Seacrest Sound Apartments Master Plan - 2024.06.52374 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Seacrest Sound Apartments (Master Plan - 2024.06.52374)
APPLICANT: Alfredo Borges, SEACREST APTS PROPERTY OWNER LLC
APPLICANT'S ADDRESS: 700 Biltmore Way, Ste C3, Miami, FL 33134
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: January 7, 2025
APPROVAL SOUGHT: Approval of a New Master Plan (NMP-2024.06.52374) for Seacrest Sound
Apartments to construct 89 affordable residential units, amenities, and
associated site improvements on a 2.97-acre site.
LOCATION OF PROPERTY: The 2.97-acre site generally 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:
1. 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 Applic
✓ HAS
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 ApplisAnt's 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:
l T / 11Y \
DATEx
.20�
J 1 City Clerk/
S:\Planning\SHARED\WP\PROJECTS\Seacrest Sound Apartments_1390 N ACREST BLVD\FLUM,NMP,REZN,ZNCV_2024.06.52374\Staff
Reports\Development Order-Master Plan.doc
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EXHIBIT "C"
Conditions of Approval
Project Name: New Master Plan for Seacrest Sound Apartments
File number: NMP 2024.06.52374
Reference: 5th review of plans identified as a New Master Plan submitted on November 15,
2024.
DEPARTMENTS INCLUDE REJECT
ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES
Comments:
1. Driveway/Access shall be designed in accordance with city
standards and Palm Beach County standards, whichever is
greater. The minimum distance from the street right-of-way line at X
any driveway to interior service drive or parking space shall be 50
feet, measured on a line perpendicular to the street right-of-way
line, unless otherwise waived by the City, or County, as applicable.
2. At the time of Land Development Permit, submit a certified survey
in compliance with the Subdivision and Platting requirements of X
the Land Development Regulations (Chapter 2, Article III, Section
2).
3. The provided traffic study does not adequately explain if a left turn
lane will be needed or not. A thorough driveway analysis with a X
driveway volumes diagram shall be provided.
4. A new TPS letter from Palm Beach County shall be provided as
there are discrepancies between the current letter and the Future
Land Use Plan Amendment Traffic Analysis. The new daily peak X
trips and new peak hour trips provided on these two documents
are inconsistent.
5. At the time of LDP, a complete drainage narrative with
calculations, signed and sealed by a professional engineer, shall
be provided for approval. This analysis is to demonstrate that the X
proposed exfiltration system is sufficient to handle the runoff from
a 100 year 3-day storm without the need for additional on-site
storage.
6. The property owner is responsible to extend utilities to the subject X
site.
FIRE
Comments: None. All previous comments acknowledged at DART
meeting.
Seacrest Sound Apartments (NMP 2024.06.52374)
Conditions of Approval
Page 2 of 3
POLICE
For permit review and approval, the applicant shall address the following
conditions:
7. Landscaping shall not conflict with lighting to include long-term X
tree canopy growth.
8. Landscaping should not obstruct view from doors, windows or X
walkways.
BUILDING
Comments: None. All previous comments acknowledged at DART
meeting.
PARKS AND RECREATION
Comments: None. All previous comments acknowledged at DART
meeting.
PUBLIC ART
Comments: None. The project is exempt from the City's Public Art
requirements as it consists of 100 percent affordable residential dwelling
units.
PLANNING AND ZONING
For permit review and approval, the applicant shall address the following
conditions:
9. Approval of the New Master Plan (NMP - 2024.06.52374) is
contingent upon the approval of the Future Land Use Map X
Amendment (FLUM - 2024.06.52374), Rezoning (REZN —
2024.06.52374), and Variance (ZNCV- 2024.06.52374).
10. The proposed tandem parking spaces shall be assigned to the
same dwelling unit and limited to the proposed two (2)-bedroom X
and three (3)-bedroom units.
11. A copy of an approved School Capacity Availability Determination X
(SCAD)application is required at the time of site plan submission.
12. Prior to the issuance of any building permit or Land Development
Permit, a restrictive covenant for the affordable residential units X
shall be approved by the Planning and Zoning Division, and
Seacrest Sound Apartments (NMP 2024.06.52374)
Conditions of Approval
Page 3 of 3
executed and recorded in the public records.
13. The Master Plan shall be corrected to indicate Low Density
Residential (LDR) and Recreational (R) as the existing Future X
Land Use.
14. Prior to issuance of any building permit or Land Development
permit, the two (2) parcels shall be unified through the City's Unity X
of Title process and recorded in the Official Records of Palm
Beach County.
COMMUNITY REDEVELOPMENT AGENCY
Comments: None.
CITY COMMISSION CONDITIONS
Comments:
15. Provide ten (10) EV-ready parking spaces, including the
necessary infrastructure to support future EV charging stations.
Two (2) of these spaces should be equipped with two (2) Level X
Two electric vehicle (EV) charging stations, each capable of
serving two (2) parking spaces.
16. Prior to the issuance of any permits, deed restrictions shall be
recorded in the official records of Palm Beach County, limiting the
building height to 41 feet and the maximum density to 89 dwelling
units, in accordance with the approved Master Plan. Please X
ensure that the deed restrictions include language requiring City
Commission approval for any proposed modifications.
