TAB 10 - Town of Jupiter

Comments

Transcription

TAB 10 - Town of Jupiter
TOWN OF JUPITER
DATE:
February 14, 2013
TO:
Honorable Mayor and Members of Town Council
THRU:
Andrew D. Lukasik, Town Manager
FROM:
SUBJECT:
HEARING DATES:
John R. Sickler, Director of Planning and Zoning
ABACOA TOWN CENTER - PHASE IV - Site plan application for
two office buildings and rental apartments, including ground floor
flex space for commercial (retail/office) fronting on Main Street,
located on 14.4± acres (Tracts TC-3R and TC-4R) east of
Parkside Drive and south of the Antigua development within the
70.4± acre Abacoa Town Center.
.
PZ
TC
12/11/12
02/19/13 quasi-judicial
Resolution #13-13
PZ#12-145
SCT
EXECUTIVE SUMMARY:
Approval of 287 multi-family units and 17 loft units that will be built to commercial requirements. The
17 loft units on Main Street may be used as residential lofts after they make efforts to market the
units as commercial. The application previously included two office buildings totaling 66,250 square
feet; however, prior to the Planning and Zoning Commission meeting the applicant had requested to
withdraw the two office buildings from the site plan application (see revised condition #7 in the
Resolution).
The applicant has worked with Palm Beach County to address stadium parking issues. Conditions
of approval have been recommended to ensure that 2,020 parking spaces are maintained in Town
Center in accordance with the parking agreements and that a parking control plan is implemented to
manage the parking.
The applicant has issues with condition (7).
RECOMMENDATION:
At the December 11, 2012 meeting, the Planning and Zoning Commission recommended approval
(by a 3-1 vote), with recommendations to modify conditions of approval as noted in the staff report.
The most significant change affects the time frame for the Parking Control Plan. The plan was
modified from being required to be submitted prior to the issuance of any development permits to
prior to June 1, 2013. In addition, requirements for signage were added to the plan.
Strategic Priority:
Attachments:
Staff Report
Strong Local Economy
Ordinance #12-13
K:\Staff\WP51\Amendtowncode\MXD\Ground Floor Residential TC (PZ 12-414)\Executive Summary.doc
February 14, 2013
TOWN OF JUPITER
TOWN MANAGER’S OFFICE
DATE:
February 14, 2013
TO:
Honorable Mayor and Members of Town Council
THRU:
Andrew D. Lukasik, Town Manager
FROM:
John Sickler, Director of Planning and Zoning
SUBJECT: ABACOA TOWN CENTER - PHASE IV - Site plan
application for two office buildings and rental
apartments, including ground floor flex space
for commercial (retail/office) fronting on Main
Street, located on 14.4± acres (Tracts TC-3R and
TC-4R) east of Parkside Drive and south of the
Antigua development within the 70.4± acre
Abacoa Town Center.
Resolution # 13-13
PZ 12-145
SCT
Project name:
Owner:
Applicant:
Agent:
Location:
Meeting dates:
Acreage of overall PUD:
Present land use designation:
Present Zoning:
Existing use of the property:
Request:
PZ
TC
12/11/12
02/19/13 - quasi-judicial
Town Center Phase IV
Aries Land Acquisition, LLC. (see Attachment “D”)
Abacoa IV Residences, LLC
Cotleur & Hearing, Inc.
Located to the east of Parkside Drive and South of
Cades Bay Avenue
14.4 +/- acres
Mixed-Use
Mixed-Use, Town Center sub-district (MXD/TC)
Vacant (Grass Parking)
Two Office Buildings .…… 66,250 sf office
Multi-family……………….. 287 units
Flex units…………………. 17 residential lofts (or)
Office, retail or live/work*
Total………………………. 304 units
*14,790sf of retail use, 8,144 sf of office or five
live/work units may be utilized as 17 residential lofts
Applicant Issues.
The applicant has issues with condition (7), related to specific uses that should be
located on the ground floor of the vacant land of the Town Center. The applicant would
like the term “such as” added before the uses “retail, restaurant and/or theater”.
Staff Update.
Town Center, Phase IV – Staff Report
Page 2
1)
2)
3)
Modify condition (7), which states: Upon submittal of the final plans and prior to
the issuance of any development permits, the Owner shall remove the Site I and
Site 2 office allocation from the Site Plan and place a note on the Site Plan
indicating the area as future commercial. Site plan approval for these two
parcels or the theater parcel in Phase II shall be submitted separately for review
and approval by the Town Council, together with a conceptual site plan for the
three parcels together, to illustrate the build out of the remaining vacant parcels.
Prior to individual site plan approval for the vacant parcel located in Phase IV
(Parcel 1, Plat No 2), the owner shall submit an overall conceptual plan of Phase
II and Phase IV that provides active uses (retail, restaurant and/or theater on the
ground floor) which complements the stadium and hotel. The proposed plan/use
in Phase II and IV must be brought to the Town Council for a conceptual review.
Staff Comment. In order to ensure the development of the remaining vacant
parcels in Town Center provide the commercial core required in the concurrent
zoning text amendment and provide uses that complement the stadium and
hotel, staff has recommended a condition of approval that the remaining site be
reviewed together during a conceptual review, instead of individually.
Modify condition (8)(a), which states: Revise the five live/work units to be
commercial uses. The allocation should be retail or office, similar to the other loft
units.
Staff Comment. Staff has recommended additional language to clarify that the
live/work units should be allocated retail or office instead of being developed as
live/work units. Live/work units tend to provide less commercial use.
Modify condition (8)(f), which states: Upon submittal of final plans and prior to
the issuance of any development permits, the Owner shall revise the site details
for the temporary grass parking plan:
a)
Relocate the west entrance west three spaces to align with the proposed
N-S drive aisle for the parking area north of the four level parking garage.
b)
Label the grass parking areas “Stabilized Grass Parking” for vacant lots in
Phase IV.
c)
Delete the turnout shown from Avenue A to the northwestern grass
parking area.
d)
Define d the parking areas by using through the use of bollards, ropes or
other means to keep prevent vehicles from driving exiting over curbs or
into the drainage areas.
e)
The plan should d Define the pedestrian ingress-egress points from the
parking areas to the perimeter sidewalks and the routes shall be
stabilized and well defined. including defining a five foot access area
between the parking spaces leading to the perimeter sidewalks (for each
parking area).
f)
The existing ADA parking signage on existing grass parking area shall be
removed from the site.
g)
The access to Site 1 and Site 2 shall be from Main Street, and the
turnouts shall be improved from the roadway pavement into the site at
least 4 feet past the limits of the Main Street public sidewalks.
Staff Comment: The Town Engineer has provided detailed conditions of
approval in regards to the grass parking in the subdistrict staff update. To ensure
the conditions of approval in the site plan match the subdistrict
recommendations, staff provided the above.
Town Center, Phase IV – Staff Report
Page 3
4)
5)
6)
7)
Modify condition (11), which states: Prior to June 1, 2013, a Parking Control
Plan (or equivalent plan), that is acceptable to Palm Beach County ,the Town of
Jupiter, and Jupiter Stadium, LTD, the Abacoa Property Owners’ Assembly, Inc.,
Abacoa Town Center Phase I Property Owners Association, Inc., and the Abacoa
Town Center Master Property Owners’ Association, shall be submitted for review
and approved by the Town of Jupiter Town Council. The applicant shall
coordinate and develop the Parking Control Plan with Palm Beach County;
Jupiter Stadium, LTD; the Abacoa Property Owners’ Assembly, Inc.; Abacoa
Town Center Phase I Property Owners Association, Inc.; and the Abacoa Town
Center Master Property Owners’ Association. The Parking Control Plan shall be
approved by the Town of Jupiter Town Council and shall be implemented prior to
the first spring training after construction commences. In addition, The Parking
Control Plan shall include way finding signage to clearly identify and direct
patrons to available stadium spaces, and clearly identify approved reserved
parking throughout the Town Center.
Staff Comment. The condition of approval has been modified to indicate the
Stadium and Palm Beach County as the parties to review the Parking Control
Plan and ensure it addresses the parking needs of the stadium prior to being
forwarded to the Town. The Town Attorney suggested clarification since one or
more parties may not agree with the Parking Control Plan and could affect the
submittal deadline of the documents. In addition, staff has recommended that
the plan also be coordinated with other entities in Abacoa as listed in the
condition. Staff has recommended that the Parking Control Plan be complete
and implemented prior to the first spring training after construction commences.
Modify condition (12), which states: Prior to the issuance of a development
permit, the Owner shall graphically illustrate demonstrate to the satisfaction of
the Town , the County, and Jupiter Stadium, Ltd. the locations of that no less
than 2,020 parking spaces that will be available, consistent with the parking
agreements, at any given time for use by the stadium.
Staff Comment. In order to ensure that staff has reviewing authority of the
condition of approval, the condition of approval was modified for the review of the
Town only. The Parking Control Plan provides the reviewing authority for the
County and Jupiter Stadium, Ltd. In addition, staff recommends that language be
added so that the documents are consistent with the parking agreements as may
be amended in the future.
Add condition (15)(c), which states: No residential garage spaces shall be
leased to commercial tenants.
Staff Comment. Staff has recommended the condition of approval to ensure
commercial tenants do not rent residential garages and utilize the space as
storage or additional work space associated with their commercial businesses.
These residential spaces will be necessary to ensure that residential parking is
used for that purpose and to reduce conflicts in parking with patrons of the
stadium and commercial uses.
Add condition (27), which states: Upon submittal of the plat for the property, the
owner shall establish a public access easement overlying the east-west access
drives between Parkside Drive and Main Street as well as from Stadium Drive to
Main Street that directly abuts the future office building phases. The dedication
shall provide for public access, which facilitates access to the future office
building properties. The property owner shall be responsible for maintenance
responsibility of the easement.
Town Center, Phase IV – Staff Report
Page 4
8)
9)
Staff Comment. Since the two office sites are no longer proposed as part of the
site plan application, the Town Engineer has indicated a public access easement
is required for the drive aisle located between the office properties and this
residential community.
Add condition (28), which states: Upon submittal of final plans and prior to the
issuance of any development permits, the owner shall ensure the three new
street trees planted along Stadium drive are re-located elsewhere onto the site
and not placed in the public right-of-way.
Staff Comment. Pursuant to Section 27-990.9.5(f)(1), entitled “Street planting
requirements [Town Center]”, one tree every 50 feet is required along street
frontages. Along Stadium Drive, three street trees were allowed to be removed
by the Town since they conflicted with stadium deliveries. The application is
proposing to replace these trees in the public right-of-way; however, these trees
would then be the maintenance responsibility of Abacoa. The Abacoa Property
Owners Assembly (APOA) has requested that these street trees be relocated
onto the residential property instead of in the public right of way. Therefore, staff
has recommended that these three trees be relocated onto the site.
Add condition (29), which states: Upon submittal of final plans and prior to the
issuance of any development permits, the Owner shall provide funds for the
installation of pedestrian light fixtures at Charleston Court.
Staff Comment. Residents in Charleston Court have raised a concern that the
Town Center Phase IV will impact their park located directly to the west of the
development on Parkside Drive. Charleston Court has concerns given the
limited lighting in the park at night. The neighborhood estimates that it will cost
$10,428 to install lights in a portion of the park adjacent Parkside Drive (see
Attachment K). In order to ensure this is completed, staff has recommended the
above as a condition of approval. The applicant has agreed to provide the funds.
Planning & Zoning Commission Recommendation
On December 11, 2012, the Planning and Zoning Commission recommended approval
of the above referenced project, by a 3-1 vote, with the following modification to staff’s
recommendations:
1)
Modify condition (7), which states: Upon submittal of final plans and prior to the
issuance of any development permits, the Owner shall remove the Site I and Site
2 office allocation from the site plan and note as future commercial. Site plan
approval for these two parcels or the theater parcel in Phase II shall be submitted
separately for review and approval by the Town Council, together with a
conceptual site plan for the three parcels together, to illustrate the build out of the
remaining vacant parcels.
2)
Delete condition (8)(d), which states: Add the maximum number of parking
spaces as possible in front of the two office buildings on Main Street.
3)
Modify condition (8)(i), renumbered to condition (8)(h), which states: Note that
the grass parking lots located on Site 1 (132 spaces), Site 2 (126 spaces) shall
have ing access from Main Street and the theater property (208 spaces) are
improved is accessible to accommodate grass parking.
4)
Modify condition (11): Prior to June 1, 2013 the issuance of any development
permits impacting the remaining temporary grass parking area in Site V (aka
Phase IV), a Parking Control Plan (or equivalent plan), that is acceptable to Palm
Beach County, the Town of Jupiter, Jupiter Stadium, LTD, the Abacoa Property
Town Center, Phase IV – Staff Report
Page 5
5)
6)
Owners’ Association, Inc. and the Abacoa Town Center Master Property Owners’
Association, shall be submitted for review and approved by the Town of Jupiter
Town Council. In addition, the Parking Control Plan shall include way finding
signage to clearly identify available stadium parking spaces throughout the Town
Center.
Modify condition (15)(c), which states: The garage spaces abutting the 17 loft
units shall be assigned to the loft units when occupied for any residential user.
Modify condition (18)(g), which states: Upon submittal of final plans and prior to
the Town’s final approval of the plat for the subject property and the Affordable
Housing Program, the Owner shall submit the proposed Affordable Housing
Program to the Northern Palm Beach County Improvement District (“NPBCID”),
for its review and comments, to ensure that the commercial units in the
development, are property assessed based on the land that supports commercial
uses, including the surrounding grounds and the required commercial parking
areas.
Staff Recommendation.
The Department of Planning and Zoning recommends approval of the applicant’s
request, subject to the following conditions and contingent upon approval of the
concurrent subdistrict master plan amendment and zoning text amendment:
1)
General. The Owner shall install all improvements in compliance with the
following plans/drawings:
a)
Site Details and Plan, referenced as sheets “1 of 4 thru 4 of 4", dated
11/19/12, prepared by Cotleur & Hearing, Inc., received and dated by the
Department of Planning and Zoning on 12/05/12.
b)
Landscape Details and Plan, referenced as sheets “1 of 3 thru 3 of 3",
dated 11/19/12, prepared by Cotleur & Hearing, Inc., received and dated
by the Department of Planning and Zoning on 12/05/12.
c)
Parking Garage Exhibit (Exhibit J), Restricted Parking (Exhibit K),
Temporary Grass Parking (Exhibit L), Town Center II Theater Site
Concept Plan (Exhibit M), dated 11/13/12 and 11/15/12, prepared by
Cotleur & Hearing, Inc., received and dated by the Department of
Planning and Zoning on 12/05/12.
d)
Architectural Elevations and Color Board, referenced as sheets cover
sheet, “A-2.1.4”, “A-2.2.5”, “A-2.2.5A”, “A-2.2.5B”, “A-2.3.1”, “A-2.4.1”, “A3.1.1”, “A-3.1.3”, “A-3.2.1 thru A-3.2.3”, “A-3.2.1A thru A-3.2.2B”, “A3.3.1”, “A-3.3.2”, “A-3.4.1”, “A-3.4.2”, “A-4.2.1 thru A-4.2.5”, GA-3.1 thru
D-1” and “C-1 thru C-3” dated 11/19/12, prepared by MSA Architects,
received and dated by the Department of Planning and Zoning on
12/05/12.
e)
Statement of use, dated 10/29/12, prepared by Cotleur & Hearing, Inc.,
received and dated by the Department of Planning and Zoning on
10/29/12.
f)
Traffic statement, dated 06/28/12, prepared by Pinder Troutman
Consulting, Inc., received and dated by the Department of Planning and
Zoning on 07/11/12.
Town Center, Phase IV – Staff Report
Page 6
2)
The uses conducted on the subject property shall conform to the representations
in the statement of use received and dated by the Department of Planning and
Zoning on 10/29/12.
3)
Any revisions to the site plan, landscape plan, elevations, signs, statement of use
or other details submitted as part of this application, including but not limited to
the location of the proposed improvements or additional, revised or deleted
colors, materials, or structures, or changes to how the use operates, shall be
requested in writing to the Department of Planning and Zoning (hereinafter the
Department) and shall be subject to the Department’s review and approval.
4)
Any condition associated with the resubmittal of final plans shall be subject to the
Department’s review and approval.
5)
The conditions of approval herein shall apply to the Owner, Applicant and their
successors and assigns.
6)
The statement of use shall be updated to provide consistency with the final plans
and conditions.
7)
Office Building Sites. Upon submittal of final plans and prior to the issuance of
any development permits, the Owner shall remove the Site I and Site 2 office
allocation from the site plan and note as future commercial. Site plan approval
for these two parcels shall be submitted separately for review and approval by
the Town Council.
8)
Site plan. Upon submittal of final plans and prior to the issuance of any
development permits, the Owner shall revise the site plan to:
a)
Revise the five live/work units to be commercial uses similar to the other
loft units.
b)
Align the north-south crosswalks across the south drive with the
sidewalks along Main Street instead of aligning closer to Main Street. In
addition, the access drive stop bars should be relocated 4 feet behind the
new crosswalk location.
c)
Provide details of the proposed columns and trellis to be used as a street
edge along Parkside Drive.
d)
Add the maximum number of parking spaces as possible in front of the
two office buildings on Main Street.
e)
Note the location of the parallel parking spaces that are being added and
those proposed to be removed.
f)
Construct a parallel parking space that meets ADA requirement, along the
east side of Stadium Drive north of Cades bay. The owner may construct
the space or contribute monies to the Town for the Town’s estimated
costs to perform the work.
g)
Upon submittal of final plans and prior to the issuance of any
development permits, the Owner shall revise the site details for the
temporary grass parking plan :
(1)
Relocate the west entrance west three spaces to align with the
proposed N-S drive aisle for the parking area north of the four
level parking garage.
(2)
Label the grass parking areas “Stabilized Grass Parking”.
Town Center, Phase IV – Staff Report
Page 7
(3)
h)
i)
Delete the turnout shown from Avenue A to the northwestern
grass parking area.
(4)
Defined the parking areas through the use of bollards, ropes or
other means to keep vehicles from exiting over curbs or into
drainage areas.
(5)
The plan should define pedestrian ingress-egress from parking
areas to perimeter sidewalks, including defining a five foot access
area between the parking spaces leading to the perimeter
sidewalks (for each parking area).
Note that the angled parking spaces along Main Street shall be
developed using 6” thick concrete.
The grass parking lots located on Site 1 (132 spaces), Site 2 (126
spaces) and theater property (208 spaces) are improved to accommodate
parking.
9)
The owner shall ensure that any gates proposed for the open space, located
between Buildings 3 and 4 (west of Main Street), remain unlocked and provide a
sign indicating the sidewalks are a public access-way.
10)
Stadium Parking. Prior to the issuance of any development permits, Aries Land
Acquisition, LLC., its successors and/or assigns, shall meet the terms and
conditions of the Use Agreement between Florida Atlantic University (FAU) and
Aries Land Acquisition, LLC (Aries) for use of not less than 500 paved parking
spaces on FAU’s Abacoa campus. Thereafter, said Agreement shall remain in
effect unless and until otherwise agreed in writing by Jupiter Stadium, LTD and
Palm Beach County.
Prior to the issuance of any development permits, a Parking Control Plan, that is
acceptable to Palm Beach County, the Town of Jupiter, Jupiter Stadium, LTD,
the Abacoa Property Owners’ Association, Inc. and the Abacoa Town Center
Master Property Owners’ Association, shall be provided for the review and
approved of the Town of Jupiter Town Council.
The owner shall ensure that prior to the issuance of any approvals by the Town,
including, but not limited to, site plans, site plan amendments, special exceptions,
changes in use, that no less than 2,020 parking spaces will be available at any
given time for use by the stadium.
Prior to the issuance of a development permits for any residential or loft unit, the
Owner shall submit leasing documents that:
a)
Prohibit the use of any garage in a manner that would impede the ability
to park therein the number of vehicles for which any garage is designed
and intended;
b)
Develops a system that prohibit more than two vehicles per unit from
being parked in the Town Center at any given time;
c)
Identifies enforcement measures for compliance with the approved
parking program; and,
d)
Implement a permitting program with consequences in the event of
infractions.
e)
The leasing documents shall be finalized and approved by the
Department prior to the issuance of any Certificate of Occupancy (CO).
Thereafter, compliance with the approved property owner/leasing
documents shall be required at all times. Any failure to enforce terms
11)
12)
13)
Town Center, Phase IV – Staff Report
Page 8
14)
therein shall constitute a violation of this development order and be
subject to any/all recourse to the fullest extent permitted by Town Code.
All property leasing documents and written leasing brochures, leasing contracts,
Master Plans and related Site Plans for the residential phase shall include a
disclosure statement providing notice that surface parking spaces on the property
are for the joint use of lessees, visitors, employees and patrons (unless noted as
reserved on the approved site plan). Copies of the documents shall be submitted
for review by the Department prior to the issuance of any development permits
and the final documents provided to the Department prior to the issuance of the
first Certificate of Occupancy.
Thereafter, such documentation shall be
submitted to the Town of Jupiter within three days of the request.
