Title
MOTION TO APPROVE THE WM RECYCLING SOUTH FLORIDA SITE PLAN (SP 2022-0014) FOR BUILDING HEIGHT, AS RECOMMENDED BY THE PLANNING AND ZONING BOARD; LOCATED AT 20701 PEMBROKE ROAD
(QUASI CONSENT AGENDA)
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
1. Sun-Tech Engineering, agent for the property owner Waste Management Inc, is requesting site plan approval for the development of a 127,304 square foot recycling facility with office space, associated parking, bus parking, loading and tipping areas, landscaping and lighting for the property located at 20701 Pembroke Road. The proposed site plan will be built on an undeveloped +-21-acre portion (west side) of the existing property.
The existing facility was approved by the Planning and Zoning Board on June 14, 1990, via application SP 90-09. The Planning and Zoning Board later approved a monument sign for the property in 2009 (MSC 2009-15).
2. The proposed parcel is to be built within the Reuter Plat. The Reuter plat currently contains the following uses:
• A 101,600 square foot recycling facility
• A 48,841 square foot transfer station
• A 278,600 square foot storage hangar
• City of Pembroke Pines public safety training facility (fire / police)
3. All existing uses will remain on site as a result of this application although the existing hanger and recycling facility will be re purposed as a result of the proposed recycling facility development.
4. Entitlements on property include the following:
Zoning / Land Use: The subject parcel is currently zoned Resource Recovery (R-R) and the underlying land use is designated Agriculture (A). Both the zoning and land use allow for recycling facilities and transfer stations on site. Currently the Reuter property is the only property within the City zoned Resource Recovery (R-R).
Plat: The Reuter Plat currently restricts the property to the following use:
• Parcel A-1 is restricted to 595,000 square feet of utility uses.
• Parcel A-2 is restricted to 20,000 square feet (6,936 square existing, 13,064 square feet proposed) of police/fire training facility, 7,000 square feet of existing ancillary buildings and 1,155 square feet of existing storage.
Broward County has reviewed the proposed site plan and acknowledges that the existing recycling facility as well as the proposed development is consistent with the current development allowances on the plat (Reference: Exhibit A - Letter from Broward County 11/15/22).
5. The applicant proposes a recycling facility which is composed of the following:
• A 127,304 square foot, 53’-8” high (highest point) recycling building consisting of the following uses:
• 107,070 square feet of storage (Tipping Area, Processing Area)
• 15,234 square feet of office (2 stories).
• 5,000 square feet of maintenance shop (Yellow Iron, Maintenance Shop)
6. The building will be oriented with the main entrance facing to the west. A majority of the building will utilize metal siding; with portions of the office area containing stucco and glass. A block screen wall that ranges in height from 15 feet to 11 feet will be installed on the west side of the site. The wall will screen ground mounted equipment including compressors, generators, A/C units, and fuel tank from view from the parking area.
The following colors and materials are proposed for the building:
• Office Building First Floor, screen walls, exterior doors - Sherwin Williams Sands of Time (HGSW6101)
• Office Building Second Floor - Sherwin Williams Sand Dollar (HGSW6099)
• Fascia trim, gutters, downspouts, window and door frames - Sherwin Willliams Site White (SW 7070)
• Roof, Metal Walls / Metal Roof - Ribbed Metal Sherwin Willliams Site White (SW 7070)
• Metal awnings and office lobby roof - Sherwin Williams Derbyshire (HGSW6741)
• Exposed metal structure - Primer Grey
• Window glazing glass - Grey tint
7. The existing facility on the property will be re-purposed to support the recycling facility.
8. City Commission review of this site plan is required per section 155.301 (A) (4) (b) of the Code of Ordinances as the building exceeds 50 feet in height.
9. ACCESS: Ingress and egress to this site will remain through the existing main access road off Pembroke Road. Trucks use US 27 to access the Pembroke Road Entrance as there is not a connection to the east. On site, two new public access drives and two additional emergency access drives are being provided along Southwest 208 Avenue. The emergency access drives will be secured with a Knox box. All employees and public will access the site through Southwest 208 Avenue. Truck access will remain limited to the Pembroke Road entrance.
10. TRAFFIC OPERATIONS: The applicant has provided a revised narrative that outlines how the site will operate based on the existing and proposed facilities (Reference: Exhibit B - Operations Narrative 2/15/23). The narrative states that facility will operate and receive deliveries Monday through Friday from 6am to 6pm and on Saturday from 6am to 3pm. The existing recycling facility currently handles materials from Broward, Miami-Dade, Collier and Monroe counties, whereas the existing transfer facility collects waste from Broward and Miami/Dade Counties. The applicant anticipates that the entire facility (including existing and proposed operations) will generate approximately 375 trucks daily, resulting in 750 daily trips. The estimated trips will process approximately 1800 tons of material daily. Per the operations plan, the proposed development will result in an additional 40 trucks per day, 80 additional trips and 225 tons of material.
To mitigate traffic concerns, the applicant has agreed to work with the City on an agreement for an annual host fee. Administration is recommending the revenues from the host fee be used to supplement the City’s Road and Bridge Fund for transportation related projects. (Reference: Exhibit C - Email from Applicant Counsel - Waste Management Host Fee 2/2/23)
As part of this plan, the applicant will provide the following adjacent offsite roadway improvements:
• The widening SW 208th Avenue from Pembroke Road from 18’ to 24’ and transition from that point north to the city public safety training facility (fire / police).
• Mill and overlay the SW 208 Avenue the length of the project.