17. Prior to the issuance of any permits, a deed restriction shall be
reviewed by the city staff and recorded in the official records of
Palm Beach County, ensuring that 100 percent of the proposed 89
apartment units are income restricted for households earning up
to 120% of the Area Median Income (AMI), as outlined in the X
Master Plan. The deed restriction shall remain in effect in
perpetuity. Any modifications to the recorded deed restriction
require the approval of the City Commission by a supermajority
vote.
18. A public access easement shall be established for the proposed
usable open space area as shown on the Master Plan, and shall X
be identified on a Plat to ensure unobstructed public access.
Yz'
0 DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 24-027
o
"vtCN � 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 5, 2024
PROJECT: Seacrest Sound Apartments
New Master Plan (NMP 2024.06.52374)
REQUEST: Approval of New Master Plan (NMP-2024.06.52374), including 89
affordable residential units, amenities, and associated site improvements
on a 2.97-acre site, generally located north of the C. Stanley Weaver Canal
on the west side of North Seacrest Boulevard.
PROJECT DESCRIPTION
Property Owner: SEACREST APTS PROPERTY OWNER LLC
Applicant: Alfredo Borges, SEACREST APTS PROPERTY OWNER LLC
Agent: Beth Schrantz, Miskel Backman, LLP
Location: 2.97-acre vacant parcel generally located north of the C. Stanley
Weaver Canal on the west side of North Seacrest Boulevard
Existing Land Use: Low Density Residential (LDR) and Recreational (R)
Proposed Land Use: Local Retail Commercial (LRC)
Existing Zoning: Single-Family Residential (R-1-A)
Proposed Zoning: Planned Commercial Development (PCD)
Proposed Use: 89 residential dwelling units
Acreage: 2.97-acres
Adjacent Uses:
North: Single-family dwellings, classified Low Density Residential (LDR) land
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Seacrest Sound Apartments(NMP 2024.06.52374)
Memorandum No PZ 24-026
Page 2
use and zoned Single Family Residential (R-1);
South: C. Stanley Weaver Canal (South Florida Water Management District),
and further south, single-family dwellings, classified as Medium
Density Residential (MEDR) land use, and zoned Single- and Two-
Family Residential (R-2);
East: Right-of-way of North Seacrest Boulevard, and further east, a church,
classified as Low Density Residential (LDR) land use and zoned
Single-family Residential (R-1-A);
West: Single-family dwellings, classified Low Density Residential (LDR)land
use and zoned Single Family Residential (R-1)
PROPERTY OWNER NOTIFICATION
A notice of the requests was mailed to owners of properties within 400 feet of the subject
properties, and signs were posted for the City Commission meeting dates. The applicant has
certified that they posted signage and mailed notices in accordance with Ordinance No. 04-007
& 05-004.
BACKGROUND
Proposal: The Seacrest Sound Apartments development proposes a total of 89
affordable residential units 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 the respective staff reports). The first two
applications, Land Use Map Amendment and Rezoning (FLUM, NMP -
2024.06.52374) is to amend the land use 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). Although residential use is not permitted in the PCD
zoning district, the applicant plans to develop the subject property for an
affordable housing project under the Live Local Act (CS/SB 102 in 2023 &
CS/CS/SB 328 in 2024). This affordable housing project will help meet
the demand for attainable housing in this part of the city. The proposed
rezoning request to PCD requires concurrent submission of a Master
Plan (Exhibit "B" - Master Plan).
This new Master Plan application (NMP-2024.06.52374) is for a New Master
Plan consisting of 89 affordable residential units and associated site
improvements. The Master Plan proposes two multi-family residential
buildings, one with 48 units and the other with 41 units, placed parallel to the
south perimeter abutting the canal. The applicant also submitted a Variance
(ZCVL-(2024.06.52374) to request relief from the provision of Part Ill,
Chapter 3, Article Ill, Section 3.F.3, which requires a minimum lot area of 3
acres.
2
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Seacrest Sound Apartments(NMP 2024.06.52374)
Memorandum No PZ 24-026
Page 3
ANALYSIS
Traffic: The traffic impact analysis was submitted to the Palm Beach County Traffic
Division, with the findings of 607 new daily trips, 36 new am peak hour trips
and 469 new pm peak hour trips. The Traffic Performance Standards (TPS)
review from the Palm Beach County Traffic Division determined that the
project meets the TPS of Palm Beach County.
School: The applicant has submitted a copy of the School Capacity Availability
Determination (SCAD) application. The proposed development must submit
an approved SCAD to ensure that area schools have sufficient capacity to
accommodate potential public-school students residing in the project. An
approval letter from the County must be received before any permits are
issued (see Exhibit "C" - Conditions of Approval).
Utilities: The City's Utilities Department has reviewed the master plan application, and
the applicant has addressed all comments raised during the DART review
process. The City's water system has sufficient capacity to meet the
projected potable water demand of the project. It will be the owner's
responsibility to extend utilities to the site (see Exhibit "C" - Conditions of
Approval).