15)
Parking. Upon submittal of final plans and prior to the issuance of any
development permits, the owner shall revise the “Residential Parking Addendum”
as follows:
a)
To implement an enforcement program that prohibits residents from
parking in the 3 hour or 30 minute parking spaces (designated on the
approved site plan) on Main Street.
b)
Revise the permitting program to note that the three hour parking
restrictions on Main Street shall be suspended during Spring Training
games and provide information on how this will be implemented.
c)
The garage spaces abutting the 17 loft units shall be assigned to the loft
units when occupied for any residential user. No garage space shall be
leased to commercial tenants.
d)
The permitting program shall prohibit tenants with garage spaces from
parking in any other spaces in Phase IV, including adjacent on-street
spaces.
16)
Architecture. Upon submittal of final plans and prior to the issuance of any
development permits, the Owner shall provide the exact manufacture name and
number of the proposed roof tile.
17)
Signs. Upon submittal of final plans and prior to the issuance of any
development permits, the owner shall provide a sign plan:
a)
For the signage proposed for both the commercial and residential uses.
b)
For the location of signage related to stadium parking including signage
that indicates the location of parking for the public.
c)
Showing the location of signage for residential parking area only.
d)
The finalized sign plan shall be implemented prior to the issuance of any
certificate of occupancy or earlier if required by the Parking Control Plan.
18)
Affordable Housing. The Owner shall provide the following affordable housing
units on the subject property as part of this approval:
a)
270 of the rental units shall remain affordable, at the 120% range of the
applicable West Palm Beach-Boca Raton Metropolitan Statistical Area
(MSA) median household income, as defined by the Town’s
Comprehensive Plan for a period of five years from the date of the
issuance of a Certificate of Occupancy for that unit, pursuant to
Resolution No. 44-09, Condition No. 135 of the Abacoa Development
Order.
Town Center, Phase IV – Staff Report
Page 9
b)
c)
d)
e)
f)
g)
h)
19)
The 270 rental units shall be designated as rental units and as affordable
housing on the final approved plans.
The Owner shall be subject to the Department’s determination regarding
the annual maximum rent for all 270 rental units. The Department shall
be guided by the adopted Affordable Housing Index Rental Worksheet, to
be effective from July 1st through June 30th.
The 270 rental units shall be a mixture of one-bedroom, two-bedroom and
three-bedroom units. The one-bedroom units shall utilize the West Palm
Beach-Boca Raton MSA median household income for a household of
1.5 persons to establish a maximum rent; two-bedroom units shall utilize
the median household income for a household of 3 persons; and the
three-bedroom units shall utilize the median household income for a
household of 4.5 persons.
The Owner shall prepare an “Affordable Housing Program” for the Town
Center Phase IV development, which shall include among other things, a
requirement that the Owner provides the Town with a detailed written
annual report that summarizes all rental information for each of the 270
rental units during the previous year.
The annual report shall be submitted by the Owner or the Applicant, to
the Department no later than May 15th of each year for five years from
the date of the last Certificate of Occupancy issued for the 270 affordable
units.
Upon submittal of final plans and prior to the Town’s final approval of the
plat for the subject property and the Affordable Housing Program, the
Owner shall submit the proposed Affordable Housing Program to the
Northern Palm Beach County Improvement District (“NPBCID”), for its
review and comments, to ensure that the commercial units in the
development, are property assessed based on the land that supports
commercial uses, including the surrounding grounds and the required
commercial parking areas.
Prior to the issuance of any development permits by the Town for any of
the affordable housing units, the Owner shall submit the Affordable
Housing Program worksheets to the Department for its administrative
review, comment, and final written approval.
Engineering and platting. Concurrent with submittal of engineering plans, the
applicant shall submit a plat review application and plat review fee, to secure
approval of the required land subdivision plat to include:
a)
A land subdivision Letter of Credit shall be provided that is valued at
110% of estimated cost of the infrastructure improvements proposed
under this project. The surety value does not cover or include the vertical
construction elements of the project. The plat shall be approved by staff
and the subdivision surety shall be received prior to issuance of a
development permit for this site.
b)
Dedication of a public sidewalk easement for any portion of the public
sidewalk along Main Street, Avenue A, Stadium Drive, Parkside Drive or
Cades Bay that lies outside of the right-of-way.
c)
Dedication of a public access and parking easement for any portion of the
angled parking along Main Street that lies outside of the platted right-ofway.
Town Center, Phase IV – Staff Report
Page 10
d)
The plat, once approved by staff, will require Town Council approval prior
to execution and recordation by the Town.
20)
Miscellaneous.
Any change to the type of ownership from rental to
condominium or fee simple ownership shall require a large scale site plan
amendment, subject to review and approval by the Town Council.
21)
The owner shall implement the marketing plan entitled “The Allure of Abacoa
Commercial Real Estate Marketing” to promote commercial occupancy in the loft
units.
22)
Prior to the issuance of the first Certificate of Occupancy, the Owner shall install
two, 2-inch conduits, pull wire, and markers along Main Street and Parkside
Drive property frontage for future installation of fiber optic cable in accordance
with the Town’s Outside Plant standards. When future phases are constructed,
the conduit along those frontages shall be installed at that time (Avenue A and
remaining portions of Main Street and Parkside Drive that are not part of this
approval).
23)
Upon submittal of final plans and prior to the issuance of any development
permits, the owner shall pay all the impact fees for the 17 lofts at the residential
rate, except for the road impact fees from Palm Beach County and Jupiter which
shall be paid at the commercial rate for the approved retail and office square
footages.
24)
The placement of any type of vending machines or units which dispense food,
beverages, candy, merchandise, products, goods, handbills, or advertising
magazines outside the confines of the principal structure on the exterior portions
of the subject property within public view, is prohibited.
25)
Within 60 days of site plan approval and prior to the issuance of any
development permits, the Owner shall execute a formal water service agreement.
26)
Upon submittal of final plans and prior to the issuance of any development
permits, the owner shall provide a Hold Harmless agreement for portions of the
north end of the development in which improvements (such as Landscaping) may
conflict with drainage easements.
Project data.
Please find listed below pertinent site plan data and information in reference to the
application. The information is as follows:
Direction
Existing Land Uses for
entire PUD
Future Land Use/Zoning Districts for entire PUD
North
Abacoa Town Center, Phase
III
Mixed Use/Mixed Use, Town Center (MXD/TC)
South
Abacoa Town Center, Phase II Mixed Use/Mixed Use, Town Center (MXD/TC) & Mixed
& Roger Dean Stadium –
Use/Mixed Use, Recreation (MXD/REC)
Spring Training Facility
Town Center, Phase IV – Staff Report
Page 11
East
Baseball Practice Fields
Mixed Use/Mixed Use, Recreation (MXD/REC)
West
Charleston Court
Mixed Use/Mixed Use, Residential Urban (MXD/RU)
Site plan.
Owner’s proposal
Square footage of structure
MXD Town Center zoning
district requirements
n/a
Minimum lot area
5,000 square feet
Minimum lot width
40 feet
172.23 feet
Minimum lot depth
120 feet
Minimum building height
20 feet
377.6 feet
25.3 feet (townhouse)
Maximum building height
Maximum lot coverage
60 feet/ five stories
(whichever is less)
50 percent
Minimum open space
n/a
18.6 %
MXD Town Center zoning
district requirements
Owner’s proposal
Front
20 feet (5 ft for arcade)
10 feet for residential
buildings
20 feet (14 ft arcade)
10 feet (townhouses)
Rear
30 feet
Side
0.0 feet or otherwise 10 feet
118 feet
18 feet
Side
0.0 feet or otherwise 10 feet
Feet
Owner’s proposal
Square footage
MXD Town Center zoning
district requirements
50% currently
95% in concurrent zoning
text amendment
45 square feet
Minimum porch depth
5 feet
5 feet (minimum)
Parking requirements.
Number of standard parking spaces
Minimum requirements
Based on shared parking
Owner’s proposal
See shared parking report
Number of disabled parking spaces
12 (2% of 598 non-office
12 on residential portion
Building 1…….32,898 SF
Building 2…….71,781 SF
Building 2A…..71,734 SF
Building 2B…..71,766 SF
Building 3…….. 8,416 SF
Building 4…….10,676 SF
Garage A……..2,460 SF
Garage B……...4,893 SF
225,433 sf (east resident)
230,720 sf (west resident)
74,164 sf (east office)
77,760 sf (west office)
47.2 feet/ four stories
28.6 %
Setbacks.
Porch Requirements.
Percentage with porches/ balconies
100% (287 residential
units)
45 square feet (minimum)
Town Center, Phase IV – Staff Report
Page 12
parking)
Architectural
Building colors/type of construction
Main Stucco
Accent
Fascia
Window Sills
Roof Tile
Owner’s proposal
Landscaping
Minimum requirements
50 percent
Owner’s proposal
50 percent
12,158 square feet
3,242 linear feet (40%)
23,000 square feet
3,398 linear feet (42%)
MXD Town Center zoning
district requirements
One
One (unless two frontages)
18 inches and 75% the width
of tenant bay
One per tenant
Owner’s proposal
“Oyster Bay” – Sherwin-Williams, SW-6206
“Spare White” – Sherwin-Williams, SW-6203
“Coconut Husk” – Sherwin-Williams, SW-6111
“Pure White” – Sherwin-Williams, SW-7005
“Moccasin” - Concrete Flat Tile SH-411 *
Percentage of native plant material
Foundation planting (North Building)
Minimum perimeter planting required
(North Building)
Signage
Freestanding project signs
Tenant signage
Square footage
Pedestrian signage
Not provided *
Not provided *
Not Provided *
Not provided *
Traffic
Satisfies PBC/Town of Jupiter TPS
Yes
Average daily trips (New)
3,482 new daily trips.
Stormwater
Satisfies Town of Jupiter requirements
Yes
Pedestrian amenities
Owner’s proposal
Benches
Pedestrian amenity
requirements
12
Trash receptacles
6
6
Bicycle racks provided
6
6
13
* Conditions of approval have been provided within Staff’s recommendations to address these items.
Background/history.
The subject property is part of the Town Center within the Abacoa Development of
Regional Impact. The property is 14.4 acres in size and is located generally south of
Cades Bay Avenue, west of Stadium Drive, north of Avenue A and east of Parkside
drive. The site is currently vacant and being used as temporary grass parking for the
stadium.
Town Center, Phase IV – Staff Report
Page 13
On May 18, 2006, the Town Council approved a site plan application for Phase IV which
included the development of retail, office, restaurant, live-work, and multi-family dwelling
units and two parking garages. Although the project was approved, it was never built.
The current proposal is for two office buildings (total of 66,250 square feet) and 287
residential units and 17 commercial/ live work loft that the applicant is requesting in the
statement of use as residential until demand is achieved for commercial (for a total of
304 units). Specifically, the units include: 115 one-bedroom units, 110 two-bedroom
units, 34 three-bedroom units, 28 two-bedroom townhouse units and 17 - 1 and 2
bedroom loft units. The lofts are allocated as 5 Live/work units, 10 Loft units are
designated for retail use and 2 Loft units have office (See Attachment A – Statement of
Use).
A Town Council conceptual review occurred on April 17, 2012. Since that meeting, the
applicant removed rental units and added an office building to the southeast corner of
Phase IV. Under the current proposal two office buildings are proposed in Phase IV
(corner of Avenue A and Main Street) and one office building is proposed in Phase II
(between G4S and Hotel). Without knowing the exact development options for the
remaining parcels in Phase II, staff notes concerns with approving the office buildings in
Phase IV at this time.
In addition, to address relocation of parking and uses a Town Center Subdistrict
applicant has been provided as well as a zoning text amendment to address ground floor
residential use percentages.
Staff notes that the applicant has met with residents of Antigua HOA on November 1,
2012 and Charleston Court on November 7, 2012 to explain to the residents what is
being proposed.
Analysis.
This section analyzes the land development regulations and notes the application’s
inability or ability to satisfy all applicable development provisions of the Town Code and
Comprehensive Land Use Plan (CLUP). The analysis is as follows:
Comprehensive Land Use Plan (CLUP) consistency. The proposed development is
generally in conformance with the Future Land Use element of the CLUP. In addition,
according to the Future Land Use element Policy 1.3.10, that addresses mixed use land
uses:
“Integration is defined as the combination of distinct uses on a single site
where impacts from differing uses are mitigated through site design
techniques, and where differing uses are expected to benefit from the
close proximity of complementary uses.”
Two Office Buildings Sites. As noted in the subdistrict application, the two office
buildings sites (Site 1 and Site 2), located at the corner of Main Street and Avenue A,
are part of the commercial core and very important to the future viability of the Town
Center. If the office uses are approved with this application, the former theater site will
be the only space remaining to allow for viable active uses in the Town Center. While
the applicant has stated they have control of the former theater site, as it is under
contract, to date they have not closed and there are no assurances that the former
Town Center, Phase IV – Staff Report
Page 14
theater site will provide active uses. The applicant has not submitted elevations for the
two office buildings but is requesting approval for 66,250 square feet of office allocation.
In the 2006, the site plan approved for this phase included significantly more active
uses. Specifically, 13,840 sf of retail uses on the ground floor of the two 4-story
buildings that also included 151,660 sf of office use and 20,000 sf of restaurant space in
four freestanding buildings fronting on Road A.
Instead of locking in the uses for the office sites as part of this phase, staff has
recommended a condition of approval that the owner remove the two office site
allocations from the site plan and note it as future commercial. The decision on use can
be addressed in the future when specific site plans and elevations are submitted for the
former theater site and for the proposed office sites.
However, if Town Council supports approving the office allocation now, a replacement
condition of approval would be recommended, as follows to minimize the impacts to the
future development of active uses on the former theater site:
Prior to the issuance of any development permits for the office properties in
Site V (aka Phase IV), a site plan shall be approved for development of the
former theater property in Site II (aka Phase II). Prior to approval of a site
plan for the remaining office property in Site V, the owner shall receive a
Certificate of Occupancy for all improvements on the former theater property
in Site II.
Affordable housing. The proposed development consists of a total of 304 dwelling
units. Consistent with condition 138a of the Abacoa Development of Regional Impact
Development Order (D.O.) (Resolution #44-09), 270 of the dwelling units are required to
be designated as affordable housing consistent with Condition 135 of the D.O.
Specifically, Condition 135 requires the 270 dwelling units to be designated as affordable
housing at or below the 120% range of the applicable West Palm Beach-Boca Raton
Metropolitan Statistical Area (MSA) median household income, as defined by the Town’s
Comprehensive Plan, for a period of five (5) years from the date of the issuance of a
Certificate of Occupancy for that unit of the 270 affordable units.
Site design. The proposed development is not in conformance with the Town Code.
However, staff has recommended the following conditions of approval to ensure the
project adheres to code.

The owner is proposing 17 loft units along Main Street. Ten of these units are
designated as retail; two are proposed as office and five units are proposed as
live/work units. While the five live-work units are designated, they do not function
as a typical live-work unit since there are residential functions such as a kitchen
located on the ground floor. Staff questions the functionality of these units and
how the upper floors could be used if the kitchen is in the commercial space.
There could also be potential issues with uniformity of the use of the building on
the upper floors since the other 12 loft units could be used as commercial on the
upper floor, while these five live-work units could not. Live-work units also require
separate entrances for the commercial and residential space, fire separation and
other building code requirements. Administering the correct uses in the future will
be difficult to monitor and may not result in usable commercial space on the
ground floor. In addition, the code does not allow live work units in blocks that
Town Center, Phase IV – Staff Report
Page 15
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have more than 35 percent ground floor residential. If the five live work units
were modified to flex commercial space the applicant will be required to reduce
the amount of office on Site 1 and 2 or make other adjustments to ensure parking
requirements are satisfied. Therefore, staff has recommended a condition of
approval that the owner revise the five live/work units to be commercial uses
similar to the other loft units.
The owner has indicated that if commercial users cannot find parking along Main
Street they can also use the parking to the west of Buildings 3 and 4. To ensure
these spaces are easily accessible, staff has recommended a condition of
approval that any gates proposed for the open space located between Buildings
3 and 4 (west of Main Street) remain unlocked and a sign provided that indicates
the sidewalks as a public access-way.
The owner indicates on-street parking spaces on Main Street except in front of
the two office buildings. In discussions with the Engineering Division, some onstreet spaces could be added along this section of roadway. Therefore, staff has
recommended a condition of approval that the site plan be revised to provide the
maximum number of parking spaces as possible in front of the two office
buildings on Main Street to provide more convenient parking for commercial
tenants.
The Town Engineer noted that because of the difference between the elevation
of the arcade area and the roadway, it may be necessary for the north-south
pedestrian crossing be realigned. Instead of the proposed location, the
crosswalk should be aligned with the existing north-south sidewalk (rather than
closer to Main Street). Therefore, staff has recommended a condition of
approval that the crosswalks should be moved away from Main Street and the
access drive stop bars located 4 feet behind the crosswalk location.
Vehicles tend to leak fluids and can degrade asphalt. The Town’s Engineering
Division has requested that parallel spaces that are added in the public right-ofway be constructed of concrete since it does not degrade like the asphalt. Staff
has recommended the above as a condition of approval.
The site plan depicts on-street parking spaces along Avenue A, Parkside Drive,
Stadium Drive and Cades Bay Avenue but it is not clear which spaces have been
modified either to add parking spaces or to remove spaces. Therefore, staff has
recommended a condition of approval that the site plan clearly depict the
changes to existing location and number of parallel parking spaces.
The owner has provided information indicating that during the construction of the
residential and non-residential uses on Main Street, 2,391 parking spaces will be
available for stadium use. Among those spaces are 132 spaces on Site 1, 126
spaces on Site 2 and 208 spaces on the former theater property. Staff has
recommended a condition of approval to ensure these spaces are constructed
and available for stadium use prior to the issuance of any development permits.
The Town Engineer in review of the grass parking has indicated that the parking
spaces should meet certain requirements (such as the use of stabilized sod,
have areas for pedestrians to access lots and ensure drive aisle are provided in
optimum locations).
To address these concerns staff has provided the
recommendations as conditions of approval.
The proposed site plan requires the removal of approximately 330 feet of existing
parallel parking spaces along the west side of Stadium Drive in order to develop
the two proposed driveway connections to Stadium Drive and to address sight
visibility lines. To partially offset this public parking loss, staff has recommended
Town Center, Phase IV – Staff Report
Page 16
a condition of approval that the owner create a parallel parking space that meets
ADA requirement, along the east side of Stadium Drive north of Cades bay. The
improvements are recommended to be performed by the developer or contribute
monies to the Town for the Town’s estimated costs to perform the work.
Landscaping.
The application is in conformance with Chapter 23, entitled
“Landscaping”. However, the project is not in compliance with Section 27-990.11(j),
entitled “Landscaping regulations” as follows:

Pursuant to Section 27-990.11(j), entitled “Landscaping regulations”, all front
property lines of all properties (i.e., commercial, residential, etc.), shall provide a
street-edge and may include a combination of walls, fences and/or landscaping.
In order to meet this requirement. Along Parkside Drive gaps are provided where
buildings are not located. To address this concern, the owner has indicated a
trellis and hedges will be used along Parkside Drive. However, details have not
been provided. Therefore staff has recommended a condition of approval that
the owner provide details of columns and trellis when submitting final plans.
Stadium Parking. The proposed development is generally in conformance with Division
11 of Article X of Chapter 27, entitled “Off-Street Parking” through a Shared Parking
approval.
In 1996, the various parties that have an interest in parking in the Town Center (Abacoa
Development Company, Jupiter Stadium LTD, and Palm Beach County) entered into an
agreement that indicated a certain amount of parking spaces needed to be set aside in
the Town Center during peak periods for use by Baseball at 2 and 8 pm (originally 3,000,
currently 2,020). These spaces for stadium uses are in addition to the parking required
for the Town Center uses. These agreements have been modified throughout the years.
As Town Center has developed, the majority of the 2,020 parking spaces for baseball
were located in the vacant grass area in Phase IV. In addition, the agreements have
been modified to locate 500 of the spaces at the Florida Atlantic University (FAU)
campus. Copies of these agreements are located on the Town’s web site at:
http://www.jupiter.fl.us/Planning/Abacoa-Index-Page.cfm.
Now that Phase IV is proposed to be developed, the applicant has worked with Palm
Beach County (the owner of the stadium) to ensure the additional 2,020 parking spaces
required for baseball are provided in location that is convenient to patrons of the
stadium. To address the development of Phase IV, the applicant has proposed shifting
many of the stadium parking spaces to the parking garage that previously served the
movie theater. In addition, temporary grass parking spaces are proposed to ensure
sufficient parking exists during construction of various phases (see Attachment “C” of the
subdistrict staff report). To ensure these spaces are easy to locate, a Parking Control
Plan will need to be developed, as noted below.
In order to ensure all stadium parking spaces required by the Shared Parking Agreement
are provided, staff has recommended the following conditions of approval in coordination
with Palm Beach County Facilities staff.

The owner has received approval from FAU to relocate 500 parking spaces from
Phase II to the FAU property. This agreement was approved in 2004 and in
2006 amended to relocate the parking to the current location on the southwest
portion of the FAU property. Although the agreements have been executed, staff
has no record that the agreements have been implemented. Therefore, staff has
Town Center, Phase IV – Staff Report
Page 17
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recommended a condition of approval that prior to the issuance of a Building
Permit, the Use Agreement between Florida Atlantic University (FAU) and Aries
Land Acquisition, LLC (Aries) for use of not less than 500 paved parking spaces
on FAU’s Abacoa campus must be fully executed.
