant proposes a seven-story, 350-unit, apartment building with an accessory attached parking structure (7 levels - 58 feet high to roof parking level). The proposed apartment will consist of the following new unit mix:
• 158 one-bedroom units
o Requested 4 unit types
o Unit Area: 750-805 SF
• 178 two-bedroom units
o 5 unit types
o Unit Area: 1,120 - 1,153 SF
• 14 three-bedroom units
o 1 unit type
o Unit Area: 1,389 SF
The proposed apartment building units will be oriented to the east side of the lot with the attached parking garage to the west. This orientation utilizes the garage as a buffer to the residents and the activity along Interstate 75.
The color selections for the building remain the same as previously approved.
• Main Stucco - SW 7006 - Extra White
• Accent Colors-
o SW 7649- Silverplate
o SW 7674 - Peppercorn
o SW 7069 - Iron Ore
o SW 7003 - Toque White
o SW 6252 - Ice Cube
o Stone Veneer - Beige
o Picket Railing (Balconies) - Silver
Open areas of the garage will be screened by egg crate screening on the south, north, and west garage elevations which provide necessary air ventilation for use.
ACCESS:
Access to this site will remain through the existing main driveway on Southwest 145 Avenue as well as cross access with the office building site to the north. The main access to the building will be through the east elevation. The applicant provides a drop-off lane at the main entrance of the apartment building for the convenience of residents and guests.
Staff notes that driveways currently connect the parking fields of the existing developments along the west side of the Southwest 145 Avenue corridor from Pines Boulevard to Pembroke Road. This includes the parking fields of the Shops at Pembroke Gardens, Pembroke Pointe office, Edison office, Fairfield Hotel, and Keiser University.
PARKING:
The applicant will provide 722 parking spaces on this property where 700 parking spaces are required for this residential building. The parking consists of the following:
• 190 surface parking spaces
• 532 parking spaces in the secured structured parking garage.
o 6 spaces within the western surface parking area will contain EV units.
o Additional 6 spaces within the western parking area will contain conduit for future EV use.
Interior and exterior loading areas will be located on the south side of the building, between the trash/utility rooms and elevator lobby.
SIGNAGE:
A master sign plan (MSC 2024-0007) for all parcels within the Edison Pembroke MXD is being heard by the Planning and Zoning Board concurrently at tonight’s meeting.
LANDSCAPING:
The following landscape is being proposed for The Edison site:
• Installation of 246 trees (plus 2 relocated canopy trees), 189 palms (plus 17 relocated palms), 1870 shrubs, and 9367 ground covers.
• Primary tree species include Quercus virginiana - Live oak, Elaeocarpus decipiens - Japanese blueberry, Bursera simaruba - Gumbo limbo, Coccoloba diversifolia, Ligustrum japonicum - Japanese privet, Simarouba glauca - Paradise tree, and Taxodium distichum - Bald cypress. Primary palm species include Ptychosperma elegans - Solitaire palm, Sabal palmetto - Sabal palm, Carpentaria acuminata - Carpentaria palm, Roystonea regia - Florida royal palm, Veitchia montgomeryana - Montgomery palm. Primary shrub species are Clusia guttifera - Small leaf clusia, Chrysobalanus icaco 'Red Tip" - Red tip cocoplum, Eugenia myrtifolia - Brush cherry, Codiaeum variegatum 'Magnificent' - Fire croton, Acalypha wilkesiana 'Fire Dragon' - Wilkes acalypha, Conocarpus erectus 'Sericeus' - Silver buttonwood, Hamelia patens 'Compacta' - Dwarf Scarlet bush, Myrcianthes fragrans ' Compacta' - Compact Simpson stopper. Groundcover species include Ficus microcarpa 'Green Island' - Green Island ficus, Tripsacum floridana - Florida gamma grass, Begonia odorata 'Alba' - Giant white crane begonia, Duranta erecta - Gold mound duranta, Ilex vomitoria 'Stokes dwarf' - Dwarf youpon holly, Philodendron x 'Burle Marx' - Philodendron Burle Marx, Arachis glabrata - large-leaf perennial peanut, Chrysobalanus icaco ' Horizontalis' - Horizontal cocoplum, DIanella tasmanica - Blueberry flax grass, and Trimezia martinicensis - Yellow walking iris.
OTHER SITE FEATURES:
Edison residential site will be illuminated by a series of graphite full cut-off LED fixtures mounted atop 30-foot concrete poles. Parking structure lighting will be required to be recessed into the ceiling of each floor. The parking structure roof has been designed with full cut-off fixtures mounted on 20-foot poles. The light poles on the roof are located internal to the roof parking field to minimize their visual impact on adjacent properties. Two wall sconces are attached 20 feet high on the northern elevation of the building. The proposed lighting meets code requirements.
In addition, the developer will continue to provide a mulch fitness path on the west side of the property running north/south parallel to I-75 and then continuing in an easterly direction along the south property line.
A portion of the ground floor of the parking garage will house a bike rack room, resident storage area: maintenance room, and dog spa. A fence-enclosed dog park will be located to the west of the parking garage.
Garbage will be stored in a designated trash room at the southwest corner of the residential building, just south of the parking garage. WASTEPRO has reviewed the trash pickup location and has no objections to service.
The agent provides the following letters to the city regarding the proposed amendment:
• Previously approved parking commitment letter addressing the availability of parking spaces.
• Letters reconfirming all previous development commitments (affordable housing and city roadway improvement contributions) and reiterating that on-site amenities are for residents and guests only.
STAFF RECOMMENDATION:
Approval.