Seacrest Sound Apartments ZNCV - 2024.06.52374DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME:
APPLICANT:
APPLICANT'S ADDRESS
Variance for Seacrest Sound Apartments (ZNCV - 2024.06.52374)
Alfredo Borges, SEACREST APTS PROPERTY OWNER LLC
700 Biltmore Way, Ste C3, Miami, FL 33134
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: January 7, 2025
APPROVAL SOUGHT: Approval of relief from Part III, Chapter 4, Article III, Section 3.F.3 - Building
and Site Regulations (Table 3-20), to allow the 2.97 -acre subject property to
be rezoned to Planned Commercial Development (PCD) district, which
requires a minimum lot area of 3 acres, a difference of 0.03 acre.
LOCATION OF PROPERTY: The 2.97 -acre parcel located north of the C. Stanley Weaver Canal and on the
west side of North Seacrest Boulevard
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on
the date of hearing stated above. The City Commission having considered the approval sought by the
applicant and heard testimony from the applicant, members of city administrative staff and the public finds as
follows:
Application for the approval sought was made by the Applicant in a manner consistent with the
requirements of the City's Land Development Regulations.
2. The Applnt
7HAS
HAS NOT
established by substantial competent evidence a basis for the approval requested.
3. The conditions for development requested by the Applicant, administrative staff, or suggested
by the public and supported by substantial competent evidence are as set forth on Exhibit "C"
with notation "Included."
4. The ApplicamIS request is hereby
'GRANTED subject to the conditions referenced in paragraph 3 above.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms and
conditions of this order.
7. Other:
n
DATED:-, fnuc1YU
Clerk /
S:\Planning\SHARED\WP\PROJECTS\Seacrest Sound Apartments _ 1390 N S C ST BLVD\FLULUM,NMP,REZN,ZNCV _ 2024.06.52374\Staff
Reports\Development Order - Variance.doc
EXHIBIT "C"
Conditions of Approval
Project Name: Seacrest Sound Apartments
File number: Variance (ZNCV- 2024.06.52374)
Reference: 5th review of plans identified as a New Master Plan and New Maior Site Plan
submitted on November 15, 2024.
DEPARTMENTS
INCLUDE
REJECT
PLANNING AND ZONING
No Comments
CITY COMMISSION
Comments: None
E
1:-N p 11 W. -o' , ,
,Ain
Fj
ill MASTER PLAN c� ■
NOTE:
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PARKING CALCULATION
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by Carlos A
A Pizarro
Date:
2024.11.14
Pizarro15.24:26
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EXHIBIT "C"
Conditions of Approval
Project Name: Seacrest Sound Apartments
File number: Variance (ZNCV- 2024.06.52374)
Reference: 5th review of plans identified as a New Master Plan and New Maior Site Plan
submitted on November 15, 2024.
DEPARTMENTS
PLANNING AND ZONING
No Comments
INCLUDE REJECT
N x0 0 N m
_ S
ACME N FEET
1'.N'
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• DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
�t. MEMORANDUM NO. PZ 24-027
STAFF REPORT
TO: Mayor Ty Penserga
Members of the City Commission
THRU: Amanda B. Radigan, AICP, LEED AP
Planning and Zoning Director
FROM: Luis Bencosme, Senior Planner
DATE: November 7, 2024
PROJECT: Seacrest Sound Apartments, (Variance, ZNCV-2024.06.52374)
Requests: Approve the request for a Variance from Part III, Chapter 4, Article III,
Section 31.3 — Building and Site Regulations (Table 3-20), to allow the
2.97 -acre subject property to be rezoned to Planned Commercial
Development (PCD) district, which requires a minimum lot area of 3 acres,
a difference of 0.03 acre. Applicant: Alfredo Borges, Seacrest Apts
Property Owner LLC
BACKGROUND
The Seacrest Sound Apartments project proposes an affordable apartment complex on a vacant
2.97 -acre parcel located just north of the C. Stanley Weaver Canal on the west side of North
Seacrest Boulevard.