The stadium has events all year round that attract thousands of visitors (see
Attachment G – Stadium Event List). As the parking becomes less concentrated
in one area and more dispersed throughout the entire Town Center as was
always envisioned, a detailed coordinated parking control plan is necessary.
This plan is under development and will need to involve such parties such as
Palm Beach County, the Town of Jupiter, Jupiter Stadium, the Abacoa Property
Owners’ Assembly, Inc. and the Abacoa Town Center Master Property Owners’
Association. Therefore, staff has recommended a condition of approval that prior
to the issuances of building permits for either the residential or commercial
portions of the project; the owner shall finalize and submit a Parking Control
Plan, for review and approval of the Town of Jupiter Town Council. Staff has
also recommended a condition of approval that the sign aspects of the program
will need to be implemented prior to the issuance of a certificate of occupancy for
Phase IV or earlier if required by the Parking Control Plan.
The subdistrict plan indicates 2,020 spaces are to be provided for stadium use.
The applicant has provided various scenarios to ensure that these spaces will be
available to the stadium during different development scenarios (see subdistrict
staff report for analysis and the attached statement of use for applicant’s
description). However, new scenarios may develop that are not anticipated
currently that may impact the number of spaces available to stadium use.
Therefore, staff has recommended a condition of approval that 2,020 parking
spaces always be maintained for stadium use.
The owner and the stadium have been working together to ensure that the
parking in Town Center will work for all parties. Specifically, Palm Beach
County’s Facilities Operations & Development Department had concerns that
residents of the development may utilize more parking than 1.75 spaces
permitted per unit. Their concerns include residents utilizing their garage for
storage and tenants having 3 or more cars for each unit. To address this
concern the applicant was requested to ensure regulations are in place and
enforcement occurs that will regulate the parking through a permit program. In
order to ensure this occurs, staff has recommended the above as a condition of
approval.
Many of the parking spaces located on site are to be shared spaces for use by
residents, the stadium, and for non-residential uses located on site and off. In
order to ensure that all residents and business owners are aware of this
requirement, staff has recommended a condition of approval that all leasing
documents as well as leasing brochures and contracts, include a disclosure
statement providing notice that surface parking spaces on the property are for
the public and for stadium events (unless noted as reserved on the approved site
plan). In order to ensure this requirement is being adhered to, staff has also
recommended that documentation be provided when requested by the Town.
General Parking Issues. The owner has requested time limitations for the
parking spaces along Main Street. However, a method to enforce the time
limitations has not been established in the “Residential Parking Addendum”. The
applicant has indicated they would develop a permit system that would enforce
the 3 hour or 30 minute parking limitation on Main Street. Specifically, a
Town Center, Phase IV – Staff Report
Page 18
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permitting system could be used to identify resident’s vehicles that are parked on
Main Street. To ensure this program is implemented and enforced, staff has
recommended this program be added to the “Residential Parking Addendum”.
Staff notes that if Town enforcement is also desired, coordination with the Town
Police Department would be required.
The applicant has developed a permit program to ensure that the parking spaces
are available not only to the residents of the community, but also the commercial
and stadium visitors that have rights to utilize the parking on site (see Attachment
“I” – Residential Parking Addendum). The addendum includes a parking permit
program, outlines rules such as residents with garages must park in the garage,
and allows for only two decals to be provided per unit. In order to ensure this
program is implemented, staff has recommended a condition of approval that a
permit program be implemented to ensure parking regulations are in place and
enforcement occurs that will apply the parking rules to the residents.
Staff recommends that the owner assign a garage space for each of the loft
spaces (17 loft units) when they are being used for residential uses and it shall
be the space closest to the units. Based on the parking study, all of the spaces
on Main Street, along with some in adjacent off-site lots, are required to meet the
needs of the businesses along Main Street. However, if the parking on Main
Street is used by the residents of the lofts, the business patrons will have
nowhere to park, resulting in a less desirable commercial area.
Pursuant to Section 27-1258, entitled “Garage Parking”, when calculating the
number of parking spaces in a residential development, each parking space
located in a private residential garage shall count as between one-half and one
parking space. The code allows the space to be counted if driveway parking is
being provided behind or next to the garage; additional storage area is provided
in the garage; the parking spaces are located in a structured parking garage that
is not fully enclosed; or, other provisions are made to ensure that the garages are
used for parking. The owner has indicated that they have met the intent of the
regulations to allow the garage space to be counted as one space by requiring all
residents to sign a lease and agree to certain regulations. If a tenant has leased
a stand-alone garage or if they are leasing a townhome with a garage they will
sign an agreement that prevents them from using said garage for any storage
other than for their vehicle. The applicant also indicated that if a violation is
discovered a penalty will be issued to the resident until rectified.
Section 27-990.11, subtitled “Parking regulations” of the MXD code, states that a
minimum of 75 percent of all required parking must be in the rear or side of the
buildings. With Main Street being the primary frontage, all of the parking, except
the 49 on-street spaces, are located to the rear of the building. In addition, the
applicant has proposed residential buildings along Cades Bay and Parkside with
all but the on-street parking located behind the buildings. Therefore, the applicant
meets this code requirement.
The proposed parking on site is not only to be used for the residents of the
community, but based on the shared parking agreements, the spaces are also to
be available for commercial users on site, adjacent office buildings and visitors to
the stadium (including tournaments). Originally the applicant had proposed to
reserve 219 spaces; however, after working with staff, the applicant has
proposed to eliminate two detached buildings which included 20 individual
parking garages and 38 reserved spaces on the west side of the development to
create more public access to parking. Under the current plan, the owner has
Town Center, Phase IV – Staff Report
Page 19
proposed to reserve for residents a total of 94 spaces in individual garage spaces
and 67 surface spaces (total of 161).
Staff notes that Phase I is currently requesting changes to the management of parking in
its phase. In 2007, a request to allow residents to park in 24 hour increments on the
upper two levels of the four story parking garage was approved by Town Council for a
one year trial period. In January of 2008, the trial period ended without the plan being
implemented, therefore, the parking never changed to no parking between 4 am and 6
am daily. Planning staff is currently reviewing a proposal by the residents of “The
Village” portion of Town Center, Phase I to allow overnight parking with a 24 hour
maximum limit. Changes to how the garages in Phase I operate may affect how a
Parking Control Plan is ultimately drafted. For example, a concept to allow residents to
park for 24 hours on the upper levels, may limit the ability of the stadium to provide
restriction in regards to baseball parking.
Architectural design. The application is in conformance with the Architectural and
Community Appearance Standards. The owner has not indicated the actual roof tile has
not been selected and probably will not until the project goes out to bid for construction.
Although, the applicant has indicated the tile will be medium to dark grey in color. In
order to ensure roof colors are compatibility with existing structures, staff has
recommended this be provided as a condition of approval.
Signage. The proposed development is not in conformance with the signage
requirements of the Mixed Use Development Ordinance; specifically, Section 27-990.32,
entitled “Community Commercial (CC) and Town Center (TC) subdistrict”. Pursuant to
Section 27-353, entitled “Site plan review for large-scale development”, an application
for site plan review must include the location, size, and type of outdoor signs. The
owner has not provided any sign details, including details of signs for the proposed
commercial uses, live work uses or signage for the residential development (signage has
been provided for the permit program only, but location of signage has not been
indicated).
In addition, a signage program has not been provided that indicates the directional
signage and other signage that will be provided on site to help visitors locate parking in
regards to stadium parking. This is similar to a requirement in the subdistrict that the
signage program for the subdistrict be developed. Signage is important for way-finding
and coordination of the Parking Control Plan, which is being coordinated between the
applicant, Palm Beach County, the Town of Jupiter, Jupiter Stadium, LTD, the Abacoa
Property Owners’ Association, Inc. and the Abacoa Town Center Master Property
Owners’ Association. Therefore, staff has recommended a condition of approval that a
signage plan for the location of signage related to stadium parking, including signage
that indicates the location of parking for the public needs to be provided prior to issuance
of permits and implemented prior to the issuance of the first Certificate of Occupancy.
Marketing.

The developer has proposed commercial/ live work uses along Main Street. In
order to encourage the development of these spaces as commercial, staff has
worked with the applicant and allowed them to count the space as commercial;
however, if they are not able to be leased, then they may be rented as
residential, until such time as there is demand for the commercial space. In order
to ensure efforts are made to lease the space for commercial, the owner has
Town Center, Phase IV – Staff Report
Page 20
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provided a plan entitled “The Allure of Abacoa Commercial Real Estate
Marketing” (Attachment H) to market the 17 commercial and live work loft units.
This plan outlines efforts to be utilized to market the commercial and live work
units including hiring staff to lease the space, use of various advertising methods
(mail, newspaper, internet, etc.) and the use of staging of the office space to
entice visitors to lease the space. To ensure these methods are used once the
project is constructed, staff has recommended a condition of approval that the
marketing plan be implemented and that documentation be provided to the Town
to promote the commercial and live work units.
The owner is proposing commercial and retail space that may be utilize in the
interim as 17 loft units until the space is commercially leased. Based on
discussions with the Building Department the impact fees for the commercial
space is $264,537.82 (versus $110,282.54 for residential). In order to ensure
this money is paid up front, staff has recommended that the impact fees for the
more intense commercial use (retail/office) be paid at time of issuance of building
permits, instead of impact fees for 17 loft units.
Miscellaneous.

Staff has recommended a condition of approval requiring any change from rental
to condominium or fee simple ownership be reviewed and approved by the Town
Council. Typically, expectations are different between rental communities and
condominium ownership. For example, the type of ownership has an important
relationship on expectation for parking spaces and compatibility with nonresidential uses. In Town Center Phase I, when the project was a rental
community, residences parked in the first available space and staff was not
aware of any concerns.
However, once the project was converted to
condominium, the residents desired a guaranteed space and parking issues
resulted in the need to create reserved parking. Noise complaints also became
more prevalent.

In order to facilitate the installation of fiber optic cables in the future, staff has
recommended a condition of approval that the owner install 2, 2-inch conduits,
pull wire, and markers along the projects Main Street and Parkside Drive
frontages. When the proposed office sites are developed, the applicant will be
responsible for the Avenue A property frontage.

Located to the south of the two proposed office sites, is a road named Avenue A.
None of the other streets in Town Center follow this alphanumeric naming
system. Therefore, the owner has proposed to rename the road to Stadium
Drive to match the name of the road that extends north-south from Frederick
Small Road to the Stadium. Staff notes that currently no business or residents
are addressed off this road, so renaming will not be inconvenient to local
businesses or residents. This will also help with way finding.

Staff has recommended a standard condition of approval in regards to service
agreements for the Town’s Water Department. In addition, a water-line is
proposed to be located between two buildings on site at the northern end of the
property. This line may need to be repaired in the future and could impact
landscaping. Therefore, a hold harmless agreement is required.
Site plan criteria. Town Code, Section 27-96, contains minimum criteria for review of
all development application processed. Upon review of the 12 criteria in Section 27-96,
Town Center, Phase IV – Staff Report
Page 21
staff finds that the owner has satisfied 7 of the 12 criteria. The criteria that are not
satisfied are:
1. Is the application consistent with all applicable land development regulations
and all other portions of the Jupiter Town Code.
Staff Comments: As noted in the staff report, the application does not meet:
Section 27-353, entitled “Site plan review for large-scale development”
Section 27-990.11(j), entitled “Landscaping regulations”,
4. The proposed development is compatible and/or consistent with the
established or proposed character of a neighborhood or area.
Staff Comments: The intent of the Town Center regulations is to promote a
proportioned mix of uses, including commercial retail, office and residential, such
that no one use predominates. Staff has recommended conditions of approval to
ensure that development of Phase IV and the timing of development phases in
the other blocks, do not limit the feasibility of achieving a mix of active uses in the
core commercial area of the Town Center, specifically for those parcels facing
Avenue A and to ensure those sites are compatible with the intent of the
subdistrict.
6. There are adequate levels of service for public facilities, including, but not
limited to, transportation, water supply, drainage and sanitation, available
concurrent with the impacts of the development proposed by the application.
Staff Comments:
Stadium parking availability will be impacted by the
development of Phase IV. To address this item, staff has recommended that a
Parking Control Plan be implemented to address parking needs of stadium
events and that the two office site not to be approved until the theater site is
appropriately planned to ensure adequate parking is maintained without
impacting the development options of the commercial core of the Town Center.
9. The proposed development would not be a deterrent to the improvement or
development of adjacent property in accord with existing regulations.
Staff Comments: The proposed development program limits options for the
remaining vacant parcels due to the significant consumption of land to
accommodate the proposed residential uses, while reducing the retail, restaurant
and theater uses intended to establish an active town center district around the
stadium. This includes the impacts stadium parking will have on other sites due
to the proposed changes. Staff has recommend conditions of approval in regards
to stadium parking and timing of development to ensure the last and most critical
parcels are not limited in their ability to be developed with uses that to develop a
synergy with the other surrounding uses including the stadium.
11. The proposed development does not negatively impact adjacent natural
systems or public facilities, such as parks.
Staff Comments: Parking from the proposed development will result in impacts
to Town recreation uses and the stadium use. Staff has recommended
conditions of approval that a parking control plan be implemented to ensure the
parking does not negatively impact these public facilities.
As indicated in this analysis, staff has provided conditions of approval to ensure the
development complies with these sections of the Town Code.
Town Center, Phase IV – Staff Report
Page 22
Attachments.
Attachment A – Statement of Use
Attachment B – Location Map
Attachment C – Site Plan
Attachment D – Disclosure of Ownership Interest
Attachment E – Traffic Report
Attachment F – Palm Beach County TPS requirements
Attachment G – Stadium Event List
Attachment H – The Allure at Abacoa Marketing Plan
Attachment I – Residential Parking Addendum
Attachment J – Parking Signage Exhibit
Attachment K – Lighting estimate
K:\Staff\WP51\PROJECTS\ABACOA\Town Center\Phase 5 (2012 last phase) PZ 12-145\Staff Report7.doc
February 14, 2013
Dais Item 2/19/13 # 13
Cotleur&
Hearing
Attachment A
Landscape Architects! Land Planners! Environmental Consultants
1934 Commerce Lane' Suite 1 . Jupiter, Florida' 33458 • Ph 561.747.6336 • Fax 561.747.1377 • www.cotleurhearing.com • Lie # LG-COOD239
Abacoa Town Center
Phase IV
Site Plan Review
Revised 10.29.12
Introduction
Aries Land Holdings, LLC and NRP Holdings, LLC are pleased to provide the enclosed information for the
Abacoa Town Center phase IV site plan application. The proposed plan is located on the undeveloped
parcels remaining in Phase IV of the Abacoa TownCenter Sub-District. The proposed site plan includes
the following mix of uses: 66,250sf of office and 287 multi-family units comprised of 259 apartments in
mixed and single use buildings and 28 two-story townhouse units and 22,934sf of office and/or retail
use in 17 loft units of the mixed multi-storied buildings on the Phase IV parcels. The 17 loft units are
proposed as double height two-story residential units that have the ability to convert 12 units to retail or
office uses and 2. live/work units in the future. This conversion will provide 22,934sf of non-residential
use on the ground floor and mezzanine areas of the mixed multi-story buildings replacing the interim
residential units.
The initial phase of development will be approximately ten acres located in the northern portion of the
Phase IV parcels, to be developed as a 304 unit residential rental apartment project. The two remaining
parcels, located along Avenue A, will be developed as Phase II and will remain available as grass parking
pending the development of the 33,125sf of office use on each site at a future date.
The proposed site plan application includes all of Tract TC-3R and TC4-R of the Phase IV Town Center
Subdistrict. The property is located east of Parkside Drive, west of Stadium Drive, south of Cades Bay
and north of Avenue A. The Town Center Sub-District Master Plan will also be revised and submitted for
concurrent approval to reflect the proposed land use allocations presented in the site plan application.
Project Contact
All correspondence in connection with this request should be directed to the agents for the applicant:
Agent {landscape Architect / Planner
Applicant / Developer:
Cotleur & Hearing, Inc.
Abacoa IV Residences llC
Contact: Donaldson Hearing/Alessandria Kalfin
Contact: Cheryl Steigerwald
5309 Transportation Boulevard
1934 Cornmerce lane, Suite 1
Cleveland, OH 44125
Jupiter, Florida 33458
Phone: (561) 747-6336
Phone: (216) 584-0602
Email: [email protected]
Email: [email protected]
Engineer
Architect
MSA Architects Inc.
Jeff H. Iravani, Inc.
Contact: Jeff Iravani
Contact: lose Saumell
1934 Commerce Lane, Suite 5
7695 SW 104th Street, Suite 100
Jupiter, FL 33458
Miami, FL 33156
Phone: (561) 575-6030
Phone: (305) 273-9911
Email: [email protected]
Email: [email protected]
AbacoaTC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Project Description
The applicant proposes a site plan application for all of the vacant property in Phase IV of the Town
Center. The proposed site plan will be developed in phases with the phase 1 being the 10 acre mixeduse rental apartment project in the northern portion of Phase IV. This phase will include 304 multifamily units. The proposed site plan includes the development of loft units on the ground floor of the
mixed-use "L" shaped buildings that can also accommodate non-residential uses. Thus the proposed site
plan will request approvals for this potential non-residential build out, which totals 22,934sf of retail and
office entitlements. The initial development phase will include 259 multi-family apartment units, 28
townhouse units and 17 loft units, that in the future can accommodate 14J90sf of retail and 8,144sf of
office uses. Until a market demand is realized for the retail and office uses, the 17 loft units will be
leased as residential units. This will not preclude anyone from leasing the lofts for non-residential
activities, if a tenant desires to rent the unit for this use. The loft plans are designed to permit 5
Live/work units (3 Loft "A" types and 2 Loft uB" types} having a total of 4,400sf of office use. In addition,
10 Loft units (6 Loft "A" types and 4 Loft "B" types} having a total of 14,790sf of retail use and 2 Loft
units (Loft fiB" types} having a total of 3,744sf of office is designed into the ground floor of the mixeduse buildings.
The proposed site plan respects the existing grid of the Town Center as well as the adjacent land uses
and building heights. The mixed-use "L" shaped buildings are oriented towards Main Street and define
the two remaining blocks of the Town Center. Two future 33,125sf office buildings on sites 1 and 2 will
anchor this phase of the Town Center and create a gateway entrance down Main Street. The
intersection of Main Street and Avenue A becomes the signature identification point for this phase of
the project. A centralized pedestrian connection is developed perpendicular to Main Street bringing the
buildings placed along the edge of the site together with the Main Street buildings in a meaningful way.
Twenty-eight two-story townhouse units are placed along Cades Bay Avenue to respond to the
residential buildings of Antigua.
In summary, the following uses are being proposed:
RESIDENTIAL
APARTMENT UNITS - MIXED USE BUILDINGS
APARTMENT UNITS - SINGLE USE BUILDINGS
TOWNHOUSE UNITS
LOFT UNITS*
TOTAL UNITS
178
81
28
17
304
UNITS
14,7900
SQ. FT.
UNITS
UNITS
UNITS
UNITS
RETAil
MIXED USE RETAIL"' (versus loft units)
OFFICE
SITES 1 and 2
MIXED USE OFFICE* (versus loft units)
SQ. FT.
SQ. FT.
TOTAL COMMERCIAL
SQ. FT:
-2-
Abacoa TC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Although the Phase IV site is being proposed for office/retail use on the ground floor of the mixed-use
buildings, the applicant is requesting that the unit be approved as a residential loft. Granting the
flexibility to allow this space to be used by residential tenants, in the initial phases of the project, will
assist in stabilizing the project at a time when non-residential tenants are not available. To further
promote the pedestrian activity within this phase of the Town Center, lO,OOOsf of residential amenities
will occupy the ground floor of the mixed-use buildings. Work out areas, postal delivery and leasing
activities are a few of the amenities that will bring the residents into the Main Street core of the project.
These amenities will have the affect of an incubator for other non'-residential uses to come to the Town
Center in the future.
Surroundin2 Uses
.....
Direction Existing LaiuJUses.<
North
TOJ Park, Residential Houses
& Townhomes, Independence
Middle school
South
Town Center I and II
East
Town of Jupiter Recreational
Baseball Fields and Roger
Dean Stadium
West
Charleston Court Townhomes
Future LeindUse!ZoningDisfricf •.....
.
.....
.
.....
Mixed Use/ MXD Recreation (REC), Residential
Neighborhood (NB) and Institutional (IN) Subdistricts
Mixed Use/MXD Town Center (Te) Subdistrict
Mixed Use/MXD Recreation (REe) Subdistrict
Mixed Use/MXD Residential Urban (RU) Subdistrict
TOWN CENTER SUBDISTRICT:
The proposed sites are located in the Town Center Subdistrict. The following tables are provided to
place the proposed site plan into context with the approved Subdistrict land uses and with previous site
plan approvals for this property.
