Title
SP 2017-27, 1600 Building, generally located north of Pembroke Road, east of the Florida Turnpike, along SW 66 Avenue, site plan application. (Joseph)
Summary Explanation and Background
Greenberg Traurig, agent for owner 1600 SW 66th Ave LLC, is requesting approval of a site plan application to redevelop an abandoned commercial site into an 80 unit mid-rise apartment complex with associated parking, landscape, traffic circulation, signage and onsite amenities. The subject property is generally located north of Pembroke Road and west of Southwest 66 Avenue.
Background:
The Planning and Zoning Board at its March 22, 2018 meeting voted to transmit the following applications to the City Commission:
• A zoning change request (ZC 2017-05) from Community Business (B-2), Light Industrial (M-1) to Planned Development - Small Lot (PD-SL) with associated reserve unit allocation and design guidelines.
• A plat application (SUB 2017-01) restricting development on the property to 80 mid-rise units.
It is anticipated that the proposed rezoning application with reserve unit allocation, plat application, municipal dedication agreement, and site plan will be heard concurrently on final readings at City commission on June 6.
Project details:
The applicant proposes to demolish the existing abandoned building on site and replace it with a 5 story, 60’-6” tall, 80 unit mid-rise apartment building. The proposed building will be painted the following colors:
• Main Body - Sherwin Williams 7004 (Snowbound)
• Accent - Sherwin Williams 7023 (Requisite Gray), Sherwin Williams 6221 (Moody Blue), Sherwin Williams 6244 (Naval)
• Roof - Standing Seam Metal
Five unit types are being proposed for this building. Unit sizes for this building will range from 730 square feet to 1,104 square feet. The building will contain the following breakdown of bedrooms:
• 40 units (1 bedroom)
• 40 units (2 bedroom)
The applicant proposes a fenced in patio area with pool on the east side of the property. The pool area was placed on the east side of the property in order to help mitigate the impact of the building from existing residential east of Southwest 66 Avenue in the City of Hollywood.
Additional amenities / green features for this rental community include the following:
Outdoor Amenities:
• Units with Balcony
• Bike Racks
• Lift Station Upgrade
• Entry Drive Paver Treatment
Indoor Amenities:
• Fitness Room
• Clubroom
• Leasing Office
• Bike Room
• High Efficiency Appliances / Air Conditioning Equipment
On site amenities are for the use of tenants and guests only and facilities will not be rented out for commercial use. In addition to the amenities listed above, the developer has agreed to provide 10% of the constructed units (8 units) as Affordable Units. One-half of those Affordable Units shall fall within the “low” affordable housing category. The other one-half of those Affordable Units shall fall within the “medium” affordable housing category. The Developer will ensure that tenants renting the Affordable Units comply with the income requirements for these categories of affordability. These requirements will be included in a recorded agreement before the issuance of a building permit.
The following access to the site from Southwest 66 Avenue is being provided to this property:
• A shared access drive (ingress / egress) at the southeast corner of the site.
• A public egress only / emergency vehicle ingress / egress through a driveway at the northeast corner of the site.
The apartment site will not be gated at the entrances to the community. The applicant will provide 142 onsite parking spaces and an additional 6 parallel parking spaces along Southwest 66 Avenue as a result of this application. 136 parking spaces are required based on the PD-SL guidelines. The applicant provides a parking study as well as a traffic analysis to justify the proposed parking ratios and expected roadway impacts of the proposed development. The Engineering Division reviewed the proposed application and has no objections.
Surface parking / drive aisles throughout the site will be illuminated by a series of cut off LED fixtures (soft white 3,000K) mounted on poles at a height of 18 to 20 feet.
Garbage service will be provided through an internal trash room on the first floor of the property. WASTEPRO has reviewed the proposed trash holding room location and has no objections. Mail service will be provided by group mailbox inside the apartment lobby.
The applicant proposes a monument sign at the main entrance to the site. The 5 foot tall, internally illuminated sign will display the text, “1600” at approximately 21 square feet.
Landscape and buffering for this property consists of the following:
• Installation of 90 trees, 76 palms, and 2,988 shrubs is proposed on the property. Primary species of trees include Spanish Stopper, Autograph Tree, and Live Oak. Primary species of palms include Alexander Palm, and Royal Palm. Primary species of shrubs include Florida Gamma Grass which is a Florida native plant species, and Podocarpus.
o Landscape along the east side of the property has been designed to screen the pool area from the street as well as to mitigate the impact of the proposed building from Southwest 66 Avenue. Installation of a 26’ tall buffer is proposed on the east side of the property, which will consist of 48” tall shrubs, 14-16’ tall trees, and 14- 26’ tall palms.
• Installation of a 6 foot high vinyl fence along the north, west and south perimeters of the property.
The proposed site plan is consistent with the proposed PD-SL zoning design guidelines and the proposed plat.
Staff Recommendation: Transmit to the City Commission with a favorable recommendation subject to the following:
1. City Commission approval of the rezoning application (ZC 2017-05) with associated 80 unit reserve unit allocation.
2. City Commission approval of the underlying plat application (SUB 2017-01).
3. City Commission approval of a municipal dedication agreement for the property.
4. Recordation of the underlying plat prior to issuance of a building permit for the property.
5. The Developer will ensure that tenants renting the Affordable Units comply with the income requirements for these categories of affordability. These requirements will be included in a recorded agreement before the issuance of a building permit.