The applicant is requesting approval of several concurrent applications for Seacrest Sound
Apartments (see respective staff reports). The first two applications, a Land Use Map Amendment
(FLUM-2024.06.52374) and Rezoning (REZN-2024.06.52374), seek to amend the land use
designation from Low Density Residential (LDR) and Recreational (R) to Local Retail Commercial
(LRC) and rezone the property from Single -Family Residential (R -1-A) to Planned Commercial
Development (PCD). The third application (NMP -2024.06.52374) is for a New Master Plan
(Exhibit "B" — Master Plan) consisting of 89 affordable residential units and associated site
improvements.
Pursuant to Part III, Chapter 4, Article III, Section 3.F.3 - Building and Site Regulations (Table 3-
20), the PCD district requires a minimum lot area of 3 acres. The subject property is deficient by
approximately 0.03 acres; therefore, the applicant is seeking approval of a Variance request
(ZNCV-2024.06.52374) to obtain relief from the minimum lot area requirements in order to rezone
the subject property to PCD.
C:\Users\DeJesusM\Downloads\Staff_Report_-_Variance (1).docx
Seacrest Sound Apartments (ZNCV 2024.06.52374)
Memorandum No PZ 24-027
Page 2
PROPOSAL
The applicant is requesting approval of a Variance due to the subject property's lot area being
2.97 acres, rather than 3 -acres, which is required for the Planned Commercial Development
(PCD) district. The 0.03 -acre shortfall prevents the property from meeting the PCD district's lot
area requirement. Approval of the Variance would enable the subject property to rezone to the
PCD district, in conjunction with the Master Plan (NMP -2024.06.52374), which proposes the
construction of 89 affordable apartment units that will be income restricted for households earning
up to 120% of the area median income (AMI).
ANALYSIS
The City Commission has the authority and duty to authorize such variance from the terms of a
city ordinance as will not be contrary to the public interest when, owing to special conditions, a
literal enforcement of the provisions of the city ordinance would result in unnecessary and undue
hardship. In order to authorize any variance from the terms of an ordinance, the applicant must
demonstrate that the request meets the following criteria (a -f). The applicant's justification and
response to these criteria is attached (see Exhibit A - Justification Statement).
a. That special conditions and circumstances exist which are peculiar to the land, structure, or
building involved and which are not applicable to other lands, structures or buildings in the
same zoning district.
The subject parcel presents a unique set of circumstances that are not applicable to other
properties in the same zoning district. Originally, the subject property was a part of the
church located at 1390 N. Seacrest Boulevard, and was dissected by Seacrest Boulevard,
resulting in the formation of two distinct parcels. The smaller parcel, situated west of N.
Seacrest Boulevard and currently undeveloped, is now the subject property. The subject
property abutting the canal to the south and Seacrest Boulevard to the east is shaped like a
rectangular with the narrow front lot line, which makes hard to design single-family lots.
The total area of the subject property is 2.97 acres, which falls just short of the 3 -acre
minimum lot area required by the Planned Commercial Development (PCD) district. As a
result, the applicant is requesting approval of a Variance (ZNCV - 2024.06.52374) to allow
for the subject property to be rezoned to PCD district. The approval of this Variance is critical,
as it directly impacts the Future Land Use Map Amendment, Rezoning and Master Plan
applications, which are necessary for the proposed development to proceed.
b. That the special conditions and circumstances do not result from the actions of the
applicant.
The special conditions and circumstances affecting the subject property have not resulted
from any actions taken by the applicant. As outlined previously, the lot area of the property
has remained unchanged since the original tract of land was bisected by N. Seacrest
Boulevard, a division that occurred long before the applicant's involvement. This roadway
split resulted in the creation of two distinct parcels, with the subject parcel remaining
unimproved for years.