Over the last few years the Town Center has gone through changes to its approved and built
environment. The previously approved 40,OOOsf Dyadic Research & Development project in Phase II
expired and was replaced by the 62,984sf G4S office building and the 3,733 seat Crown Theater in Phase
II was dosed and subsequently demolished leaving a vacant parcel at this location. These changes affect
the overall utilization of the Town Center entitlements as well as the proposed Phase IV site plan under
consideration.
Tablelbelowlists the land use intensities that have been approved in the Town CentefSobdisttiet:The
Original Map H Entitlements are provided as well as the amount of square footage that has been
converted or added to each land use category, to arrive at the current Land Use entitlements in the
Town Center. The modifications to each land use, from the original DRI, are shown in the second column
with footnotes below the table for each category. The Revised Map H Entitlements are the product of
the previous approvals and conversions and represent the land use intensities for build-out of the Town
Center.
-3-
AbacoaTC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Table 1: Town Center Sub-district Land Entitlements
Land Uses
Original
MapH
Entitlements
444,200 SF
Retail
Theater
Seats
510,700
SF
Office
Hotel/Conference Center or
Rooms
Office
488 Units
Residential
OSF
Research & Dev.
Approved
Modifications
Revised
Map H
Entitlements
176,930 SF
4,009 Seats
262,355 SF
160 Rooms
- 267,270 SF
°
°
+ 4,009 Seats
- 248,345 SF
+ 160 Rooms
+ 613 Units
+ 40,000 SF
1,101 Units
40,000 SF
Notes:
1. Retail: 80,OOOsf converted to theater seats; 89,270sf converted to office; 68,000sf converted to
residential; 30,OOOsf to 30 hotel rooms.
2. Theater: 4,000 seats added to the Entitlements from converting 80,000sf of retail.
3. Office: 170,OOOsf converted to residential; 122,980sf converted to hotel/conference; 44,635sf
added from retail conversions.
4. Hotel: 130 rooms added from office conversion; 30 rooms added from retail conversion.
5. Residential: 204 units added from retail conversion; 409 added from CC and Workplace
Subdistrict transfers.
6. Res. & Dev.: 40,OOOsf added from Workplace Subdistrict.
In order to evaluate the proposed Phase IV site plan in context with the overall entitlements for the
Town Center, we have prepared a comparison of the approved land uses in Phases I thru IV, which
includes the previously approved Phase IV site plan, against the approved land uses and those proposed
for Phase IV and the vacant Phase II parcels. The Revised Map H entitlements provided in Table 1 above
(the last column) are used as the baseline in Table 2 below (1 st column). The following columns illustrate
the approved land use intensities for each Phase as provided in the Phase IV site plan approval in 2006.
The land use quantities are totaled and compared against the column 1 to show the amount of land use
that remained after all sites were approved.
Table 2: Approved Town Center Land Uses (2006 Phase IV approval)
Land Uses
Revised
Phase I
Phase II
Phase III
Phase IV
Map H
Uses
Uses
Uses
Uses
Uses
176,930 SF
112.600
2,734
79,820
Retail
4,009
Seats
4,009
0
Theater
262,355 SF
51,575
0
30,000
160J80
Office
0
160 Rms
0
Hotel/Conf. 160 Rooms
or Office
1,101 Units
413
0
280
398
Residential
40,000 SF
0
40,000
Research &
Dev.
°
°
°
-4-
Total
Approved
Uses
195,154
Remaining
Map H
Uses
-18,224 SF
°
160 Rms
°Seats
°Rooms
1,091
10 Units
°
40,000
OSF
°
4,009
242,355
20,000 SF
Abacoa TC IV
CH# 11-0104.03
.Site Plan Review
October 29, 2012
As illustrated in Table 3 below, the majority of the land use entitlements for the Town C~nter were
utilized in the previous site plan approvals. It is worth noting that the 2006 Phase IV site plan included
1,282 parking spaces in two four-story parking structures and 398 residential units, which included 364
studio/1 bedroom units sized from 600sf to 900sf and 34 live/work townhouse units of approximately
1,800sf in size,
Table 3' Percentage of Entitlements used' PREVIOUS APPROVED PLANS
Land Uses
Revised
Total
Percentage of Remaining
Map H
MapH
Approved
Approved
Uses
Uses
Uses
Uses
-18,224
SF
176,930 SF
111%
195.154
Retail
o Seats
4,009 Seats
100"10
4,009
Theater
262,355 SF
242,355
93%
20,000 SF
Office
160 .
o Rooms
160 Rooms
100%
Hotel/Conf. or
Office
10 Units
1,101 Units
99%
1,091
Residential
40,000
SF
40,000
100%
o SF
Research &
Dev,
Concurrent with this Phase IV site plan application, a Town Center Subdistrict Master Site Plan
application has been submitted to modify the land use entitlements in Phase II and IV. Table 4 provides
a summary of the proposed land use modifications, which transfers 33,750sf of office use from Site V to
Site ll~ (*Note: The theater seats represent the number of spaces built versus the total approved in the
ORO.
Table 4: Proposed Subdistrict modifications
Use
Office
Site I
Site 11/ & IV
Site II
51,575
30,000
62,984
Research
& 0
Development
Retail
112,600
Total
117,796
262,355 sf
-33,750
84,046
+33,750
.-
Site V
96,734
0-
5,946
0
AO,OOO-
58,384
176,930 sf
0
3,733 sts
----------
40,000 sf
Theater
0
3,733
°0
Hotel
°413
160
0
0
160 rms
0
280
408
1,101 units
Residential
-5-
AbacoaTC rv
CH# 11-0104.03
Site Plan Review
October 29,2012
The revised Map H entitlements provided in Table 4 are then utilized as the baseline in Table 5 below to
provide a comparison with the previously approved Phase IV site plan. This table also includes the
proposed land use intensities for the vacant Phase II properties in order to evaluate the overall build-out
of the Town Center. The proposed Phase II land uses include 33,750sf of office on the conference center
site and a 1,OOO-seat movie theater. As previously described, the Phase rv land uses include 66,250sf of
office on the two front office parcels along Avenue A, 287 residential units, 8,l44sf of office and
14,790sf of retail in the 17 lofts units ofthe mixed use buildings.
Table 5: Approved and Proposed Phase II & IV Town Center Land Uses
Land Uses
Revised
Phase I
Phase III
Phase II
Phase IV
MapH
Uses
Approved
Uses
Proposed
&
Uses
Uses
Proposed
Uses
112,600
5,946
231,212 SF
a
14,790
Retail
3,733 Seats
0
1,000
Theater
51,575
96,734
30,000
74,394
262,355 SF
Office
a
160 Rms
a
160 Rooms
a
Hotel/Cont.
or Office
1,101 Units
413
280
0
287
Residential
40,000 SF
a
0
0
a
Research &
Dev..
°
°
Total
Approved
&
Proposed
Uses
133,336
1,000
252,703
160 Rms
980
a
Remaining
Map H
Uses
97,876 SF·
2,733 Seats
9,652 SF
Rooms
°
121 Units
40,000 SF
Table 6 provides the total amount of land uses proposed for the Town Center and the percentage of use
relative to the revised Map H entitlements. In comparing the two, 97% of the office land use and 58% of
the retail land use is utilized at build out. The R&D land use is not proposed at this time; however this
land use can be placed on any of the vacant parcels if the appropriate user comes forward. The
remaining retail land use can also be allocated to the theater site if needed to accommodate an
entertainment component with the theater.
Table 6: Percentage of Entitlements used: PROPOSED PLANS
Land Uses
Revised
Total
Percentage of
Map H (TC)
Approved and
Approved
Uses
Proposed
Uses
Uses
133,336
231,212 SF
58%
Retail
3,733 Seats
1,000
27%
Theater
262,355 SF
252,703
97%
Office
160 Rooms
160
100%
Hotel/Cont. or
Office
1,101 Units
980
89%
Residential
40,000 SF
0%
Research &
Dev.
°
-6-
Remaining
Map H
Entitlemen
ts
97,876 SF
2,733 Seats
9.652 SF
Rooms
°
121Units
40,000 SF
Abacoa Te IV
CH# 11-0104.03
Site Plan Review
October 29,2012
A major difference in the proposed site plan is the commitment to deliver the office intensity. In
addition to this, when comparing the two plans the residential unit type delivery has been modified to
meet the market demand. The proposed 287 units include full one, two and three bedroom sizes as well
as two-story townhomes. In addition 17 loft units will be provided within the ground floor nonresidential areas bringing the total density to 304 units. The proposed Phase IV residential units include:
115 one-bedroom units, 110 two-bedroom units, 34 three-bedroom units, 28 two-bedroom townhouse
units with an additional!7 - 1 and 2 bedroom loft units.
SHARED PARKING AGREEMENT
The Town Center Sub-district, as a whole, is required to meet the provisions of the Shared Parking
Agreement. This Agreement requires all Town Center properties to supply sufficient parking, on a shared
basis, for its land use intensities PLUS an additional 2,020 spaces for use of the Stadium during Spring
Training. A shared parking formula/matrix, which determines the amount of parking required for each
land use by its intensity, is incorporated into the Agreement and is acknowledged by all parties that own
land within the Town Center, Jupiter Stadium, the County and the Town of Jupiter as the methodology
for determining the parking requirements for all site plan approvals.
The provided shared parking calculations are based on the proposed build-out land use intensities and
the previously approved projects in Phase I and II at the peak AM and PM intervals. As required in the
Agreement, this analysis is broken down into the various steps necessary to evaluate the adequacy of
parking provided for the Town Center uses as well as the stadium. The Shared Parking Agreement
establishes the Land Use types, parking rates for each type, the adjustment to the rate of parking
needed for the month of March and the time of day adjustments to determine the Peak demand in the
afternoon (AM) and evening (PM). This methodology was developed together with the Land Owner, the
baseball team representatives and the County for use in approving site plans in the Town Center.
The proposed Town Center Phase IV site plan and the proposed uses for Phase !I, collectively meet the
shared parking requirements as demonstrated in the following analysis:
STEP 1: Required spaces
The Shared Parking Agreement between Jupiter stadium Ltd., Abacoa Development Company, North
County LcHldHolclingsj Ltd. and Palm Beachcountvcl"egulatestl"le parking requirements-forcthecTown
Center Sub-district. Per the Agreement, the Town Center is to provide the necessary parking spaces for
all proposed land uses and an additional 2,020 spaces for the use of Roger Dean Stadium during spring
training games. Because this is a seasonal event the Agreement includes an approved shared parking
formula and table that is the basis for determining the amount of parking required in the Town Center.
Because spring training is held during the month of March the table utilizes the month of March shared
parking ratios and time of day adjustments for its analysis. The parking needed to meet the overall land
use intensities in the Town Center plus the stadium spaces must be provided within the Town Center
Sub-district to meet the Agreement.
-7-
AbacoaTC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
STEP Z: land Use Intensities
Table 7 below provides the land use intensities approved in the Abacoa DRI for the Town Center Subdistrict. In addition, the table provides the approved modifications to the entitlements and lists the
revised land use entitlements for the Town Center Subdistrict.
Table 7: Town Center Sub-district Land Uses
Land Uses
Original
Map H
Entitlements
444,200 SF
Retail
o Seats
Theater
510,700 SF
Office
o Rooms
Hotel/Conference Center or
Office
488 Units
Residential
OSF
Research & Dev.
Approved
Modifications
- 267,270 SF
+ 4,009 Seats
- 248,345 SF
+ 160 Rooms
+ 613 Units
+ 40,000 SF
Revised
MapH
Entitlements
176,930 SF
4,009 Seats
262,355 SF
160 Rooms
1,101 Units
40,000 SF
Notes:
1. Retail: 80,000sf converted to theater seats; 89,270sf converted to office; 68,000sf converted to
residential; 30,000sf to hotel rooms.
2. Theater: 4,000 seatsadded from retail conversion.
3. Office: 170,000sf converted to residential; 122,980sf converted to hotel/conference; 44,63Ssf
added from retail conversions.
4. Hotel: 130 rooms added from office conversion; 30 rooms added from retail conversion.
5. Residential: 204 units added from retail conversion; 409 added from CC and Workplace
Subdistrict transfers.
6. Res. & Dev.: 40,000sf added from Workplace Subdistrict.
Since the approval of the Abacoa DRI there have been many changes to the land uses intensities in the
Town Center to accommodate the implementation of the plan. The majority of the Town Center has
been approved and built with the exception of the Phase IV site. In addition with the dosing of the
movie theater and its demolition the site is now vacant and subject to revised approvals. As part of the
Town Center Subdistrict Application, the overall land use intensities will remain the same, however
33,7S0sf of office is proposed to be transferred from Phase IV to Phase II. This will permit the
development of an office use on the vacant conference center site adjacent to the G4S building. The
theater intensity will remain as 3,733 seats.
The following Table 8 illustrates the approved Subdistrict land use allocations in the Town Center as they
exist today. Table 9 illustrates the proposed modifications, which include the transfer between Site II
and Site V for the office entitlements. Table 10 illustrates the final allocations if approved as proposed.
-8-
Abacoa TC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Table 8: Existing Town Center Land Use allocations:
Site I
Use
Site"
Site V
Site'" & IV
Total
Office
51,575
62,984
30,000
117,796
262,355 sf
&
Research
Development
Retail
°
0
0
40,000
40,000 sf
112,600
5,946
0
58,384
176,930 sf
Theater
0
3,733
0
0
3,733 sts
Hotel
0
160
0
0
160 rms
Residential
413
0
280
408
1,101 units
Table 9: Proposed Modifications:
Site I
Use
Site V
Site'" & IV
Site"
Total
0
117,796
-33,750
84,046
40,000
40,000 sf
30,000
Office
51,575
Research
&
Development
Retail
0
62,984
+33,750
96,734
0
112,600
5,946
0
58,384
176,930 sf
Theater
0
3,733
0
3,733 sts
Hotel
0
160
0
°0
Residential
413
0
280
408
1,101 units
Table 10: Final Town Center Land Use allocations:
Use
Site I
Site"
Office
51,575
Research
& 0
Development
112,600
Retail
Theater
160 rms
Site V
Site'" & IV
262,355 sf
Total
96,734 (1)
30,000
84,046 (2)
0
0
40,000
40,000 sf
58,384
176,930 sf
0
3,733sts
0
5,946
~~-
0
. ~.~.
262,355 sf
Hotel
°0
3J733
160
0
0
160 rms
Residential
413
0
280
408
1,101 units
.~
The Total Approved and Proposed Land Uses provided in Table 10 are used to analyze the parking
requirements for the development program and the stadium parking spaces, with the exception of
live/work and townhouse residential units. Since these types of residential units provide their own
internal parking garages, which mean additional spaces are not required and those spaces cannot be
shared, they have been excluded from the shared parking analysis. This includes 280 units on Site II &IV
and 28 units on Site V for a total of 308 units. In addition, the theater seats on Site II are being reduced
-9-
AbacoaTC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
to 1,000 seats versus 3,733 seats in the parking analysis. This reduction permits the parking analysis to
include a potential redevelopment of the site with a theater component that would be more likely than
the previous size and enable the analysis to include this demand when evaluating the overall build out of
the Town Center. Additional studies are also included for the redevelopment ofthe theater site and are
discussed in the parking section ofthe statement of use.
STEP 3: Provided Parking Spaces
Each phase of the Town Center is included in the Shared Parking Agreement and provides a share of
parking necessary to support its approved land uses and a portion of the required stadium spaces. The
site plan approvals for each phase of the Town Center have provided the following number of parking
spaces:
Table 11: Approved parking spaces
Location
Phase I
Phaselfl
TOTAL
On-site
On-street
Off-site
1,343
140
0
Phase II
977
37
500
0
187
0
2,320
364
500
TOTAL
1,483
1,514
187
3,184
In addition to this, the Phase II plan can provide an additional 91 parking spaces on the theater site and
Phase IV will provide 810 parking spaces on-site and on the adjacent street rights-of-ways. The on-site
parking includes 114 garages and 527 surface spaces. The rights-of-way adjacent to the site provide an
additional 169 parking spaces for a total of 810 new spaces. The available parking in the Town Center
Subdistrict will be 4,085 spaces as shown in Table 12.
Table 12: Proposed parking spaces
Location
On-site
On-street
Off-site
Phase II
Additional spaces
Phase IV
Site Plan
91
o
o
TOTAL
Previous
Approvals
TOTAL
Spaces
2,320
364
500
3,052
533
500
3,184
4,085
STEP 4: Analysis
All of the approved and proposed land use quantities in each phase are entered into the shared parking
,matrix to determine its program parking demand during the afternoon (AM) and the evening (PM). The
analysis determines the parking demand for mid-day (12:00 to 2:00pm) and evening (6:00 to 8:00pm)
peak hours. Exhibit A thru E are the shared parking matrix tables that show how much parking is
required for each phase, how many spaces are provided and how many excess spaces are available for
the stadium's use. The Exhibits also include the number of spaces provided in each phase as its share of
the stadium parking. This allocation is consistent with the Subdistrict Master Site Plan is as used as a
-10 -
Abacoa Tcrv
CH# 11-0104.03
Site Plan Review
October 29, 2012
guide to evaluate the phase by phase parking needs. The results of the shared parking tables are also
graphically represented on Exhibit F and include the number of parking spaces provided in each phase,
the AM demand and the PM demand and subsequent excess spaces that are available for stadium use.
In addition to the required spaces, Exhibit F also highlights parking areas that may be available to the
stadium on high demand event days. These areas may need additional agreement from the respective
owners. The results show that the amount of parking in the Subdistrict will be sufficient to meet the
demands of the approved and proposed land use intensities plus the stadium parking requirements. The
build out parking analysis, EXHIBIT E, shows the following:
1) The peak parking demand for the Town Center land uses in the afternoon is at 2:00pm with
a requirement of 1,943 spaces and an evening peak requirement at 8:00pm with a
requirement of 1,797 spaces.
2) When adding in the additional 2,020 stadium spaces, the total parking demand at 2:00pm is
3,963 spaces and 3,817 spaces at 8:00pm.
3) The Town Center Subdistrict provides a total of 4,085 spaces as shown in table 10 above,
which provides a surplus of 122 spaces at 2:00am and 268 spaces at 8:00pm.
The proposed Town Center site plan and overall parking meets the requirements of the shared parking
agreement.
The build out analysis has a large surplus of parking, 122 in the Am and 268 in the PM, when the
provided parking (spaces provided by all phases) is looked at as a single pool of spaces across phases,
per the shared parking agreement. However if each phase only provides a portion of the 2,020 stadium
spaces and is not contributing more then its allocation. the surplus parking would be reduced. The
additional surplus of spaces is due to the overall sharing of available spaces in the Town Center versus a
phase-by-phase allocation. This is consistent with the shared parking methodology contained in the
agreements. A test of each phase is provided in the shared parking Exhibits A-D, where each phase
provides its program parking plus a share of the stadium spaces. This allows for each phase to have
flexibility in its internal land uses and parking ratios and still meet the overall stadium parking
req uirements.
To illustrate this flexibility, Phase I currently provides 450 stadium parking spaces in addition to its
program demand. The program/land uses are permitted to change over time prOVided Phase ( continue
to provide the additional 450 spaces on top of the program demand. The Town of Jupiter has worked
with Phase lover time to "fine tune" its parking needs relative to its proposed mix of uses. Exhibit G is a
modified shared parking matrix that contains additlonallarid uses and parking rates for uses not
contemplated in the shared parking agreement. The program parking demand is factored and the
additional 450 spaces are added to determine the Phase ( parking needs. If the programs demand plus
stadium parking meets the provided parking then the modifications to the land uses can be approved. In
this example the Phase I site continues to provide a surplus of parking in the AM and PM.
BUILD OUT SCENARIOS/OPTIONS
Due to the demolition ofthe theater and the potential to redevelop the property with varying uses, this
site presents development opportunities other than that provided in the application. As stated
previously, the proposed revisions to the uses on the theater site includes a 1,OOo-seat theater. In order
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Abacoa Te lV
CH# 11-0104.03
Site Plan Review
October 29, 2012
to evaluate the potential for other uses for the site, two additional redevelopment scenarios were
reviewed. Scenario one includes the development of a 5,OOOsf restaurant (placed along the pedestrian
walkway leading to and from the parking garage) and a 60,OOOsf office building at the corner of the site.
Scenario two includes the development of 30.000sf of retail at the corner of the site. Both of these
development scenarios utilize the development entitlements listed in Table 7 and are provided as
examples of alternative development options for the Phase fl theater parcel and its ability to comply
with the shared parking agreement. As these studies are both hypothetical and only examples of what
types of development could happen in the future, they are not a part of the requested site plan
application and are only intended to show the potential build out of the Town Center and its ability to
meet the shared parking requirements. The use of the theater site will be submitted to the Town for
development review at a later date, which could include a theater use, office use, retail use,
restaurant use or a combination of any of the above. The land use intensities for the other parcels
remain unchanged, with only the program associated with the theater site being modified in these
studies.
Build out Scenario 1, proposes a restaurant and additional office use on the theater site. The shared
parking matrix, EXHIBIT H, includes 60,OOOsf of office and 5,OOOsf of restaurant in Phase fl, in place of
the LOOo-seat theater. Because of the location of the buildings on the site to maintain the street edge
frontage for pedestrian connectivity, an addition 91 surface parking spaces will be provided on the
Phase If site. The results of this shared parking matrix shows that the proposed mix of uses would have a
SURPLUS of 30 parking spaces in the afternoon (AM) and 381 parking spaces in the evening (PM).