The City of Pembroke Pines and the City of Miramar have been working jointly on the Pembroke Road expansion project. The project, is part of the County surtax Mobility Advancement Program (MAP) and is currently in the design phase. The project widens Pembroke Road from two to four lanes from Dykes Road to 196th and connects Pembroke Road from 196th to US 27. The applicant has agreed to work with the City to coordinate the design of the SW 208 Avenue and Pembroke Road intersection. A letter has been provided by the applicant (Reference: Exhibit D - Letter from Applicant - SW 208 Avenue 12/20/22) which provides parameters as to the roadway commitment made by Waste Management. The letter has been reviewed by the City Engineer who has no objection to the proposal.
11. PARKING / LOADING: The applicant proposes 127 parking spaces for the proposed building where 125 spaces are required based on use. The proposed parking consists of the following:
• 120 standard parking spaces (9’ x 19’)
• 5 ADA parking spaces
• 2 bus parking spaces (12’ x 45’)
The parking ratio for the property was assessed with the following ratios:
• 3.5 parking spaces per 1,000 square feet of office and maintenance
• .5 spaces per 1,000 square feet for storage
Two, level 2, electric vehicle charging stations (two service hoses per unit) will be located within a parking island adjacent to the proposed building entrance. Staff notes that the existing recycling facility is self-parked, and that parking will not be changed as a result of this application.
12. SIGNAGE: No new signs are proposed for this site. The applicant will be required to seek City approval should they wish to add or modify existing site signage.
13. LANDSCAPING: The existing development area is currently vacant and heavily wooded with invasive trees throughout the site. These nuisance trees will be cleared to develop the site. The following landscape is being proposed as part of this plan:
• Installation of 271 trees, 56 palms, and 1888 shrubs. Mahogany, Royal Poinciana, Gumbo Limbo, and Bald Cypress are the primary species proposed as their large canopy trees. Crape Myrtle and Dahoon Holly are proposed as the smaller canopy trees. Royal Palms are the primary palm species being proposed. The shrubs will include Queen Emma Crinum Lily, purple only, Thryallis, and Purple Muhly Grass.
FPL reviewed the proposed landscape plan and issued a letter on 1/13/23 of concern (Reference: Exhibit E - Letter from FPL) regarding the location of 7 trees on site due to the proximity of them near overhead power lines. The applicant is currently in negotiations to bury certain power lines as part of construction of this project. Therefore, staff recommends satisfaction of FPL tree concerns prior to issuance of a certificate of occupancy on the site.
During the February 9, 2023 Planning and Zoning Board meeting, a resident spoke in regards to noise from facility. At the request of the Planning and Zoning Board, the developer will provide an additional 97 new trees along the northern buffer and wetlands on the Reuter Plat to provide buffering to the residents of Walden Lake. The 97 trees include 80 magnolia trees as well as 17 Royal Palms.
14, OTHER SITE FEATURES: The parking lot will be illuminated by a series of full cut off LED fixtures mounted atop 30-foot-high concrete poles. Both the bollards and parking lot lights will have a correlated color temperature (CCT) of 3000K, in conformance with the Code allowances for lighting within Resource-Recovery zoning.
The applicant provides a sustainability statement (Reference: Exhibit F - Sustainability Statement) as required for new projects as per section 155.6120-155.6123. The recycling facility will feature a 1,200 square foot room which will be used to educate the public on sustainability. In addition, the project will also incorporate the following green construction features:
• White Roof
• Lighting and water sensors / controls
• Energy Star appliances
• Electric Vehicle Charging Stations
• Solar panels (parking lights / EV stations)
• Native plant material
• Fuel efficient parking spaces
• Tankless water heaters
The applicant has provided an Economic Impact Statement (Reference: Exhibit G - Economic Impact Statement) related to the project. The applicant estimates an initial investment of +-$70 million and expects this state-of-the-art recycling facility to increase the tax base of the property, provide high paying jobs, and provide additional recycling opportunities for the south Florida region.
15. The Planning and Zoning Board at its February 9, 2023 meeting voted to transmit the site plan to City Commission subject to the following:
• City Commission approval of the building for height in excess of 50’.
• Satisfaction of FPL landscape comments prior to issuance of a certificate of occupancy on the site.
• Applicant to build SW 208 Avenue consistent with final design of Pembroke Road expansion project as stated within 12/20/22 letter.
• Applicant to provide a secondary Fire Department connection at a location to be determined by the Fire Prevention Bureau prior to issuance of a building permit.
• Establishing an agreement between the City and Waste Management for an annual host fee.
• Applicant to address with City Commission the entrance of trucks and feasibility of maintaining the current traffic patterns which include the majority of truck traffic coming from US 27.
16. The applicant requested the agenda item be pulled from the March 1, 2023 City Commission agenda and placed on the May 3, 2023 agenda. The item was pulled by the applicant from the May 3, 2023 and then rescheduled to tonight's meeting at the request of the applicant.
17. The applicant also met with the adjacent homeowners association to discuss the project.
18. The host fee agreement is also being heard on tonight's agenda (reference regular agenda item 23-0298).
19. Administration recommends approval of Site Plan (SP 2022-0014) for building height, consistent with the recommendations of the Planning and Zoning Board.
Financial Impact
FINANCIAL IMPACT DETAIL:
a) Initial Cost: None.
b) Amount budgeted for this item in Account No: Not Applicable.
c) Source of funding for difference, if not fully budgeted: Not Applicable.
d) 5 year projection of the operational cost of the project: Not Applicable.
e) Detail of additional staff requirements: Not Applicable.
FEASIBILITY REVIEW:
A feasibility review is required for the award, renewal and/or expiration of all function sourcing contracts. This analysis is to determine the financial effectiveness of function sourcing services.
a) Was a Feasibility Review/Cost Analysis of Out-Sourcing vs. In-House Labor Conducted for this service? Not Applicable.