The recent Lot Line Modification, approved through the City's process, simply formalized the
separation of this smaller parcel from the larger church property, enabling its potential
development. This action was a procedural step necessary to allow the parcel to be
C:\Users\DeJesusM\Downloads\Staff_Report_-_Variance (1).docx
Seacrest Sound Apartments (ZNCV 2024.06.52374)
Memorandum No PZ 24-027
Page 3
developed in alignment with current zoning and land use regulations. The applicant is now
seeking a Variance to address the deficiency in lot area.
c. That granting the variance requested will not confer on the applicant any special privilege
that is denied by this ordinance to other lands, buildings, or structures in the same zoning
district.
Based on the City's official Zoning Map, there are seven properties zoned PCD (Planned
Commercial Development), all located west of 1-95, an area historically considered
suburban. In recent years, the City has not received any applications for rezoning to PCD,
and there is no other vacant land with this zoning designation. The proposed rezoning would
be the first in several years and the first PCD -zoned property east of 1-95, in the Urban Area.
Since no other undeveloped properties in the vicinity are zoned PCD, and this rezoning effort
is unique in its context, granting this Variance application does not create any special
advantage or set an unfavorable precedent. The variance merely accommodates
development of the subject parcel within reasonable parameters, while promoting the
affordable housing.
d. That literal interpretation of the provisions of this ordinance would deprive the applicant of
rights commonly enjoyed by other properties in the same zoning district under the terms of
the ordinance and would work unnecessary and undue hardship on the applicant.
The proposed Future Land Use Map Amendment, Rezoning, and Master Plan are all
contingent on approval of this Variance request. The subject parcel measures 2.97 acres,
which is just 0.03 acres shy of the 3 -acre minimum lot area required for the PCD (Planned
Commercial Development) district.
Strict enforcement of this minimum lot area would disqualify the applicant from pursuing the
proposed development, despite the fact that the requested relief is minimal. Denying the
variance based on such a small lot area difference would not only halt the development but
also prevent the construction of much-needed affordable housing. This outcome would
create an undue burden on the applicant without any substantial benefit to the public, as the
parcel's size is otherwise appropriate for the proposed use. Approving the variance would
allow the applicant to move forward with a project. Additionally, approval of this Variance
request would support the proposed development as it aligns with the City's Comprehensive
Plan, which emphasizes housing diversity, redevelopment, and protection of the nearby
residential areas from incompatible uses. Specifically, the following Comprehensive Plan
objectives and policies:
Objective 1.11 The City shall promote the development of a variety of rental and owner -
occupied, single- and multi -family housing for a broad range of income groups, diverse
cultures and for groups with special needs, and strive to protect residential environments
by preventing or minimizing land use conflicts.
Policy 1.11.1 The City shall continue efforts to encourage a variety of housing choices
by allowing a full range of residential densities to accommodate a diversity of housing
choices including, single family, multi -family, manufactured and mobile dwellings and
group homes.
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Seacrest Sound Apartments (ZNCV 2024.06.52374)
Memorandum No PZ 24-027
Page 4
Policy 1. 11.2 The City shall continue to maintain and improve the existing single-family
and lower -density neighborhoods, by preventing conversions to higher densities, except
when consistent with adjacent land uses, contributes to the implementation of adopted
redevelopment plans, or furthers the City's affordable housing programs.
e. That the variance granted is the minimum variance that will make possible the reasonable
use of the land, building, or structure.
The requested variance represents the minimum relief necessary to allow for the reasonable
use of the subject parcel. The parcel measures 2.97 acres, just 0.03 acres short of the 3 -
acre minimum lot size required for Planned Commercial Development (PCD) zoning. This
small deficiency in lot size is the only factor preventing the applicant from proceeding with a
proposed multi -family development, which aligns with the City's goals for housing diversity
and redevelopment. Without this variance, the applicant would be unable to use the parcel
as intended, despite the fact that the proposed project is appropriate for the area and
compatible with the surrounding uses. Therefore, the approval of this variance would provide
the minimum necessary adjustment to allow for reasonable use of the land while maintaining
consistency with the overall intent of the subject ordinance.
f. That the granting of the variance will be in harmony with the general intent and purpose of
this chapter [ordinance] and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
Granting the requested variance will be in harmony with the general intent and purpose of
the PCD (Planned Commercial Development) district. Furthermore, the Variance will not
adversely impact the surrounding area or be detrimental to public welfare, but enable to
improve a long -vacant parcel, contribute to the revitalization of the area and enhance the
community's quality of life. This variance is a minor adjustment to the minimum lot area
requirement, allowing for development of the project that aligns with the City's goals for
housing diversity, redevelopment, and compatible land use.