Build out Scenario 2, proposes to review the theater site as the original 30,OOOsf of retail that was
converted to add the theater use to the Abacoa DR!. The shared parking matrix, EXHIBIT l, includes
30,OOOsf of retail use to the Phase II, in place of the 1,000 seats in the base parking matrix. The office
land uses for the remaining parcels on the Phase II site are unchanged. The results of this shared parking
matrix shows that the proposed mix of uses would provide a SURPLUS of 47 parking spaces in the
afternoon (AM) and 264 parking spaces in the evening (PM).
These examples are only two scenarios for the redevelopment of the theater site and are not part of
the proposed site plan application approval. The changes to the theater seats to retail, office or a
smaller theater permit a variety of uses to be targeted for that site in the future. As this use remains a
target to be an anchor to the Town Center, the Town Center Subdistrict Master Site Plan maintains the
use and approved entitlement until the site is submitted for a formal change. This will permit many
different redevelopment programs to be submitted for development review including the ones
illustrated above.
RESERVED RESIDENTIAL PARKiNG
The proposed Phase IV site plan provides a total of 810 parking spaces for the use of the development
program and a portion of the required stadium parking. As permitted in the Shared Parking Agreement
section 6 (dL "A maximum of one (I) space per residential unit within a proposed site plan may be
reserved for the use of occupants of residential units..", However, the applicant is requesting approval
to reserve only 217 spaces for use of residents use only. 114 of these spaces would be within the parking
garages with the remaining 103 spaces provided by surface spaces on the site. The attached Exhibit K
provides an illustration of the spaces proposed to be reserved as part of the site plan approval. In
addition, 3 hour parking and 30 minute parking is proposed for those on-street parking spaces along
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Abacoa TC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Main Street. This will prevent overnight parking by residents and allow for the non-residential uses to
have convenient parking.
To ensure that the garages are used for vehicles and not storage, the applicant will include restrictions
within each tenant lease that will prohibit a tenant from using the garages in this manner and allow for
the management company to inspect the garages for compliance.
ADDITIONAL PARKING
In discussion with the stadium representatives and the County, it has been brought to our attention that
although the Town Center is able to meet the parking demand as required in the Shared Parking
Agreement there are occasions that the stadium is in need of additional parking. Exhibit F illustrates
where the 2,020 parking spaces are generally located in the Town Center to meet its parking obligation.
In addition to this the exhibit also identifies parking areas that may also become available during peak
stadium demands, if agreements with the owners can be provided. These locations include: 180 spaces
at the Town of Jupiter park site, 432 spaces adjacent to the 500 spaces the Town Center has reserved on
the FAU site, 197 spaces to the east of the entrance of FAU off of Parkside Drive and 897 spaces in the
Scripps parking lots.
In addition to the location of other parking fields, the Town Center Master Association and the stadium
are discussing the implementation of a game day parking plan that would assist in identifying available
parking spaces throughout the Town Center. This is still being worked out but may include such items as
way-finding signage, priority parking at certain locations, empty/full signage to alert of parking
availability and reserved parking in certain parking garages.
The County and the representatives of Jupiter Stadium are reviewing the data presented to them
concurrent with the site plan application and will continue to develop an acceptable plan for all parties
to agree on prior to the Town Council hearing.
Town of Jupiter Recreation Parking
In addition to the stadium parking demands, the Town Center also provides 200 of spaces within 1,350'
from the center of the adjacent baseball cloverleaf. These spaces are provided to supply the baseball
cloverleaf sufficient amount of spaces within close proximity to its intended user. The spaces are not in
addition to the spaces required for the stadium but are subject to this proximity requirement. The
distance is to be measured as a walking distance from the center to any available space.
.. __ ~~ .
The attached Exhibit J illustrates the location of 203 spaces that are within the 1,350' distance from the
cloverleaf and would be available for public parking. This is not to say that only these spaces are
permitted to be used for these fields but only to illustrate compliance with the requirement. There are
59 additional parking spaces adjacent to the required 200 and within an additional 350' of the
cloverleaf, which are also be available for public parking. Patrons of the fields may also utilize all
unreserved spaces in the same manner that baseball parking is available on a first come first serve basis.
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Abacoa TC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
Affordable Housing Element
The applicant will abide by condition 134 of Resolution 44-09 (Abacoa DRI DO). A total of 270 of the 304
units will meet the affordability standards. The application includes 304 units of which 17 will be
approved for non-residential uses in the future. Until these units are converted the 17 Loft units will be
residential and be included in the overall 304 unit total. A total of 34 units, which were added to the TC
Subdistrict through a conversion of retail land use will not be required to meet the affordability criteria.
The remaining 270 units will meet the affordable criteria at the 120% range of the applicable Palm Beach
County median family income for a minimum period of five years from the date of the certificate of
occupancy.
Architectural Style
Elevations have been provided with this application for the rental apartment and town home buildings.
The proposed elevations are in conformance with Chapter 25, Division 5, entitled "Architectural and
community appearance standards" and the design guidelines approved for Dakota. The approved
architectural style for the subdistrict is Anglo Caribbean.
Comprehensive land Use Plan (ClUP) consistency
The proposed development is in conformance with the Future Land Use element of the CLUP,
specifically Policy 1.3.10 relative to the Mixed Use land use of the Future land Use Element of the
Town's Comprehensive Plan.
Site Plan Criteria
The town code contains minimum criteria for review of all development applications. Upon review of
the 12 criteria in Section 27-96, we find that we have satisfied all of the criteria.
Sec. 27-96. - Criteria for site plan review.
(1) The proposed development is consistent with the goals, objectives and policies of the Town ofJupiter
Comprehensive Plan.
The project is consistent with the Town's Comprehensive plan. The proposed development is consistent
with the Mixed Use goals as well as the affordable housing goals of the plan. Additionally the project
meets all of the LOS requirements of the plan and is being developed where services are readily
available to the site.
{2} The proposed development is consistent with any applicable, countywide land development
regulations.
The project is consistent with all the applicable countywide land development regulations and will abide
by any other permitting or licensing regulations by the county. The proposed entitlement has been
allocated to this site and has been analyzed through the Palm Beach County traffic performance
calculations on a site specific basis, and meets the criteria as discussed in the traffic report included
herein.
{3} The proposed development is consistent with all applicable land development regulations and all
other portions of this Code.
The project is consistent with all sections of the zoning code; all lot dimensions have been met, as well
as open space, lot coverage, building height, density, sidewalks, landscape and parking requirements.
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AbacoaTCIV
CH# 11-0104.03
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October 29, 2012
(4) The proposed development is compatible and/or consistent with the established or proposed
character of a neighborhood or area.
The proposed site plan is compatible with the surrounding development in the Town Center of Abacoa.
The adjacent uses have a consistent zoning district (MXD) and future land use designation (Mixed Use).
The property to the north has been developed as multifamily residential (Martinique), commercial and
recreation to the east and south (Town Center I mixed use and Roger Dean Baseball Stadium). The town
homes to the west, Charleston Court, have the same zoning and land use but is within a different
subdistrict, Residential Neighborhood. All of the surrounding development is consistent and will
compliment with the proposal herein.
(5) The proposed development does not create or excessively increase traffic congestion or otherwise
affect public safety.
The proposed site plan will not excessively increase traffic or adversely affect public safety. The site is
located within the Abacoa DRI where the proposed uses have been planned for a certain number of
vehicular trips. Per the analysis within the traffic report included herein, there is no additional impact
from the proposed program. Multiple sidewalks and crosswalks have been provided for pedestrians to
travel within the site and to the neighboring sites.
(5) There are adequate levels of service for public facilities, including, but not limited to, transportation,
water supply, drainage and sanitation} available concurrent with the impacts of the development
proposed by the application.
As part of the overall DRI approval, there are adequate levels of service for transportation, water,
drainage and sanitation in the immediate vicinity from the County, the Town, and Loxahatchee River
District. This is discussed in more detail within the future land use map amendment application.
(7) The proposed development does not significantly reduce light and air to adjacent properties.
The proposed development does not reduce light or air to adjacent properties. The proposed buildings
have ample setbacks from all occupied residential buildings to the north. Additionally the proposed
heights of the buildings are consistent with the zoning district requirements.
(8) The proposed development does not adversely affect property values in adjacent areas.
The proposed development will have a positive affect on the surrounding property values in the
adjacent areas. The site is currently vacant and only used for event parking. The proposed plan will
increase the activity, and therefore value, of the Town Center area dramatically because the use will be
permanent and theproperi:v V\fiIlJJeJmpr()vedarld maintained to increase renter clientele and to land
new tenants for the commercial elements of their real estate. The applicant also hopes to provide a new
beginning for the other parts of the Town Center that are currently built but remain vacant.
(9) The proposed development would not be a deterrent to the improvement or development of adjacent
property in accord with existing regulations.
The proposed development will be an incitement to the improvement of adjacent properties. The Town
Center is currently stagnant and requires a shot of adrenaline. The population proposed within the
subject site will help provide the massing necessary to support the businesses within Town Center I and
II.
Once the businesses become successful again, the property management will most likely begin
maintaining the property to the standard that the Town expects.
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Abacoa TC IV
CH# 11-0104.03
Site Plan Review
October 29, 2012
(10) The proposed development does not create noise or visual pollution.
The applicant is not proposing a use that will create noise or visual pollution. The uses are residential
and commercial in nature and will abide by all the Town's code regulations.
(11)The proposed development does not negatively impact adjacent natural systems or public facilities,
such as parks.
The subject site is urbanized and cleared of all vegetation. The adjacent parks will continue to be
facilitated by the use of the shared parking between sites.
(12) The proposed development provides pedestrian amenities, including, but not limited to, benches,
trash receptacles, and/or bicycle parking.
The plan has been proposed with all of the required pedestrian amenities including benches, trash
receptacles and bicycle racks.
Conclusion
The applicant is proposing a new site plan for Town Center IV of the Town Center Subdistrict. The
applicant is excited about this new rental community, mixed use commercial uses and commercial office
uses to be located within Abacoa, the Town Center, and the Town. The Applicant and the entire project
team look forward to working with Staff to respond to any items or issues that might arise as a result of
their review.
- 16-
Shared Parking Studies - Revised 112812
Exhibit A
Town Center Phase 1- Approved uses
Revised 11.28.12
Phase I
Month of March· Weekdav
Intensity
Land Use
Retali
64,698
Office (General)
61,999
Theatre
0
Restaurant
37,384Residential
413
Conf. Cntr.
0
Hotel
0
TOTAL
Mld-Dav Hourlv Demand
Peak Hour
Land Use
Demand
Retail
181
248
Office (Genera)
Theatre
0
Reataurant
396
Residential
723
Conf. Cntr.
0
Hptel
0
Parking Code
Reouirement
259
248
0
Parkino Rata
4 per 1000sf
4 per1000sf
1 per 3 seats
11.76 per 1000sf
1.75 per unit>
1 per 85sf
1.25 oerRm,'
440
Month of March
Ad'ustment
1.00
0.50
0.90
723
0
0
1669
1.00
1.00
Soaces
176
223
0
19B
434
0
0
1030
118
65
Percent
1.00
0.90
0.70
0.70
0.59
1.00
0.95
12 Noon
Percent
0.97
0.90
0.30
0.50
0.60
1.00
0.3
Less 25% Captive Employee Marker
Less 15% Captive Rooms & Residential-
Peak Hour
Demand
181
248
0
396
723
0
0
1548
0.70
1:00 PM
0.3
84B
Percent
0.82
023
0.80
0.90
0.B5
1.00
0.7
Less 25% Captive Employee Market"
Less 15% Captive Rooms & Residential-
107
7:00PM
Soaces
149
67
0
356
614
0
0
1176
77
92
1007
Percent
0.89
0.07
0.90
1.00
0.94
1.00
0.75
Soaces
176
241
0
237
434
0
0
1087
118
65
905
1,376
1,483
surplus spaces!
6:00 PM
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
450
alioeation of stadIum spaces
Total Mid-day Demand
Total spaces provided
Evenin!! Hourlv Demand
Peak Hour
Land Use
Demand
Retali
181
Office (General)
248
Theatre
0
Restaurant
396
Residential
723
Conf. Cntr.
0
Hotel
0
2:00PM
Spaces
181
223
0
277
426
0
0
1108
118
64
926
8:00PM
Soaces
161
17
0
396
679
0
0
1254
77
102
1075
Percent
0.87
0.07
1.00
1.00
0.96
1.00
0.9
Peak- 70=
a"ocation of atadium spaces
Total PM demand
Total spaces provided
-Source: City of Boca Raton requirement for Mizner Park Residential Units
.. Source: Urban Land Institute, Shared Parking, 1983.
- Source: Abacaa DRI internal capture.
surplus spaces!
Spaces
15B
17
0
396
694
0
0
1264
77
104
1084
1,014
450
1,464
1,483
19
'Note: PM excedes AM demand by more than 10%, thus 70 space reduction
EmDIOVee Generators
Land Use
Retail
Office (Genera)
Restaurant
lnn/Hotsl
Employee
Rata
2.5 per 1000sf
3.3 per 1000sf
9.9 per 1000sf
0;9 per Rm;- ,
Total
Emplovees
162
205,
370
------0
Hrly percentage
12:00 - 4:00pm
0.50
1.00
0.50
--1.00 -- - - - -
Hrlyemployment
12:00 - 4:00pm
81
205
185
"-cO '---,
Hrly percentage
6:00 - 8:00pm
0.50
020
0.50
- 1.00-
471
Development ProQram:
Land Use
Parking Spaces
Retali
Office (Genera)
Theatre
Reataurant
Residential
Coof. Cntr.
Hotel
NOTES.
ADDroved land use
ProDosed uses
Town Center
Site I
Site II
Sitelll&N
Site V
TOTAL
0
1,483
0
0
1,483
64,698
0
0
0
64,698
61,999
0
0
0
61,999
0
0
0
0
0
37,384
0
0
37,384
0
0
413
0
0
413
0
0
0
0
0
0
0
0
0
0
> Land use quantifies are per approved Phase I Land Uses, consolidated tc fit shared parking matriX.
See approved sita plan data for further breakdown of land uses.
,
Hrly employment
6:00 - 8:00pm
81
41
185
--, 0 - oo-307
Shared Parking Studies - Revised 112812
ExhibitB
Town Center Phase
II~Approved &
Phase II
Month of March - Weekd av
Intensity
Land Use
Retail
650
96,734
Office (General)
Theatre
1,000
Restaurant
2,084
Residential
0
ConLCntr.
0
160
Hotel
TOTAL
Proposed uses
Pari<ing Code
Reoulrement
3
387
333
25
0
0
200
947
Pari<lnQ Rate
4 per 1000sf
4 per 1000sf
1 per 3 seats
11.76 per 1000sf
1.75 per unit'
1 per85sf
1250erRm.·
Mid-Dav Hourlv Demand
Peak Hour
Land Use
Demand
Retail
2
387
Office (Genera)
Theatre
167
22
Restaurant
Residential
0
Conf. Cntr.
0
Hotel
190
348
0.90
0.30
0.50
0.60
1.00
0.3
0
0
190
50
11
0
0
57
Percent
0.97
0.97
0.70
0.60
0.60
1.00
Spaces
2
348
117
15
0
0
0.3
57
0.35
Percent
1.00
0.90
0.70
0.70
0.59
Soaces
2
375
117
13
0
0
67
573
119
10
1.00
539
119
9
412
468
119
9
341
Less 25% Captive Employee Mari<etLess 15% Captive Rooms & Residential-
2:00PM
1:00 PM
Spaces
2
0.97
22
707
12 Noon
Percent
Peak Hour
Demand
2
387
187
Month of March
Adlustment
0.70
1.00
0.50
0.90
1.00
1.00
0.95
445
allocatIon of stadIum spaces
Total Mid-day Demand
Total spaces provided
surplus spaces!
1,159
1,604
1,605
1
Evenrna Haurl1V Deman d
Land Use
Retail
Office (General)
Theatre
Restaurant
Residential
ConL Cntr.
Hotel
Peak Hour
Demand
2
387
167
6:00PM
8:00PM
7:00PM
Percent
0.82
023
0.80
0.90
Soaces
1
89
133
22
20
0.85
0
0
0
1.00
0
190
0.7
133
377
Less 25% Captive Employee Mari<et55
Less 15% Captive Rooms & Residenlial20
302
Source. CIty of Boca Raton reqlllrement for MlZIler Pari< ResIdential UOIts
.. Source: Urban Land Institute, Shared Pari<ing, 1983.
*'"' Source: Abacoa DRI internal capture.
Percent
0.89
0.07
0.90
1.00
Spaces
2
27
0.94
0
0
143
343
55
21
267
1.00
0.75
.
150
22
Percent
0.87
0.07
1.00
1.00
0.96
1.00
0.9
Employee
Rate
2.5 per 1000s!
3.3 per 1000s!
9.9 per 1000sf
0.9perRm.
Total
Emolovees
2
319
21
Hrty percentage
144
1.00
12:00 -4:00om
0.50
1.00
0.50
Hrly employment
12:00 ·4:000m
1
319
10
144
474
Hrly percentage
6:00 • 8:000m
0.50
0.20
0.50
1.00
oeveopment p rogram:
Land Use
Parking Spaces
Retail
Office (Genera)
Theatre
Restaurant
Residential
Conf. Cntr.
Hotel
NOTES.
Approved land use
Site I
Site II
0
1,605
0
650
0
96,734
0
1,000
0
2,084
0
0
0
0
0
160
Sitelll&!V
0
0
0
0
0
0
0
0
Proposed uses
Site V
0
0
0
0
0
0
0
0
Parking: 1,477(GaragelFAU) + 128 on site & on street
Retail: 650 in Hotel
Olfic: 62,984 (84S) + 33,750 conf site
Rest 2,084s! in Hotel
Town Center
TOTAL
1,605
650
96,734
1,000
2,084
0
0
160
27
167
22
0
0
171
388
55
26
308
allocation of stadIum spaces _ _~1:..:,1-:::5:;.9
_
Total PM demand
1,467
Total spaces proVlded...._......:1:;;,6;;:0;;:5_ _..,
surplus spacesl. ._ _...;..138;.;;.._ _....
Employee Generators
Land Use
Retail
Office (Genera)
Restaurant
Inn/Hotel
Soaces
2
Hrty employment
6:00 • 8:000m
1
64
10
144
219
Shared Parking Studies - Revised 112812
Exhibit C
Town Center Phase III - Approved uses
Phase IV
Month of March· Weekday
Intensity
Land Use
Retail
a
Office (General)
30,000
Theatre
a
Restaurant
a
Residential
a
Coni. Cntr,
a
Hotel
a
TOTAL
Mid-Oav HOU1V
rl Demand
Peak Hour
Land Use
Demand
Ratail
0
Office (Genera)
120
Theatre
a
Restaurant
a
Residential
a
Coni, Cntr.
a
Hotel
0
Parkino Rate
4 per 1000sf
4 per l000sf
1 per 3 seats
lL76 per 1000sf
1.75 perunit*
1 per85sf
1.25 perRm.*
Parking Code
Reouirement
a
'120
0
0
a
a
0
Peak Hour
Demand
a
120
0
a
a
a
a
Month ·of March
Ad'ustment
0.70
1.00
'0.50
0.90
1,00
1.00
0.95
120
120
12 Noon
1:00PM
Spaces
a
108
a
a
0
a
0
108
25
0
Percent
0.97
0.90
0.30
0.50
0.60
1.00
0.3
Less 25% Captive Employee Mari<etLess 15% Captive Rooms & Resldential-
2:00 PM
Spaces
a
108
a
a
a
a
a
108
25
0
Percent
1.00
0.90
0.70
0.70
0.59
LOa
0.3
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
Spaces
a
116
a
°
83
83
allocation of stadIum spaces
Tolel Mid-day Demand
Tolel spaces provided
surplus spaces!
Eveninq Hourlv Demand
Peak Hour
Land Use
Demand
Retail
a
Office (General)
120
Theatre
a
Restaurant
a
Resldential
a
Coni. Cntr.
Hotel
a
6:00 PM
7:00PM
Soaces
0
8
a
a
a
a
a
0
0
0
a
'8
28
Less 25% Captive Employee Market5
S
Less 15% Captive Rooms & Residentiala
a
3
Z3
_ _ _",9",5
a1location of stadIum spaces
118
Tolel PM demand
'Source: city of Boca Raton requirement for Mizner Parl< Res. r-__l':i8~7_ _...,Total spaces provided
- Source: Urban Land InstiMe, Shared Parkin9, 1983.
L - _....6!1:::.._ _.l!.su;plus spaces
- Source: Abacoa DRI Internal capture.
°
Percent
0.82
023
0.80
0.90
0.85
1.00
0.7
Soaces
0
28
°
Percent
0.89
0.07
0.90
1,00
0.94
LaD
0.75
Tolel
Emnlovees
a
99
a
a
Hrty percentage
12:00 - 4:00pm
0.50
1.00
0.50
1.00
Hrty employment
12:00 • 4:00om
a
99
a
a
8:00 PM
Percent
0.87
0.07
1.00
1.00
0.96
1.00
0.9
EmD!OYee- Generators
Land Use
Retail
Office (Genera)
Restaurant
Inn/Hotel
Employee
Rate
2.5 per looOsf
3.3 par 1000sf
9.9 per 1000sf
0.9 oerRm.
