CITY OF NORTH LAUDERDALE

COMMUNITY DEVELOPMENT DEPARTMENT

TO: Mayor and City Commission

FROM: Richard D. Sala, City Manager

BY: Tammy Reed-Holguin, Community Development Director

DATE: December 11, 2007

SUBJECT: SPR 07-03 Granada - (Delegal Plat)

State Road 7 and McNab Road Extension

Final site plan review to permit development of 220 residential units and up to 10, 000 square feet of general commercial use within a proposed Planned Unit Development (PUD) Zoning District

APPLICANT: Altman Development Corporation

The Altman Development Corporation, in conjunction with United Homes, is proposing to build 220 residential units and up to 10, 000 square feet commercial use by United Homes, located on State Road 7 and McNab Road Extension within a proposed Planned Unit Development (PUD) Zoning District. The specific extent of the proposed use is explained in Attachment A, and made a part of this report.

The proposed development is located within the City’s 441/SR 7 Mixed Use Redevelopment Overlay District. One of the goals of the redevelopment of this corridor is to create mixed-used developments that incorporates pedestrian-friendly and transit-oriented features.

The proposed development, known as Granada, is intended to provide upscale rental living environment along State Road 7 within a gated community. The entry way is aligned with the existing State Road 7 turn lanes providing easy access. The site plan consists of 10, 12, 18 and 30 units, in three story buildings. There are 22 three bedroom units, 132 two bedroom units and 66 one bedroom units with 80 garages with a parking space in front. The applicant is providing 414 parking spaces for the residential units where 508 are required. The amenities include a clubhouse with large swimming pool enclosed by a six foot rail fence, meandering sidewalks around the dry retention areas that may be used as open recreational space during the dry season, a gazebo and a tot lot.

Since the approval of the preliminary site plan, the plans for the combination of wall/fence for the perimeter of the property have been finalized. Therefore, condition #8 has been deleted. A few of the other conditions have been modified, as indicated with strike-through and underline to better reflect the status of the site plan.

After the last City Commission meeting held on November 29, 2007, there were further discussions regarding the landscaping and buffering of the project. Section 106-184 (b) (2) permits the governing body, upon recommendation from staff, to approve a higher fence, wall or hedge between activities to promote the general health, welfare or safety of the City. The applicant is requesting a four foot wall or fence on top of the three foot berm which exceeds the height limit by one foot. However, due to the location of the property being surrounded by major thoroughfares on three sides and utilizing the flexibility of the zoning regulations provided by a PUD, staff recommends approval of the higher buffer. This will allow a landscaped buffer to be planted around the property along the McNab Road Extension, the Florida Turnpike and the northern portion of State Road 7.

During these discussions, it was agreed upon by the staff and the applicant that the entire property will be surrounded by a 3-foot berm as required by PUD zoning, with the exception of the frontage of the commercial parcel along State Road 7. The perimeter facing State Road 7 and Prospect Road, excluding the commercial property, will be enclosed by a 3 foot berm and four foot column and picket fence as depicted on the site plan. The perimeter adjacent to the McNab Road overpass will be enclosed with a four foot green vinyl coated chain link fence. The perimeter facing the turnpike will be enclosed with a four foot solid panel concrete wall. No berm will be required on the front of the commercial space facing State Road 7 to allow visibility to the commercial developments.

The applicant has requested that they not be required to build the berm along the southern perimeter separating the Delegal Plat from the Cummings Plat at this time. They understand that a separate site plan will be required for construction of the commercial property and that the berm will be required for site plan approval and prior to the commencement of construction on this portion of the property. Conditions 19 and 20 relate to the development of the commercial component of this project. The applicant has agreed to sod and irrigate this portion of the property at this time as per the attached site plan.

On October 11, 2007 the Development Review Committee (DRC) met to review the site plan and had many comments. Staff recommended revision to the site plan and resubmission. The pending comments have been addressed prior to final approval.

On November 15, 2007 the Planning and Zoning Board met as the City Commission’s Advisory Board and unanimously recommended conditional approval of the preliminary site plan.

The City Commission unanimously approved the preliminary site plan on November 29, 2007. We are presenting the final site plan tonight for your consideration and approval.

RECOMMENDATION:

The City Administration would like to request that the Commission make a motion to approve the final site plan subject to the following conditions: (Strike out indicates conditions deleted and underline indicates new/revised conditions since the preliminary approval)

1. The applicant shall comply with all applicable City Codes and Florida Building Codes regarding such developments.

2. All terms, conditions, and provisions imposed by the City Commission, Planning and Zoning Board, DRC and Staff, including all life, health, and safety codes pertaining to this development shall be met prior to the issuance of building permits.

3. The DRC, Planning and Zoning Board and City Commission reserve the right to impose any additional requirements deemed necessary during subsequent approval reviews.

4. Copies of all applicable permits and approvals by other regulatory agencies (including environmental agencies) shall be provided to the City of North Lauderdale prior to the issuance of building permits.

5. Final site plan approval is contingent upon finalizing the plat process and final approval of the rezoning and variance requests and entering into a Developer’s Agreement.

6. Park and Recreation Impact Fees shall be paid pursuant to Section 98-82 of the City Code and Public Safety Impact Fees shall be paid, prior to issuance of any building permits.

7. All conditions set-forth by the City engineer, including traffic engineering, shall be met.

8. Applicant must address all pending landscaping comments and present photometrics for review prior to proceeding to City Commission for consideration of the final site plan.

9. The applicant shall comply with all provisions contained in Chapter 102 “Vegetation” of the City Code and shall submit detailed landscaping plans for landscaping permit.

10. If necessary, proper easements will be dedicated to the City of North Lauderdale.

11. All conditions set forth by the Fire Department shall be met.

12. Prior to the issuance of building permits, the applicant shall provide a written verification that all County impact fees associated with this project have been paid.

13. The applicant shall present satisfactory legal documents to constitute evidence of the unified control of the entire area.

14. The applicant shall provide agreements, contracts, covenants and sureties acceptable to the City for completion of the development according to the final site plan and for continuing operation and maintenance of the entire project.

15. The applicant shall bind their successors in title to any commitments made under the unified control documents and all other applicable agreements including the developer’s agreement.

16. The signage plan will be submitted for review and approval prior to permitting.

17. The location and description of the tower must be identified on the site plan prior to any permits been issued. The applicant has agreed to erect the tower at the developer’s expense.

18. The applicant must provide complete details of the perimeter fence/wall in the locations delineated above in the staff memorandum and depicted on the site plan before any permits are issued.

19. The applicant will submit a separate site plan for the commercial property.

20. The applicant understands that pursuant to PUD zoning a 3 foot berm is required between uses and agrees to construct the berm on the southern edge of the property along the commercial piece between the Delegal and Cummings property prior to construction on this portion of the property.

21. The applicant shall compensate the City for the fixtures and installation of the pedestrian lights (the City style) along State Road 7, at locations determined by the City Staff, prior to the issuance of the first Certificate of Occupancy.

If the Commission concurs with this recommendation, the following motion is in order:

“Motion to approve a final site plan to permit development of 220 residential units and up to 10, 000 square feet of commercial use within a proposed Planned Unit Development (PUD) Zoning District.”

Attachment A