The associated Master Plan (NMP -2024.06.52374) supports the objectives of the City's
Comprehensive Plan by providing income restricted affordable housing. At the time of site
plan, the design of the proposed development will be required to complement the existing
character of the neighborhood and may not introduce any incompatible uses or negative
impacts.
RECOMMENDATION
Staff has reviewed the proposed Variance request (ZNCV 2024.06.52374) in accordance with the
applicable review criteria. Approval of this Variance request by the City Commission is contingent
upon the approval of the associated Future Land Use Map Amendment (FLUM 2024.06.52374),
Rezoning (REZN 2024.06.52374) and New Master Plan (NMP 2024.06.52374) applications, and
the project must satisfy all conditions indicated in Exhibit C — Conditions of Approval. Any
additional conditions required by the City commission shall be documented accordingly in the
Conditions of Approval (Exhibit C).
C:\Users\DeJesusM\Downloads\Staff_Report_-_Variance (1).docx
r' I M I S KE L BONNIE MISKEL • SCOTT BACKMAN • ERIC COFFMAN • HOPE CALHOUN
DWAYNE DICKERSON • ELE ZACHARIADES • CHRISTINA BILENKI
BACKMANLLP DAVID MILLEDGE • SARA THOMPSON • JEFFREY SCHNEIDER
Seacrest Sound
1390 North Seacrest Boulevard
Statement of Use and Justification for
Minimum Lot Area Variance
SEACREST APTS PROPERTY OWNER LLC ("Petitioner") is the owner of the +/- 2.97 acre property
located at 1390 North Seacrest Boulevard ("Property"). The Property is comprised of the portion of
two (2) parcels referenced by parcel control numbers 08-43-45-21-00-000-1010 and 08-43-45-21-19-
000-0010 that is generally located on the west side of North Seacrest Boulevard and on the north side
of the Boynton Canal within the City of Boynton Beach ("City). The Property is designated LDR, Low
Density Residential — 7.5 Dwelling Units per Acre, on the City's Future Land Use Map and is located
within the R -1-A, Single-family Residential, zoning district. The Property is vacant and serving no
beneficial use to the City or the surrounding community.
The population in the City is steadily growing, particularly post -pandemic with many moving to the
City from out of state, and housing costs rising astronomically due to high demand and low supply.
While the City has worked hard to increase affordable housing inventory, the existing housing stock
within the City does not provide sufficient affordable housing opportunities for the projected
population to live within the City. At this time, Petitioner proposes to develop the Property as a
residential development comprised of eighty-nine (89) dwelling units (+/- 30 dwelling units per acre),
one hundred percent (100%) of which will be provided as affordable housing units for households
earning up to 120% of the AMI in accordance with the Live Local Act ("Project"). The Property is in a
unique location between an established single family community to the north and east and a mix of
water management (canal) and institutional uses to the east and south, and as such is appropriately
placed to provide either a neighborhood serving commercial establishment or a transitional
residential use with higher density. The City's standard residential future land use designations do
not provide sufficient density to create a feasible affordable housing development and the mixed-
use future land use designations are inappropriate for the proposed use of the Property.
As there is not a more appropriate residential future land use and zoning district, Petitioner proposes
to amend the future land use designation and zoning district to commercial designations and
establish the intended affordable housing residential use through the Live Local Act. In order to
ensure transparency in the process, Petitioner also proposes to utilize the Planned Commercial
Development District and provide a Master Plan illustrating the proposed residential development.