Hrty parcentage
6:00 - 8:00Pm
0.50
0.20
0.50
1,00
Development Program'
~roDOSed uses
Anoroved land use
Land Use
Parking Spaces
Retail
Office (Genera)
Theatre
Restaurant
Residential
Coni. Cntr.
Hotel
NOTES.
Site I
0
0
a
°
0
0
0
0
SIt6U
0
a
a
0
0
a
a
0
SitelU &IV
187
a
30,000
0
°
a
a
a
SIt6V
0
0
a
a
a
a
a
0
Hrty employment
6:00·8:DDpm
a
20
0
a
20
99
Town Center
TOTAL
187
a
30,000
a
a
'0
0
a
a
a
a
116
25
0
92
95
187
187
0
Soaces
a
8
a
a
a
a
a
8
5
a
3
Shared Parking Studies - Revised 112812
Exhibit 0
Town Center Phase IV - Proposed uses
Phase IV
Month of March - Weekdav
intensity
Land Use
Retail
14,790
Office '(General)
74,394
Theatre
0
Restaurant
0
Residential
259
Conf. Cntr.
0
Hotel
a
TOTAL
Mid-Dav Hourlv Demand
Peak Hour
Demand
41
298
0
0
453
0
0
Land Use
Retail
Office (Genera)
Theatre
Restaurant
Residential
Conf, Cnlr.
Hotel
Parking Code,
Reouirement
59
298
Parkino Rate
4 per 1oo0sf
4 per 1oo0sf
1 per 3 seats
11.76 per 1000sf
1.75 perunil"
1 per 85sf
1.25 perRm,·
a
a
453
0
a
Peak Hour
Demand
41
298
Month of March
Ad'ustment
0.70
1.00
0.50
0.90
1.00
1.00
0.95
a
0
453
0
0
792
810
12 Noon
0.90
0.30
0.50
0.60
1.00
0.3
a
272
0
0
580
66
41
473
Lass 25% Captive Employee Market"
Less 15% Captive Rooms & Residential-
2:00 PM
1:00PM
Spaces
40
268
0
Percent
0.97
Percent
1.00
0.90
0.70
0.70
0.59
1.00
0.3
Soaces
41
268
0
a
267
0
0
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
Soaces
40
289
0
0
272
a
577
66
40
471
allocation of stadium spaces
Total Mid-day Demand
Total spaces provided
surplus spaces!
Eveninc HourlY Demand
Peak Hour
Land Use
Demand
Retail
41
Office (General)
298
Theatre
a
Restaurant
0
Residential
453
Conf. Cnlr.
a
Hotel
0
6:00 PM
Soaces
Percent
0.82
34
0.B9
0.23
0.80
0.90
0.85
1.00
0.7
68
0
0
385
0.07
0.90
1.00
0.94
1.00
0.75
a
Snaces
37
21
0
0
426
0
0
484
17
Percent
Hrly percentage
6:00 - 8:000m
0.50
0.20
0.50
1.00
Hrlyemployment
6:00 - 8:ooom
18
49
0
488
Lass 25% Captive Employee Market"
17
Less 15% Captive Rooms & Residential58
64
413
403
_ _---:3;;1;;:6
allocation of stadium spaces
729
Total PM demand
·Source: City of Boca Raton requirement for Mizner Pari< Res. r-_......:8,.1;.-0_ _.,Total spaces provided
.. Source: Urban Land Institute, Shared Parking, 1983.
....._ _81"':""_....I!surplus
.
spaces
- Source: Abacoa DRI internal caplure.
0.87
0.07
1.00
1.00
0.96
1.00
0.9
Empioyee
Rate
2.5 per 1000sf
3.3 per 1oo0sf
9.9 per 1000sf
0.90erRm.
Total
Emolovees
37
246
0
0
Hrly percentage
12:00 - 4:000m
0.50
1.00
0.50
1,00
Hrlyemployment
12:00·4:00om
18
246
0
0
264
Land Use
Parking Spaces
Retail
Office (Genera)
Theatre
Restaurant
Residential
Conf. Cnlr.
Hotel
NOTES.
Aooroved land use
Site I
Snell
0
0
0
0
0
a
0
0
0
0
0
0
0
0
0
0
Sitelll&IV
0
0
0
0
0
0
0
0
Pronosed uses
Site V
810
14,790
74,394
0
0
259
0
0
a
0
68
Development Program'
Town Center
TOTAL
810
14,790
74,394
0
0
259
0
0
Retail: 14,790SF in Loft bldg.
Office: 66,250 site 1 & 2 + 8,144 in Lofts
Soaces
36
21
a
0
435
0
a
492
17
65
410
...m""'ovee G-enerators
Land Use
Retail
Office (Genera)
Restaurant
InnlHotel
0
8:00 PM
7:00PM
Percent
0
601
66
41
494
316
810
810
Shared Parking Studies - Revised 112812
Exhibit E
Town Center - Proposed Build Out All Phases
Revised 11.28.12
AlL PHASES
Month ofMa reb Weekda.v
intensily
Land Use
Retail
80,138
Office (General)
263,127
Theatre
1,000
Restaurant
39,468
Residential
672
Conf. Gntr.
0
Hotel
160
TOTAL
.
Mid-Dav Hourlv Demand
Peak Hour
Demand
224
1053
167
418
1176
0
190
Land Use
Retail
Office (Genera)
Theatre
Restaurant
Residential
Conf. Cntr.
Hotel
ParkinQ Rate
4 per 1000sf
4 per1000sf
1 per 3 seals
11.76 per 1000sf
1.75 per unit'
1 per85sf
125 oer Rm.·
Parking Gode
Requirement
321
1053
333
464
1176
0
200
3547
Monll1 of March
Adiustment
0.70
1.00
0.50
0.90
1.00
1.00
0.95
12 Noon
Percent
0.97
0.90
0.30
0.50
0.60
1.00
0.3
1:00 PM
Spaces
218
947
50
209
706
0
67
2186
327
114
1745
Less 25% Captive Empioyee MarketLess 15% Captive Rooms & Residential-
Peak Hour
Demand
224
1053
167
418
1176
0
190
3227
2:00 PM
Spaces
224
947
117
292
694
0
67
2332
327
113
1892
Percent
1.00
0.90
0.70
0.70
0.59
1.00
0.3
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
Reqwred stadium spaces
Total Mid-day Demand
Total spaces provided
surplus spaces!
Evenina Hourlv Demand
Peak Hour
Demand
224
1053
167
418
1176
0
190
Land Use
Retail
Office (General)
Theatre
Restaurant
Residential
Conf. Cntr.
Hotel
6:00 PM
Pencent
0.82
023
0.80
0.90
0.85
1.00
0.7
7:00PM
Spaces
184
242
133
376
1000
a
133
2088
Less 25% Captive Empioyee Market153
Less 15% Captive Rooms & Residentiar170
1745
-Source: Cily of Boca Ralon reqUIrement for M<ZIler Park Res,denfial Units
- Source: Urban Land Insti1ule, Shared Parking, 1983.
-- Source: Abacoo DRI internal capture.
Percent
0.89
0.07
0.90
1.00
0.94
1.00
0.75
8:00PM
Spaces
200
74
150
418
1105
0
143
2089
153
187
1749
Percent
0.87
0.07
1.00
1.00
0.96
1.00
0.9
Employee
Rate
2.5 per 1000sf
3.3 per 1000sf
9.9 per 1000sf
0.9 perRm.
Total
Emolovees
200
868
391
144
Hriy percentage
12:00 - 4:00om
0.50
1.00
0.50
1.00
Hrtyemployment
12:00 -4:00om
100
868
195
144
1308
Hriy percentage
6:00 - !l:OOom
0.50
0.20
0.60
1.00
Hrty employment
6:00 - 8:00om
100
174
195
144
613
. Development Program'
Land Use
Provided Spaces
Retail
Office (Genera)
Theatre
Restaurant
Residential
Conf. Cntr.
Hotel
NOTES:
Soaces
195
74
167
418
1129
a
171
2153
153
195
18115
ReqUired stadium spaces _ _~2,,,,0;;20;;-_ _
Total PM demand
3,825
Total spaces provided
4,085
surplus spaceslr--"';2B~Of--...,
EmoloYee Generators
Land Use
Retail
Office (Genera)
Restaurant
InnIHotel
Spaces
218
1021
117
251
708
0
67
2378
327
116
1935
2.020
3,955
4,085
130
APoroved land use
Prooosed uses
Town Center
Site II
Sitelll&1V
Site V
TOTAL
Site I
1,605
187
4,085
1,483
810
80,138
64,698
650
0
14,790
30,000
263,127
61,999
96,734
74,394
1,000
0
1,000
0
0
37,384
2,084
39,468
a
0
413
a
259
672
a
0
0
0
0
a
160
160
0
a
0
Site II.
Parking: 1,477 (Garage & FAU)+ 128 on sitelon atreet
Retait 650 in Holel + 40K theater site
Office: 62,984 (848) + 33,750 Con! site
Restaurant 2,084sf in Hotel
Site V;
Parking: includes on-street adjacent 10 site
• Site I land use quantities are per approved Land Uses,
Retail: 14,790SF in Lofts
consolidated to fit the shared parking matrix. See approved
Office: 66,250 sites 1 & 2 + 8,144sfln Lofts
site plan deta for further breakdown of land uses.
Residential: Does not include TH or Loft units
Shared Parking studies· Revised 112812
Exhibit G
Town Center Phase I- Alternate Land Uses
Phase I
Month of March - Weekday
intensity
land Use
38,809
Retail
20,593
Office (General)
1,612
Office (Medical)
19,543
Frtness
Theatre
0
37,384
Restaurant
Residential
413
0
Conf. entr.
Hotel
0
TOTAl
Mid-Dav Houriv Demand
Peak Hour
Demand
109
82
8
49
0
Restaurant
396
Residential
723
Com. Cntr.
0
Hotel
0
Land Use
Retail
Office (Genera)
Office (Medical)
Rmess
Theatre
Parictng Code
Requirement
155
82
8
96
0
440
723
0
0
150.
Parklno Rate
4 per 1000sf
4 per 1000sf
5 per 1000sf
5 per 1000sf
1 per 3 seats
11.76 per 1000sf
1.75perunif'
1 per85sf
125oerRm.'
Month of March
Adiustment
0.70
1.00
1.00
0.50
0.50
0.90
1.00
1.00
0.95
12 Noon
Percent
0.97
0.90
0.90
0.30
0.30
0.50
0.60
1.00
0.3
Peak Hour
Demand
109
82
8
49
0
396
723
0
0
1366
Soaces
109
74
7
34
0
277
426
0
0
928
75
Percent
1.00
0.90
0.90
0.70
0.70
0.70
0.59
1.00
0.3
633
Less 25% Captive Employee Marl<et'"
Less 15"% Captive Rooms & Residentiaf~
2:00 PM
1:00 PM
Soaces
105
74
7
15
0
198
434
0
0
75
65
693
Percent
0.97
0.97
0.97
0.70
0.70
0.60
0.60
1.00
0.35
Soaces
105
80
8
34
0
237
434
0
0
898
75
65
758
64
788
450
1,238
1,480
allocation of stadium spaces
Total Mid-<lay Demand
Total spaces provided
sUrplus spaces!
242
Ev'
entna HouIi1V Demand
Land Use
Retail
Office (General)
Office (Medical)
Fitness
Theatre
Restaurant
Residential
Con!. Cntr.
Hotel
Peak Hour
Demand
109
82
8
49
0
396
723
0
0
6:00 PM
Percent
0.82
023
023
0.80
0.80
0.90
0.85
1.00
0.7
Less 25% Captive Employee Marl<etLess 15% Captive Rooms & Residential-
8:00 PM
7:00PM
Soaces
89
19
2
39
0
356
614
0
0
1119
62
92
965
'Source: City of Boca Raton requirement for M'lZller Pari< Residential Units
- Source: Urban Land institute, Shared Parl<inq, 1983,
-- Source: Abacoa DRllntemal capture.
Percent
0.89
0.07
0.07
0.90
0.90
1.00
0.94
1.00
0.75
Soaces
97
6
1
Percent
0.87
0.07
0.07
1.00
1.00
1.00
0.96
1.00
0.9
Soaces
95
6
1
49
44
0
0
396
396
694
679
0
0
0
1222
1239
82
62
102
104
1058
1073
Peak-70
1,003
450
allocation of stadium spaces
Total PM demand
1,453
Total spaces provided
1,480
surplus spaces!
27
'Nole: PM excedes AM demand by more than 10%, thus 70 space reduction
a
-
EmDlovee Generators
Land Use
Retail
Office (General)
Restaurant
InnIHotal
Employee
Rate
2.5 per 1000sf
3.3 per 1000sf
9.9 per 1000sf
0.9 oer Rm,
Total
Emolovees
97
68
370
0
Hl1y percentage
12:00 -4:0Oom
0.50
1.00
0.50
1.00
Hoy employment
12:00 - 4:00om
49
68
185
0
302
Hoy percentage
6:00 • 8:00om
0.50
020
0.50
1.00
Development Program:
Land Use
Parkln9 Spaces
Retail
Office (Genera)
Office (Medical)
Rmass
Thaatre
Raslaurant
Rasidential
Con!. Cntr.
Hotel
NOTES.
ADProved land use
Site I
Site II
1,480
0
36,809
0
20,593
0
1,612
0
19,543
0
0
0
37,384
0
413
0
0
0
0
0
Site HI & IV
0
0
0
0
0
0
0
PrOpOSed uses
Site V
0
0
0
0
0
0
0
0
0
0
a
0
0
Town Center
TOTAL
1,480
38,809
20,593
1,612
19,543
0
37,384
413
0
0
Hoy employment
6:00 - 6:00am
49
14
185
0
247
Proposed Bui!dout Program - Revised 112812
Exhibit H
Town Center - Build Out Scenario 1
PhaseH
Month of March· Weekday
Intensity
Land Use
Retell
79,960
Office (GeneraQ
327,111
Theatre
0
Reataurant
43,662
Residential
672
ConI. Cntr.
0
Hotel
160
TOTAL
Parking Code
Requirement
320
1308
0
513
1176
0
200
3518
ParkinQ Rate
.4 per 1000sf
4 per 1000sf
1 per 3 seats
. 11.76 per 1000sf
1.75 peruni!"
1 Per 85sf
125 per Rm.'
Month of March
Adiustment
0.70
1.00
0.50
0.90
1.00
1.00
0.95
Peak Hour
Demand
224
1308
0
462
1176
0
190
3360
M'd-O
I
av HourlvDemand
Land Use
Retei!
Office (Genera)
Theatra
Restaurant
Residenilal
Cont. Cntr.
Hotel
PealcHour
Demand
224
1308
0
462
1176
0
190
12 Noon
Percent
0.97
0.90
0.30
0.50
0.60
1.00
0.3
1:00 PM
Soaces
217
1178
0
231
706
0
57
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
224
1178
0
323
694
0
57
2388
385
114
1889
Less 25% Captive Employee MarketLess 15% Captive Rooms & Residential-
2:00PM
Soaoes
Percent
1.00
0.90
0.70
0.70
0.59
1.00
0.3
2476
385
113
1978
..
additional stadIum spaces
Total Micklay Demand
Total spaces provided
surplus spaces!
Evenin<l Hourlv Demand
PealcHour
Demand
224
1308
0
462
1176
0
190
Land Use
Reta,
Office (General)
Theatra
Restaurant
Residential
Cont. entr.
Hotel
6:00 PM
Percent
0.82
023
0.80
0.90
0.85
1.00
0.7
Soaces
184
301
0
416
1000
0
133
2033
Less 25% Captive Employee Market169
Less 15% Captive Rooms & Residential170
1694
Source. City of Boca Raton reqlJlrement fur MIZner Park ResIdential Unils
.. Source: Urban Land Insillute, Shared Parking. 1983.
... Source: Abacca DR! internal capture.
7:00PM
Percent
0.89
0.07
0.90
1.00
0.94
1.00
0.75
.
8:00 PM
Spaces
199
92
0
462
1105
0
143
2001
169
187
1645
Percent
0.87
0.07
1.00
1.00
0.96
1.00
0.9
..
Employee
Rate
2.5 per 1000sf
3.3 per 1000sf
9.9 per 1000sf
0.90erRm.
Total
Emolovees
200
1079
432
144
Hrty percentage
12:00 - 4:00om
0.50
1.00
0.50
1.00
Hrty employment
12:00-4:DOom
100
1079
216
144
1540
Hrty percentage
6:00 - 8:00pm
0.50
0.20
0.50
1.00
Hrly employment
6:00 - 8:00om
100
216
216
144
Development Program'
Land Use
Parkin9 Spaces
Reta,
Office (Genera)
Theatra
Restaurant
Residential
ConI. Cntr.
Hotel
NOTES.
Spaces
195
92
0
462
1129
0
171
2048
169
195
1684
additional stadlLJrn spaces _ _-;2.~02'20r-_ _
Total PM demand
3,704
Total spaces provided,...._.....:,4,:;,0,,8;:;,5_ _.,
surplus spacesl1.
36=1:.-_.....I
Em
rlDlovee Generators
Land Use
Retail
Office (Genera)
Restaurant
Innl'rlotel
Soaces
217
1269
0
277
706
0
67
2536
385
116
2035
2.020
4,055
4,085
30
AODroved land use
Prooosed uses
Town Center
Site I
Srrell
She JII & IV
She V
TOTAL
1,483
1,605
187
810
4,085
64,520
650
0
14,790
79,960
65,983
156,734
30,000
74,394
327,111
0
0
0
0
0
36,578
7,084
0
0
43,662
413
0
0
259
672
0
0
0
0
0
0
160
0
0
160
Site II.
Parking: 1,477 (Garage & FAU)+ 128 on site/on straet
Retail: 650 in Hotel
Office: 62,984sf G48+33,750 Conf+60,000 Theater
Rest 2,084sf Rest in Hotel + 5K on theater
Site V:
Parking: includes on-street adjacent to site
Retail: 14,790SF in Lofts
Office: 66,250 srres 1 & 2 + a, 144sf in Loils
Residential: Does not include TH or Loft unils
676
Proposed Buildom Program • Revised 112812
Exhibit I
Town Center - Build out Scenario 2
Phase II
Monlh of Man::ll· Weekdav
Intensity
Land Use
Retail
159,960
Ollice (General)
267,111
Theatre
a
Restaurant
36,662
Residenlial
672
Coni CnlL
0
160
Hotel
TOTAL
ParKing Code
Month of March
Paridno Rate
Reauirement
AtflUSlment
4 per1000sf
4 per1000sf
1 per 3 seats
11.76 per tooOsf
1.75 per unit"
1 per65sf
125 oerRm.·
640
0.70
1.00
0.50
0.90
1.00
1.00
0.95
1wa
0
455
1176
0
200
Peak Hour
Demand
448
1068
0
409
1176
0
190
=
3539
Mid-Oav HourlY Demand
Peak Hour
Land Use
Demand
Relail
448
Ollice (Genera)
1068
Theatre
0
Restaurant
409
1176 _
Reslderl!iaI
Coni Cntr.
0
Hotel
190
12. Noon
434
962
0
2.05
706
0
fiT
2.363
354
114
1895
Less 25% Captive Employee -MarI<£!r
Less 15% CapDve Rooms & Residerl!iar-
2:00PM
1:00 PM
Soares
Percent
0.97
0.90
0.30
0.50
0.60
1.00
0.3
Spaces
448
962
Percent
1.00
0.90
0-70
0.70
0.59
1.00
0.3
Percent
0.97
0.97
0.70
0.60
0.60
1.00
0.35
a
2.86
694
a
fiT
2.447
354113
1960
Spaces
_.
additional sladium spaces
Total Mid-day Demand
Total spaces provided
surplus spaces!
Evemnc Hurl
0 lvDemand
Peak Hour
Land Use
Demand
448
Relail
Ollice (General)
1068
~
0
4D9
Reslaurant
Residerl!iaI
1176
ConiCnlr.
0
Hotel
190
6:00 PM
Percent
0.82.
0.23
0.80
0.90
0.85
1.00
0.7
Less 25% Captive Employee Marker
Less 15% Gapllve Rooms & Residerl!iar-
6:00PM
7:00PM
Soares
367
246
0
36B
1000
0
133
2114
178
170
1766
Percent
0.89
0.07
MO
1.00
0.94
1.00
0.75
434
1036
0
2.46
706
0
fiT
2.46B
354
116
21MB
2.020
4,D38
4,085
47
Spaces
399
75
0
409
1105
0
143
2131
178
187
1765
Percent
0.87
0.07
-1.00
1.00
0.96
1.00
0.9
Soaces
390
75
0
409
1129
0
171
2174
178
195
1801
addilianal sladium spaces _ _...;2.",0",2O~_ _
Total PM demand
3,82.1
Total spaces provided..-_ _4;:,fJ",B5;.-_...
"Source: City of Boca Ralon requirement for ~ Part Residerl!iaI Units
- Source: Urban Land InsliIute., Shared Parking, 1983.