Pursuant to discussions with City staff, the Master Plan and Site Plan will be reviewed in accordance
with the MU -2 property development regulations and design standards. In order to develop the
Project, Petitioner has submitted applications requesting approval of the following development
applications:
t +1 (561)405-3300 & +1 (561) 409-2341 0 www.miskelbackman.com 9 14 SE 4th Street, Suite 36 Boca Raton, FL 33432
Future Land Use Map ("FLUM") Amendment from the LDR, Low Density Residential 7.5
Dwelling Units per Acre, FLUM designation to the LRC, Local Retail Commercial, FLUM
designation;
Rezoning from the R -1-A, Single-family Residential, zoning district to the PCD, Planned
Commercial Development, zoning district; and
Master Plan Approval for an eighty-nine (89) dwelling unit Multifamily Residential
development with one hundred percent (100%) of the housing units provided as
affordable housing in accordance with the Live Local Act, and development standards
in accordance with the MU -2 zoning district.
The City's PCD zoning district establishes a minimum lot area of 3 acres, which the Property is just
under. As such, Petitioner respectfully requests approval for the following variance:
Variance to allow a minimum lot area of 2.97 acre in lieu of the 3 -acre minimum lot area
required for the proposed PCD zoning district.
VARIANCE CRITERIA
Petitioner will demonstrate below that the requested Variance complies with the City's adopted
variance criteria.
a. There are special conditions and circumstances that exist which are peculiar to the Property, and
which are not applicable to other lands, structures or buildings in the same zoning district. As
noted above, the Variance is to allow minimum lot area of 2.97 acres in lieu of the 3 -acre
minimum required for a PCD. The Project entails affordable residential development through the
Live Local Act and the PCD zoning is proposed only to ensure full transparency in the approval
process for the proposed residential use by requiring that a Master Plan be approved by the City
Commission for the residential development in conjunction with the requested FLUM
Amendment and Rezoning. As such, the minimum lot area that is typically required for a planned
commercial development is not necessary.
b. The special conditions and circumstances do not result from the actions of Petitioner. The
Variance is necessary to allow for the PCD zoning to be established on the Property in order to
create the requirement for a Master Plan for the proposed residential development. This special
circumstance is not due to the actions of Petitioner; rather, it is to ensure the most transparent
development review process possible for the Project.
c. Granting the Variance requested will not confer on Petitioner any special privilege that is denied
by this section to other lands, structures or buildings in the same zoning district. The City would
provide the same consideration to any affordable residential development seeking Master Plan
approval.
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d. That literal interpretations of the provisions of the ordinance would deprive Petitioner of rights
commonly enjoyed by other properties in the same zoning district under the terms of the
ordinance and would work unnecessary and undue hardship on Petitioner. As noted above, this
Variance is necessary to provide the proposed residential development through the City's PCD
Master Plan process.
e. The Variance granted is the minimum variance that will make possible reasonable use of the
Property. As noted above, the lot area reduction is 0.03 acres, which is the minimum variance
possible to make possible the use of the Property as there is no abutting land that Petitioner can
acquire to meet the 3 -acre minimum.
f. Grantingthe Variance will be in harmony with the general intent and purpose of the City Code and
will not be injurious to the area involved or be otherwise detrimental to the public welfare. As
noted above, the Variance is necessary to provide a PCD Master Plan for the proposed residential
development, which will serve a significant benefit to the City by creating a modern affordable
housing opportunity to serve the current and future residents of the City, and helping to address
the ongoing housing crisis. The PCD Master Plan also provides the City Commission the
opportunity to review the general details for the proposed residential development through the
public hearing approval process, which would not otherwise be required if the Property were
rezoned to a standard commercial zoning district. As such, approval of the requested Variance
will ensure transparency in the review and approval of the Project as a whole. In consideration of
these details, granting the Variance will be in harmony with the general intent and purpose of the
City Code and will not be injurious to the area involved or be otherwise detrimental to the public
welfare.
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