- Source: Abacoa DR! internal capWre.
surplus spacesJL-_-=Z64:::"_--J
EmDI_.. Generators
Land Use
Retail
Office (Genera)
Res\eurant
lnnIHotel
Employee
Total
Rate
2..5 per 1000sf
3..3 per 1000sf
9.9 per 100Gsf
0.9 Der RITL
Emolovees
400
SS1
3B3
144
~eYelopmentP1'OS/ram::==:::,-.= :.c~==~'~~ccCO'-= :::..-~
Land Use
Parking Spaces
Retail
Office (Genera)
iTheatre
Restaurant
Residerl!iaI
Coni Cntr.
Hotel
NOTES:
AttDroved land use
Sile I
Sile II
1,483
E>4,520
1,605
8O,B50
65,963
96:,734
36,578
413
2,OM
0
o
o·
a
o
0
160
Hdy percentage
12.'00 - 4:00Pm
0.50
1.00
0.50
1.00
tidy employment
12.:00 - 4:00om
200
881
1st
144
1417
Hdy percentage
6:00· 6:00pm
0.50
0.20
0-60
1.00
Hdy employment
6:00 • 6:00om
200
176
191
144
712
=_,-,.__ •.
ProDcSed uses
Town Center
810
14,790
74,394-
TOTAl
4,085
159,960
267,111
38,662
o
o
259
672
o
o
160
Site I!l & IV
187.
o
30,000
o
o
o
SileV
o
o
o
o
Siiell:
Parking: 1,477 (Garage & FAlI)+ 12.8 on sitelon street
RetaJt esc in Hotal ... 80K fheaIer sile
Office: 62,9M (G4S) ... 33,750 Canf sIIe
Rest Z,084sf Roslin Hotel
Sile v-.
PaOOng: includes on-street aqjaoent 10 sile
Retail: 14,79OSF in Lolis
Office: 66:,250 sites 1 & 2. ... 8, 144sf in Lolis
Residerl!ial: Does not include TH or Loft units
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Exhibit K
Restricted Parking
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Exhibit L
Temp. Grass Parking
ATTACHMENT B
".-" ..0;-:-:---":::;-::,,,- ,'-::;;--:'.-:
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Map Dowment
F:lArt:Map_Projedsll1-D1C>I Alflance Residonlial
31712011 - UIO:DD PM
Location Map
Abacoa Town Center
Abacoa Town Center tV
Jupiter; Rorida
Cotleur&
Hearing
1!S4 Commen::e.l.ane . Su:Il:e 1 . Jupiter, FL . 33455
5Ei1..747Ji33£ . 5Ei-''LT4-1.t'ST7
ATTACHMENT C
ATTACHMENT D
I
For office nse only -
I
.-=P-=-r0'-'Lje,-=-ct::-.c#~_______
.
Disclosure of Ownership Interest - Property
Town of Jnpiter
Department of Planning and Zoning
210 Military Trail, Jupiter, FL 33458
Phone: (561) 741-2323. Fax: (561) 744-3116
TO:
DIRECTOR OF PlANNING AND lONING,
OFFICIALLY DESIGNATED REPRESENTATIVE
OR
HIS
OR
HER
STATE OF FLORIDA
TOWN OF JUPITER
BEFORE ME, the undersigned authority, this day personally appeared
RICHARD RENDINA
, hereinafter referred to as
~Affiant," who being by me first duly sworn, under oath, deposes and states as
follows:
1. Affiant is the [ ] individual or [x']
PRESIDENT/CEO
[position e.g.,
president, partner, trustee] o'f ARIES LAND AQUfsmON, liC
[name and type
of entity-e.g., ABC Corporation, XYZ Limited Partnership] that holds an
ownership interest in real property legally described on the attached Exhibit
~A" (the ~Property"). The Property is the subject of an application for
Comprehensive Plan amendment or Development Order approval with the
Town of Jupiter.
2. Affiant's
address is:
661 UNIVERSITY BOULEVARD, SurTE 200, JUPITER, FL 33458
3. Attached hereto as Exhibit ~B" is a complete listing of the names and
addresses of every person or entity having a five percent or greater interest in
the Property. Disclosure does not apply to an individual's or entity's interest in
any entity registered with the Federal Securities Exchange Commission or
registered pursuant to Chapter 517, Florida Statutes, whose interest is for
sale to the general public.
4. Affiant acknowledges that this Affidavit is given to comply with Town of Jupiter
policy, and will be relied upon by the Town of Jupiter in its ~i~n\v7f§:fi5)
P4
1200145
flLANNIl\JG ci L.ONNING
EXHIBIT "A"
PROPERTY
SEE ATTACHED LEGAL DESCRIPTIONS
3
LEGAL DESCRIPTION: PORTION OF TRACT TC4R
-.
A PARCEL OF LAND BEING A PORTION OF TRACT TC4~ AS SHOWN ON TIlE
PLAT OF ABACOA TOWN CENTER PLAT NO.3, RECORDED IN PLAT BOOK 97,
PAGES 157 THROUGH 165 OF THE PUBLIC RECORDS OF PALM BEACH
COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGlNNlNG AT THE NORTHWEST CORNER OF SAID TRACT TC4~ SAID
CORNER ALSO BEING AT THE INTERSECTION OF THE soum RIGHT-OFWAY LINE OF CADES BAY AVENUE, A 60 FOOT RlGHT-OF-WAY SHOWN AS
TRACT QQ ON SAID PLAT OF ABACOA TOWN CENTER PLAT 3 AND TIlE
EAST RIGHT-OF-WAY LINE OF PARKSIDE DRIVE A 65 FOOT RIGHT-OF-WAY
. S1{OWN AS TRACT R22 AND R23 ON ABACOA PLAT NO.1, RECORDED IN
PLAT BOOK 78, PAGES 145 THROUGH 163 OF THE PUBLIC RECORDS OF
PALM BEACH COUNTY, FLORIDA; THENCE, ALONG THE NORTH LINE OF
TRACT TC4R AND THE SOUTH RIGHT-OF WAY LINE OF CADES BAY
AVENUE, NORTH 58° 27'43" EAST, A DISTANCE OF 386.44 FEET TO THE
NORTIffiAST CORNER OF SAID TRACT TC4~ SAID CORNER ALSO BEING AT
THE lNIERSECTION OF TIffi SAID SOUTH RIGHT-OF-WAY LINE OF CADES
BAY AVENUE AND THE WEST RIGHT-OF-WAY LINE OF MAIN STREET A 60
FOOT RIGHT-OF-WAY SHOWN AS TRACT NN ON SAID PLAT OF ABACOA
TOWN CENTER PLAT 3; THENCE, ALONG TIffiEAST LINE OF TRACT TC4R
AND THE WEST RIGHT-OF-WAY LINE OF MAIN STREET, SOUTH 31°32'17"
EAST, A DISTANCE OF 597.00 FEET; THENCE DEPARTING SAID EAST TRACT
-LINE AND WEST RIGHT-OF-WAY LINE, SOUTH58~7'43"WEST,ADISTANCE
OF 387.90 FEET TO A POJNT ON A CURVE ON THE WEST LINE OF TRACT
TC4RAND THE EAST RIGHT-OF-WAY LINE OF SAID PARKSIDE DRIVE,
SHOWN AS TRACT R23, SAID CURVE HAVING A RADIUS OF 362.50 FEET AND
CHORD BEARING OF NORTH 28°58'04" WEST; THENCE ALONG THE ARC OF
SAID CURVE, TIIROUGH A CEN1RAL ANGLE OF 05° 08'26", A DISTANCE OF
32.52 FEET TO A POINT OF TANGENCY; TIIENCE, CONTINUING ALONG SAID
WEST LINE OF TRACT TC4R AND THE EAST RlGHT-OF-WAY LINE OF SAID
PARKSIDE DRIVE, NORTH 31"32'1 T' WEST, A DISTA.."N"CE OF 564.52 FEET TO
THE NORTHWEST CORNER OF TRACT TC4RAND THE POINT OF BEGINNING.
CONTAINlNG 230720.45 SQUARE FEET OR 5.297 ACRES MORE OR LESS
EXBIBITB
DISCLOSURE OF ENTITY OWNERSHIP INTERESTS IN APPLICANT
Each entity has the following address: 661 University Boulevard, Suite 200, Jupiter, FL 33458
CONTROLLED BY
Marjorie C. Rendina
or her Trost
ARIES LAND HOLDINGS, LLC, a
Florida limited liability company,
Sale Member
\
ARIES LAND EQUITY GP, LLC, a
Florida limited liability company,
General Partner
*
ARIES LAND HOLDINGS, LLLP, a
Florida limited liability limited partnership,
Sole Member
\
ARIES LAND ACQUISITION, lLe, an
Alabama limited partnership
*Limited Partner Interest held by Marjorie C. Rendina or Trust
I:ILEGAL\M1lster\A.BTOWN4\ResidetlliaI (20-10)\Owner Structure {for TOJ affidavit}.doc
ATTACHMENT E
RBACOA TOWtt CEttTER PHaSE IV
SITE SPECIFIC TRAfFIC STODY
PrlzparCld for
NItP HOLDINGS, LLC
PrllparCld by
PINDEIt mOUTH8H COHSOLTIHG, I"C.
Cqrtlflcalv of Authorization "umb'lr: 1989
1005 Vista Parkway, SUltll 111
Wnt Palm BClGch, FL 33411
(561) 296·9698
#PTC11-033
)UOll 18, 101 I
Driveway Review
Exhibit 3 provides the site access driveways and projected peak hour turning movements for Phase IV.
The site has driveways on Main Street, Parkside Drive, Cades Bay Avenue, Stadium Drive, and Avenue
"A". Based on the projected tum volumes, no additional turn lanes are required.
The projected tum volumes on Exhibit 3 at the existing intersection of Avenue "A" and Main Street
are based on the site traffic only. The Abacoa DRI/ADA Buildout Turn Volumes for Avenue /fA" and
Main Street are provided in the Appendix. The Buildout Turn volumes are based on the model
predictions in the DRI and indicate the need for an eastbound left turn [are on Avenue "A" at Main
Street. The projected model volumes may be higher than actual turning movements, since the model
does not take into account the various multiple access points and the smaller network of streets in the
area. Refer to the letterfrom Yvonne Ziel Traffic Consultants in the Appendix, dated August 2S,
2002, to the Town of Jupiter, for the jJstification to eliminate this tum lane. The intersection of
Avenue "A" and Main Street will be a four-way stop controlled intersection.
Conclusion
This site specific study shows that this site is within the approved DRI and that the driveways are
appropriate for this development
Report 7.J-{)336-:!6-7.J
2
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DONALD ROSS ROAD
I
ABACOA TOWN CENTER
PHASE IV
I
I
6-26-12
12-033
EXHIBIT 1
PROJECT LOCATION
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W2LEGEND
23
(34)
816
- AM PEAK HOUR
- PM PEAK HOUR
- ADT
0[,/28111
11·0JJ
ABACOA TOWN CENTER
PHASE IV
I
EXHIBIT 3
PROJECT DRIVEWAY VOLUMES
Ir::::l
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I
Attachment B
!',J
. PEAK FACTOR:
~
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10
55
DIRECT:
LOCATION
DEc D6 20115
4105 TOWN ~ RD & AVENUE A
PEAK
2-WAY
24%
73%
3%
PEAK
DIR
PEAK
APP
APP
AM
PM
AM
PM
AM
PM
WRNS
TURNS
52
6,108 NO
YES
214
3fT{
36'Yo
6
740 NO
YES
26
48
63%
g%
86%
7,310 YES
5%
NO
475
256
123
66
L
13%
5%
15~'
o
1%
1,890 YES
NO
82%
---
I
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I
PEAK
orR
PERCENT DAILY
SB-RT 1
-TH 2
-LT 3
WB-RT 4
-TH 5
-LT 6
NB-RT 7
-TH B
-LT 9
EB-RT 10
- TH 11
-LT 12
PLANNING & ZONING
(M/"l -:5I:
2-47
9
fT{
289
11
1
17
16
30
43
410
22.
23
221
12
16
9-
6
101
3
54
ATTACHMENT F
-??
... )4S
7.. C-J ))
~
{
.' [Ri~CClE~'WlE[))
August 16, 2012
'epartment of Engineering
and Public Works
P.O. Box 21229
st Palm Beach, FL 3341&-1229
AUG 2 I' 2012
PLANNING & ZONING
Ms. Elaine M. Palma
Planning & Zoning Technician
Town of Jupiter
210 Military Trail
Jupiter, FL 33458
RE:
(561) &84-4000
Th.X: (561) &84-4050
q /
Abacoa Town Center - Phase 4 S
Project #: 120707 i£2... J).. TRAFFIC PERFORMANCE STANDARDS REVIEW
rl.}: s
wwwpbcgov.com
Dear Elaine:
•
Palm Beach County
B=rd of County
Commissioners
Shelley \lana., Chair
:ven L Abrams. Vice Chairman
The Palm Beach County Traffic DMsion has reviewed the traffic statement for the
proposed mixed-use project entitled Abacoa Town Center- Phase 4, pursuant to
the Traffic Performance Standards in Article 12 of the Palm Beach County Land
Development Code. The project is summarized as foflows:
Location:
Municipality:
PCN#:
East side of Parkside Drive, south of Cades Bay
Avenue, and 2 blocks south of Frederick Small Road
in Abacoa
Jupiter
30-42-41-23-07-020-0030,
30-42-41-23-07-02D-
0040
Karen 1. Marcus
Paulette Burdick
Existing Use:
Proposed Uses;
Burt Aaronson
Jess R. Santamaria
Priscilla A. Thylor
County Administratnr
Robert Weisman
New Daily Trips;
New PH Trips:
Build-Out:
Vacant
259 MF Residential Units (Apartments), 24 MF
Residential Units (Townhomes), 14,600 SF General
Retail, and 86,960 SF General Office
3,482
286 AM and 366 PM
Year End 2018
.Based on our review, the Traffic Division has determined that the proposed mixed
use development is located within the previously approved Abacoa DRI and
therefore meets the Traffic Performance Standards of Palm Beach County. It is
however suggested for the Town to assist the County in monitoring traffic
operations at the following two intersections at which the proposed project is
expected to have significant peak hour impacts:
•
Signalized intersection of Donald Ross Road with Parkside Drtve emphasis on SB approach. TPS database currently projects over 4DOvph
SBR movements dUring the PM peak hour, while we this project shall add
50-1 OOvph to the movement Also keep in mind there are major changes
planned for this location upon completion of the approved Briger DR!.
•
Un-signalized intersection of Central Boulevard with University Boulevard.
No building permits are to be issued by the town, after the build-out date specified
above. The County traffic concurrency approval is subject to the Project
Aggregation Ru~es set forth in the Traffic Performar:rce Standards Ordinance.
-An .Equal Dppartanity
/dfinnaii1'e Action .Employer"
@ printed
on recyr:Ied paper
ATTACHMENT G
DATE
EVENT
Estimated Attendance
Total Attendance for Event
1/23 -1/27
CardinaLs Legend Camp
1,250 per day
6,250
1/25 - 1/26
Jupiter Cruft Beers Festival
2,500 per day
5,000
Feb - March
Spring Training
5,500 per day
19&,000
2/16 - 2118
Arti-Gras
40,000 per day
120,000
MarchiApril
Seafood Festival
5,000 per day
10,000
414 or 4110
Wounded Warriors/AnquaII Boldin Foundation Charity Softball Game
5,000
5,000
414 - 417
Play At The Plute Palm Beach Classic
650 per day
2,600
150 per day
3,000
April - August N4BA
5/24- 5/27
Under Armour Memorial Day Classic
2,750 per day
11,000
5/24 - 5/27
Triple Cruwn Sports Memorial Day Classic
1,500 per day
6,000
6/7 - 6/11
Under Armour Southeast
3,500 per day
17,500
6/18 - 6/26
USA Baseball 17U Championship
2,900 per day
23,200
7/1 -7/5
Under Armour FU'ecracker Classic
4,000 per day
20,000
July
Selective Recruiting
1,500 per day
10,500
7/25 - &19
Prospect Wire
3,500 per day
49,000
9/20 - 9/22
Under Armour Fall Classic
3,000 per day
9,000
September
Enforcers Foundtrtion Charity Softball Game
2,500
2,500
October
Kids Fest
4,000
4,000
10/24 - 10/28
Perfect Game World Wood Bat Championship
4,000 per day
20,000
10131- 11/3
NABA Florida World Series
2,200 per day
&,800
November
Feast ofLittle Italy
3,000 per day
9,000
11/2 - 11/3
Headfirst Baseball Camp
1,500 per day
3,000
ll/5 -11116
MSBL
2,500 per day
30,000
TOTAL ATI'ENDEES:
573,350
ATTACHMENT H
the
NRP
group
LLC
The Allure at Abacoa
Commercial Real Estate Marketing
Goal: Lease Up of 17 Live-Work Units for Non-Residential Uses
Strategy:
Keeping an edge on the real estate competition is serious business and marketing plans
are part of the process. Creative and innovative marketing techniques are important
ingredients to successful leasing. The NRP Group employs a full-time marketing
deparbnent that combines traditional property marketing methods with the newest
technology to ensure that The Allure at Abacoa will receive the maximum exposure to
qualified prospects.
Initial leasing efforts for The Allure at Abacoa will b~ aggressive, however, efforts must
continue beyond the initial lease-up period. Implementing a program which targets
nearby employers and organizations that can refer residents and small businesses is
essential. We will implement many, if not all, of the following methods:
•
Personnel - A professional, well-trained and courteous staff is essential for
success and contributes favorably toward positive II word of mouthll promotion
by existing residents. This promotes a large source of potential new residents.
A properly trained and supervised staff is critical when implementing and
maintaining an effective promotional program. A less than desirable financial
performance is certain without it All site staff must be positive, proactive, and
begin with the attitude that The Allure is the best property to live and work.
•
Internet technology - We will establish a property web site which will have the
functionality of being able to select and view available loft units including floor
plans and square footage. Units can be reserved online via computer or mobile
device. In addition, a touch panel sc;r~en will be located in the leasing office
~ (J)~ ~~rc~TI~rE\Q)
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Leasing staff will provide prospects with literature and set appointments to tour
the property and complete the lease.
Marketing materials should consist of the following:
o Sell sheet with interior/exterior photos along with property description
and contact information
o Area amenities such as school and day care centers, shopping, public
transportation, medical and fitness facilities
o Site maps and area demographics (See attached site plan)
o Postcards with a photo and property information
o Color brochures describing the property
o Postcard magnets - these mailers are like two marketing messages for the
price of one.
o Property information is printed on the postcard and the magnet is a
reminder of your business and contact information
o Printed presentation folders to hold information and documents
o Sales letter
•
Organization Resources - NRP is a member of the Chamber of Commerce.
Membership affords a wealth of information and avenues for business
development and community outreach. Other orgaruzational resources would
include the State Department of Economic Development and National
Association of Real Estate Investors.
•
Pre-Leasing Sign - To be installed 3 months prior to completion of first building.
The sign provides an off-site telephone number to respond to inquiries. This is
an excellent way to build a prospect list for leasing. The Regional Property
Manager will carry the off-site phone and respond to inquiries until which time
site staff are in place.
•
Signage - Clean, bright and professional signage that can easily be seen at the
property is an important selling tool when leasing commercial property. Signage
will include the contact phone number and web site and be placed on the inside
of the windows of those units, as well as external signage and would meet town
code. Examples of both external and window signage:
3
issue the first press release during construction and approximately every 45 days
prior to release of the first building.
•
RealtorsfLocators - Locators can sometimes be a source of prospects, especially
during the initial lease-up of a new community. Initially we will want to wait 30
days into lease up before visiting locators, communicating regular construction
updates, personally visiting their offices, and holding a locator luncheon. After
construction is complete, contact will be maintained on a limited and II as needed"
basis. Locators are sometimes a good source of traffic. However, their services
will be utilized only to complement and not replace it
•
Billboard Advertising - This may be considered based upon location to drive
traffic to the property.
5
ATTACHMENT I
Resident Parking Addendum
The Allure at Abacoa Apartments, grants a permanent parking decal number
_ _ _ _ _ _ _ _ _ _ _ _ to
. This permits the
above Resident to keep the below described vehicle at Abacoa Apartments/Townhouses, located at
(address)
for the duration of Resident's Lease Agreement. This
permission is snbject to the following rules.
1) Each apartment is entitled to one parking decal per vehicle with a maximum of two decals per
apartment.
2) Decals will either be for a surface parking spot or a garage parking spot. Tenants must park in the
area assigned by their decal. See decals attached.
3) Two residents of a single apartment can register their respective cars on the application for the onsite parking decals, but only two decals will be issued per apartment.
4) In order to obtain a permanent parking decal your name must appear on the vehicle registration and
on the Lease Agreement.
5) Abacoa management will not be responsible for charges, :.fines, or towing expenses incurred with
vehicles parked in areas not designated as resident parking.
6) No vehicle without a permanent parking decal issued by Landlord or its Agent will be allowed to
park in the spaces designated as resident parking.
7) Commercial vehicles, boats, trailers and campers are not allowed to be parked on or near the
premises.
8) Tenant renting garages are strictly prohibited from using garage as storage facility or impede the
ability to park within the garage.
9) Any vehicle that is parked on the grass, mulched areas or any other illegal parking area will be
towed at owner's expense.
10) The speed limit in the garage or parking area is 1Omph.
Vehicle 1
Resident Name:
Apartment #:
Vehicle make:
Vehicle model:
Vehicle color:
Vehiclevear:
License Plate #:
State:
Vehicle 2
Resident Name:
Apartment #:
Vehicle make:
Vehicle model:
Vehicle color:
Vehicle vear:
License Plate #:
State:
PLEASE REMEMBER THAT YOU MUST PARKIN THE ASSIGNED RESIDENT AREAS. FAILING
TO DO SO WILL RESULT IN YOUR VEHICLE BEING TOWED AT YOUR EXPENSE!
Property Manager:
Resident:
Resident:
_
~Date:
IRi ~(C~ ~~~ {Q)
Date:_____
Date:
_
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NOV l' jA 2012
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PLANNING & ZONNI"'r.:
~cot1eur&
Hearing
1934 Commerce Lane . Suite 1 . Jupiter· Florida' 3345B
561.747.6336' Fax 56i.747.13n . Uc.# LC-COOO23.9
Landscape Archjte....~ I Land Planners I Environmental Consultants
wwv..'.cotleurhearing.com
Abacoa Town Center IV
Parking Signage Exhibit
DESIGNED
DAAWN
APPROVED
JDBNUMBER
DATE
REVISIONS
DEH
RW
DEH
lHllM.03
U-19-12
Jupiter, Florida
N~
Ul, 2012 11:t9131 Cl.m.
Drown;: SIGN fXHIBtT.DV!'G
ATTACHMENT K
Phone (561) 689-3500
Fax
(561) 689-2876
1Rnigbt~letttic ~ompan!"
JInc.
Jeffrey B. Knight
John A. Lowen
Qelcrtrical !!Contractors
2610 Old Okeechobee Road
W. P. B., FL 33409
EC 0000118
February 11, 2013
IRi ~CCIE nWl~ IfJ)
Charleston Court Abacoa in c/o
Bristol Management
(561) 262-2597
f 1 2813
.)LANNlNG& l'ONiNRNG
Attn: Lindy Savage
Re:
Light Posts
Dear Lindy,
The following is a proposal to provide labor and material necessary to perform the electrical scope of the
work at the above referenced location:
The price for the above work is: $ 10,428.00
Qualifications & Exclusions:
1)
2)
3)
4)
5)
6)
7)
8)
Provide and install (2) 12ft. fiberglass light posts and (2) 175 watt post mounted light fixtures.
Provide and install (1) %" sch 40 underground conduit with (3) #10 THHN wires.
Includes (255 linear feet) trenching and backfill.
Includes (2) brooks boxes (underground splice box).
Includes connection to existing light pole circuit.
Assumes existing street light circuit is adequate for connection of additional load.
An electrical permit and associated engineering is included in this proposal.
The above scope of work is proposed as being performed during normal business hours (Monday
through Friday, 7:00am to 5:00pm).
This price is valid for a period of thirty (30) days from the date of this proposal. Please advise if we are to
proceed with this work.
Thank you for the opportunity to bid this job. If you have any questions or need additional information,
please do not hesitate to contact me.
Sincerely,
Frank Mesa, Service Manager
KNIGHT ELECTRIC CO., INC.
* III connection with any litigation arising from or relating to this agreement, the prevailing party shall be entitled to recover fwm the other party its attorneys fees and costs, induding attorneys fees and costs for any appellate proceedings.
Each party to this agreement irrevocably submits to the exclusive personal jurisdiction of the courts of the State af Florida and the venue of the courts in Palm Beach County, Florida. Each party agrees that the Circuit Court for the Fifteenth
* judicial
Circuit in and for Palm Beach County shaH be the exclusive jurisdiction and venue of any litigation or special proceeding to resolve any dispute or claim arising from or related to or connected with this Contract, including any claims based
upon statute, common law or rule. The parties hereby waive any objection to such forum based upon venue or forum non-convenient grounds.
QUALITY WORK
CONSTRUCTION
MAINTENANCE
REPAIRS
RESOLUTION NO. 13-13
A RESOLUTION OF THE TOWN COUNCIL OF THE
TOWN OF JUPITER, FLORIDA APPROVING A
SITE PLAN AUTHORIZING THE DEVELOPMENT
OF APPROXIMATELY 14.4 ACRES CONSISITNG
OF OFFICE USES WITHIN TWO BUILDINGS AND
RENTAL APARTMENTS WITH GROUND FLOOR
FLEX SPACE FOR COMMERCIAL RETAIL/OFFICE
USES ON MAIN STREET, (TRACTS TC-3R AND
TC-4R) EAST OF PARKSIDE DRIVE AND SOUTH
OF CADES BAY AVENUE WITHIN TOWN CENTER
OF THE ABACOA DEVELOPMENT OF REGIONAL
IMPACT; AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, Aries Land Acquisition, LLC.
(the Owner)
owns
approximately 14.4 acres of property, the legal description of which is contained
in the attached Exhibit “A” which is incorporated herein (the subject property);
and
WHEREAS, the subject property is located
east of Parkside Drive and
South of Cades Bay Avenue within the Town Center of the Abacoa Development
of Regional Impact (DRI); and
WHEREAS, Cotleur & Hearing, Inc. as the authorized agent (the
Applicant) for the Owner has submitted an application for a site plan to construct
R# 13-13
Page B
rental apartments and commercial retail and office flex space (the Application);
and
WHEREAS, the Jupiter Planning and Zoning Commission has reviewed
the Application and has recommended approval of the Application to the Town
Council; and
WHEREAS, the Town Council conducted a public hearing to consider the
Application; and
WHEREAS, at this hearing, the Town Council considered the evidence
presented by the Town Staff, the Owner, the Agent and other interested parties
and members of the public regarding the Application’s consistency with the
Town’s Comprehensive Plan; and
WHEREAS, at this hearing, the Town Council considered the evidence
presented by the Town Staff, the Owner, the Agent and other interested parties
and members of the public regarding whether the Application meets the Town’s
Land Development Regulations, specifically Sections 27-96 of the Town Code;
and
WHEREAS, the Town Council has determined that the conditions
incorporated in Section 3 herein are necessary in order for the Application to be
consistent with the Town’s Comprehensive Plan and to meet the Town’s Land
Development Regulations.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF
THE TOWN OF JUPITER:
R# 13-13
Page C
Section 1. The whereas clauses are incorporated herein as the findings
of fact and conclusions of law of the Town Council.
Section 2. The Town Council hereby approves a site plan for the subject
property subject to the conditions described in Section 3.
Section 3. The use of the subject property is subject to the conditions
below:
1)
General. The Owner shall install all improvements in compliance with the
following plans/drawings:
a)
Site Details and Plan, referenced as sheets “1 of 4 thru 4 of 4",
dated 11/19/12, prepared by Cotleur & Hearing, Inc., received and
dated by the Department of Planning and Zoning on 12/05/12.
b)
Landscape Details and Plan, referenced as sheets “1 of 3 thru 3
of 3", dated 11/19/12, prepared by Cotleur & Hearing, Inc.,
received and dated by the Department of Planning and Zoning on
12/05/12.
c)
Parking Garage Exhibit (Exhibit J), Restricted Parking (Exhibit K),
Temporary Grass Parking (Exhibit L), Town Center II Theater Site
Concept Plan (Exhibit M), dated 11/13/12 and 11/15/12, prepared
by Cotleur & Hearing, Inc., received and dated by the Department
of Planning and Zoning on 12/05/12.
d)
Architectural Elevations and Color Board, referenced as sheets
cover sheet, “A-2.1.4”, “A-2.2.5”, “A-2.2.5A”, “A-2.2.5B”, “A-2.3.1”,
“A-2.4.1”, “A-3.1.1”, “A-3.1.3”, “A-3.2.1 thru A-3.2.3”, “A-3.2.1A
R# 13-13
Page D
thru A-3.2.2B”, “A-3.3.1”, “A-3.3.2”, “A-3.4.1”, “A-3.4.2”, “A-4.2.1
thru A-4.2.5”, GA-3.1 thru D-1” and “C-1 thru C-3”
dated
11/19/12, prepared by MSA Architects, received and dated by the
Department of Planning and Zoning on 12/05/12.
e)
Statement of use, dated 10/29/12, prepared by Cotleur & Hearing,
Inc., received and dated by the Department of Planning and
Zoning on 10/29/12.
f)
Traffic statement, dated 06/28/12, prepared by Pinder Troutman
Consulting, Inc., received and dated by the Department of
Planning and Zoning on 07/11/12.
2)
The uses conducted on the subject property shall conform to the
representations in the Statement of Use received and dated by the
Department of Planning and Zoning on 10/29/12.
3)
Any revisions to the site plan, landscape plan, elevations, signs,
Statement of Use or other details submitted as part of the Application,
including but not limited to the location of the proposed improvements or
additional, revised or deleted colors, materials, or structures, or changes
to how the use operates, shall be submitted to the Department of Planning
and Zoning (hereinafter the Department) and shall be subject to it’s review
and approval.
4)
Any condition associated with the submission of the final plans shall be
subject to the Department’s review and approval.
R# 13-13
Page E
5)
The conditions of approval herein shall apply to the Owner, Applicant and
their successors and assigns.
6)
Upon the submission of the final plans, the Statement of Use shall be
updated to provide consistency with the conditions.
7)
Office Building Sites. Upon submittal of the final plans and prior to the
issuance of any development permits, the Owner shall remove the Site I
and Site 2 office allocation from the Site Plan and place a note on the Site
Plan indicating the area as future commercial. Prior to individual site plan
approval for the vacant parcel located in Phase IV (Parcel 1, Plat No 2),
the owner shall submit an overall conceptual plan of Phase II and Phase
IV that provides active uses (retail, restaurant and/or theater on the
ground floor) which complements the stadium and hotel. The proposed
plan/use in Phase II and IV must be brought to the Town Council for a
conceptual review.
8)
Site plan.
Upon the submission
of the final plans, and prior to the
issuance of any development permits, the Owner shall revise the Site Plan
to:
a)
Revise the five live/work units to be commercial uses.
The
allocation should be retail or office, similar to the other loft units.
b)
Align the north-south crosswalks across the drive south of the
Type II and IIA building, with the sidewalks along Main Street
instead of aligning closer to Main Street. In addition, relocate the
R# 13-13
Page F
access drive stop bars such that they are 4 feet behind the new
crosswalk location.
c)
Provide details of the proposed columns and trellis to be used as
a street edge along Parkside Drive.
d)
Note the location of the parallel parking spaces that are being
added and those parking spaces to be removed.
e)
Construct a parallel parking space along the east side of Stadium
Drive north of Cades Bay that meets ADA requirements.
Alternatively, the Owner shall contribute monies to the Town for
the Town’s actual cost to perform the work.
f)
Upon the submission of the final plans and prior to the issuance of
any development permits, the Owner shall revise the site details
for the temporary grass parking plan to:
(1)
Label the grass parking areas “Stabilized Grass Parking”
for vacant lots in Phase IV.
(2)
Delete the turnout shown from Avenue A to the
northwestern grass parking area.
(3)
Define the parking areas by using bollards, ropes or other
means to prevent vehicles from driving over curbs or into
the drainage areas.
(4)
Define the pedestrian ingress-egress points from the
parking areas to the perimeter sidewalks and the routes
shall be stabilized and well defined.
R# 13-13
Page G
(5)
The existing ADA parking signage on existing grass
parking area shall be removed from the site.
(6)
The access to Site 1 and Site 2 shall be from Main Street,
and the turnouts shall be improved from the roadway
pavement into the site at least 4 feet past the limits of the
Main Street public sidewalks.
g)
Note that the angled parking spaces along Main Street shall be
developed using 6” thick concrete.
h)
Note that the grass parking lots located on Site 1 (132 spaces),
Site 2 (126 spaces) shall have access from Main Street and the
theater property (208 spaces) is accessible to accommodate grass
parking.
9)
The Owner shall ensure that any gates proposed for the open space,
located between Buildings 3 and 4 (west of Main Street), remain unlocked
and provide a sign indicating the sidewalks are for the public’s access.
10)
Stadium Parking.
Prior to the issuance of any development permits,
Aries Land Acquisition, LLC., its successors and/or assigns, shall meet the
terms and conditions of the Use Agreement between Florida Atlantic
University (FAU) and Aries Land Acquisition, LLC (Aries) for use of not
less than 500 paved parking spaces on FAU’s Abacoa campus.
Thereafter, said Agreement shall remain in effect unless and until
otherwise agreed in writing by Jupiter Stadium, LTD and Palm Beach
County.
R# 13-13
Page H
11)
Prior to June 1, 2013, a Parking Control Plan (or equivalent plan), that is
acceptable to Palm Beach County and Jupiter Stadium, LTD, shall be
submitted for review and approved by the Town of Jupiter Town Council.
The applicant shall coordinate and develop the Parking Control Plan with
Palm Beach County; Jupiter Stadium, LTD; the Abacoa Property Owners’
Assembly, Inc.; Abacoa Town Center Phase I Property Owners
Association, Inc.; and the Abacoa Town Center Master Property Owners’
Association. The Parking Control Plan shall be approved by the Town of
Jupiter Town Council and shall be implemented prior to the first spring
training after construction commences. In addition, The Parking Control
Plan shall include way finding signage to clearly identify and direct patrons
to available stadium spaces, and clearly identify approved reserved
parking throughout the Town Center.
12)
Prior to the issuance of a development permit, the Owner shall graphically
illustrate to the satisfaction of the Town the locations of no less than
2,020 parking spaces that will be available, consistent with the parking
agreements, for use by the stadium.
13)
Prior to the issuance of a development permits for any residential or loft
unit, the Owner shall submit leasing documents that:
a)
Prohibit the use of any garage in a manner that would impede the
ability to park therein the number of vehicles for which any garage
is designed and intended;
R# 13-13
Page I
b)
Develops a system that prohibit more than two vehicles per unit
from being parked in the Town Center at any given time;
c)
Identifies enforcement measures for compliance with the approved
parking program; and,
d)
Implement a permitting program with consequences in the event of
infractions.
The leasing documents shall be finalized and approved by the Department
prior to the issuance of any Certificate of Occupancy (CO). Thereafter,
compliance with the approved leasing documents shall be required at all
times. Any [failure to enforce terms] therein shall constitute a violation of
the development order .
14)
All written leasing brochures, leases , Master Plans and related Site Plans
for the residential phase shall include a disclosure statement providing
notice that surface parking spaces on the property are for the joint use of
lessees, visitors, employees and patrons (unless noted as reserved on the
approved site plan). Copies of the documents shall be submitted for
review and approval by the Department prior to the issuance of any
development permits
15)
Parking.
Upon the submission
of the final plans, and prior to the
issuance of any development permits, the Owner shall revise the
“Residential Parking Addendum” as follows:
R# 13-13
Page J
a)
To implement an enforcement program that prohibits residents
from parking in the 3 hour or 30 minute parking spaces on Main
Street which are designated as such on the approved site plan .
b)
Revise the permitting program to note that the three hour parking
restrictions on Main Street is to
be suspended during Spring
Training games and provide information on how this will be
implemented.
c)
No residential garage spaces shall be leased to commercial
tenants.
d)
The parking permitting program shall prohibit tenants with garage
spaces from parking in any other spaces in Phase IV, including
adjacent on-street spaces.
16)
Architecture. Upon the submission of the final plans, and prior to the
issuance of any development permits, the Owner shall submit to the
Department the name of the manufacturer of the proposed roof tile.
17)
Signs. Upon the submission of the final plans, and prior to the issuance
of any development permits, the Owner shall submit to the Department a
sign plan indicating:
a)
The signage proposed for both the commercial and residential
uses.
b)
The location of signage related to stadium parking including
signage that indicates the location of parking for the public.
R# 13-13
Page K
c)
The location of the signage indicating the area only for residential
parking.
The approved signage shall be installed prior to the issuance of the first
certificate of occupancy.
18)
Affordable Housing. The Owner shall provide:
a)
270 of the rental units shall remain affordable, at the 120% range
of the applicable West Palm Beach-Boca Raton Metropolitan
Statistical Area (MSA) median household income, for a period of
five years from the date of the issuance of a Certificate of
Occupancy for that unit.
b)
Upon the submission of the final plans, the 270 rental units shall
be designated as rental units and as affordable housing.
c)
The Owner shall be subject to the Department’s approval
regarding the annual maximum rent for all 270 rental units. The
Department shall be guided by the adopted Affordable Housing
Index Rental Worksheet, to be effective from July 1st through
June 30th.
d)
The 270 rental units shall be a mixture of one-bedroom, twobedroom and three-bedroom units. The one-bedroom units shall
utilize the West Palm Beach-Boca Raton MSA median household
income for a household of 1.5 persons to establish a maximum
rent; two-bedroom units shall utilize the West Palm Beach-Boca
Raton MSA median household income for a household of 3
R# 13-13
Page L
persons; and the three-bedroom units shall utilize the median
household income for a household of 4.5 persons.
e)
The Owner shall prepare an “Affordable Housing Program” for the
Town Center Phase IV development, which provides the Town
with a detailed written annual report
summarizing all rental
information for each the 270 rental units during the previous year.
f)
The annual report shall be submitted to the Department no later
than May 15th of each year for five years from the date of the last
Certificate of Occupancy issued for the 270 affordable units.
g)
Prior to the issuance of any development permits for any of the
affordable housing units, the Owner shall submit the Affordable
Housing Program worksheets to the Department for its review,
comment, and approval.
19)
Engineering and platting.
Concurrent with the submission
of
engineering plans, the Applicant shall submit an application for plat review
application and include:
a)
A land subdivision Letter of Credit valued at 110% of estimated
cost of the infrastructure improvements proposed under this
project. The surety value does not cover or include the vertical
construction elements of the project. The plat shall be approved
by the Town Engineer
and the subdivision surety shall be
received prior to issuance of a development permit for the subject
property.
R# 13-13
Page M
b)
Dedication of a public sidewalk easement for any portion of the
public sidewalk along Main Street, Avenue A, Stadium Drive,
Parkside Drive or Cades Bay Avenue that lies outside of the rightof-way.
c)
Dedication of a public access and parking easement for any
portion of the angled parking along Main Street that lies outside of
the platted right-of-way.
The plat, once approved by the Town Engineer, will require the Town
Council’s approval prior to its execution and recordation by the Town.
20)
Miscellaneous.
Any change to the type of ownership from rental to
condominium or fee simple ownership shall be subject to the review and
approval by the Town Council.
21)
The Owner shall implement the marketing plan entitled “The Allure of
Abacoa Commercial Real Estate Marketing” to promote commercial
occupancy in the loft units.
22)
Prior to the issuance of the first Certificate of Occupancy, the Owner shall
install two, 2-inch conduits, pull wire, and markers along Main Street and
Parkside Drive property frontage for future installation of fiber optic cable
in accordance with the Town’s Outside Plant standards.
Upon the
construction of future phases , the conduit along the frontages shall be
installed at that time (Avenue A and remaining portions of Main Street and
Parkside Drive that are not part of this approval).
R# 13-13
Page N
23)
Upon the submission of the final plans, and prior to the issuance of any
development permits, the Owner shall pay all the impact fees for the 17
lofts at the residential rate, except for the road impact fees from Palm
Beach County and the Town, which shall be paid at the commercial rate
for the approved retail and office square footages.
24)
The placement of any type of vending machines or units which dispense
food, beverages, candy, merchandise, products, goods, handbills, or
advertising magazines outside the confines of the principal structure on
the exterior portions of the subject property within public view, is
prohibited.
25)
Within 60 days of the approval of the site plan, and prior to the issuance of
any development permits, the Owner shall execute a formal water service
agreement.
26)
Upon the submission of the final plans, and prior to the issuance of any
development permits, the Owner shall provide a Hold Harmless
agreement for portions of the north end of the development in which
improvements (such as Landscaping) may conflict with drainage
easements.
27)
Upon submittal of the plat for the subject property, the Owner shall
establish a public access easement overlying the east-west access drives
between Parkside Drive and Main Street as well as from Stadium Drive to
Main Street that directly abuts the future office building phases.
The
dedication shall provide for public access, which facilitates access to the
R# 13-13
Page O
future office building properties.
The Owner shall be responsible for
maintenance responsibility of the easement.
28)
Upon submittal of final plans and prior to the issuance of any development
permits, the Owner shall ensure the three new street trees planted along
Stadium drive are re-located elsewhere onto the site and not placed in the
public right-of-way..
29)
Upon the submission of the final plans and prior to the issuance of any
development permits, the Owner shall provide funds to the Town to be
used for the installation of pedestrian light fixtures at Charleston Court.
Section 4.
Should any section or provision of this Resolution, or any
portion thereof, and paragraph, sentence, or word, ever be declared by a court of
competent jurisdiction to be invalid, such decision shall not affect the validity of
the remaining portion of this Resolution.
Section 5.
This Resolution shall take effect immediately upon its
adoption.
Attachment: Exhibit "A" - Legal Description
K:\Staff\WP51\PROJECTS\ABACOA\Town Center\Phase 5 (2012 last phase) PZ 12-145\Res 13-13.doc
February 14, 2013

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