Police/Fire: The Police and Fire Departments have reviewed the site plan, and all review
comments have been addressed by the applicant during the DART review
process. The Police Department has requested that landscaping not obstruct
lighting or doors/windows (see Exhibit "C"- Conditions of Approval). Further
review by the Police and Fire Departments will occur during the site plan and
building permit review.
Drainage: Conceptual drainage plans were submitted for the City's review. The
Engineering Division found the plans adequate and recommends deferring
the review of specific drainage solutions to the site plan and permit review.
Access: The project will have a single point of ingress/egress directly from North
Seacrest Boulevard. Sidewalks are proposed along North Seacrest
Boulevard, with a publicly accessible walking path connecting to the
sidewalks, providing pedestrian access to the site.
Parking: The applicant submitted a parking study proposing a parking ratio of 0.88 per
bedroom and a total of 154 parking spaces. Since the proposed unit mix
includes one-bedroom, two-bedroom and three-bedroom apartments, the
required applicable parking ratios are 0.88 space for the one-bedroom
apartments and two (2) spaces for the two-bedroom and three-bedroom
apartments. The Master Plan depicts the required parking spaces consisting
of 55 tandem spaces (a total of 110 parking spaces) allocated for XX units
with two-bedroom and three-bedroom and 34 spaces for XX units with one-
bedroom. The tandem parking spaces is allowed to count towards minimum
3
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Seacrest Sound Apartments(NMP 2024.06.52374)
Memorandum No PZ 24-026
Page 4
parking requirements if they are assigned to the same unit (see Exhibit "C" —
Conditions of Approval).
Landscaping: A 20-foot landscape buffer including 6 feet in height concrete wall is proposed
along the north and west perimeters and a port of the east perimeters of the
site to adequately screen the parking lot and vehicular use areas from
adjacent single-family residences. Landscape plans including the buffer
details and specifications will be required for the site plan review.
Building and Site: The proposed site area totals 2.97-acres. Two three-story multi-family
residential buildings are proposed, one with 48 apartments and the other with
41, for a total of 89 dwelling units. The two buildings are placed parallel to
the south perimeter abutting the canal. The building closest to the east
perimeter will have frontage along North Seacrest Boulevard with the direct
pedestrian access from the sidewalk. The parking lot for the project is located
directly north of the two buildings. A T-turnaround area is located at the end
of the drive aisle of parking lot for the service vehicles, and the dumpster is
placed near the T-turnaround.
Setbacks: As a planned district, the PCD zoning district requires design standards that
exceed basic development regulations and allows flexibility in building and
site design. The Master Plan has been designed to be consistent with the
minimum setbacks defined in the Mixed-Use 2 (MU-2) zoning district and
build-to-line requirements. Further reviews of the project design will be
conducted during the Site Plan review.
Open Space: Based on the Master Plan, the public open space is proposed through a
publicly accessible walking trail along the canal on the southern edge of the
site. This publicly accessible walking trail connects to the sidewalk on North
Seacrest Boulevard and will include benches. A Public Access Easement will
be required to ensure that the walking trail and amenities remain open to the
public (see Exhibit "C" — Conditions of Approval).
Additionally, the Master Plan features residential amenities between the two
multifamily buildings, which may include a dog park and playground. Final
designs for public open spaces and amenities will be determined during the
Site Plan review.
Building Design: Master Plan applications do not require detailed building design; the specific
design will be finalized during the Site Plan application process. Both
buildings are planned to be three (3) stories high, each approximately 280-
300 feet in length. Walkways are illustrated on the Maser Plan connecting
from North Seacrest Boulevard and the parking lot to the buildings.
Sustainability: Although sustainability features are not required for the Master Plan review,
the applicant has committed to meeting the sustainability standards outlined
in Part Ill, Chapter 4, Article XIII and will incorporate additional sustainable
features for the project. These will be reviewed during the Site Plan review.
Lighting: Lighting plans are not required during the Master Plan review, but all lighting
4
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Seacrest Sound Apartments(NMP 2024.06.52374)
Memorandum No PZ 24-026
Page 5
elements will be reviewed comprehensively during the Site Plan review.
Public Art: The Master Plan indicates that 100% of the units will be dedicated to
affordable housing (see Exhibit"C"—Conditions of Approval). Therefore, the
development is exempt from the City's Art in Public Places Program
requirements.
RECOMMENDATION
Staff has reviewed the proposed Master Plan (NMP 2024.06.52374)against the applicable review
criteria. Should the City Commission agree to approve the Master Plan, the Planning and Zoning
Division recommends APPROVAL. Furthermore, approval of the Master Plan is contingent upon
the approval of the associated Future Land Use Map Amendment (FLUM 2024.06.52374),
Rezoning (REZN 2024.06.52374) and Variance (ZNCV 2024.06.52374) requests.
5
C:\Users\DeJesusM\Downloads\Staff_Report_-_Master_Plan.docx
MIS KE L BONNIE MISKEL•SCOTT BACKMAN • ERIC COFFMAN • HOPE CALHOUN
DWAYNE DICKERSON • ELE ZACHARIADES•CHRISTINA BILENKI
11 tat) BACKMANLLP DAVID MILLEDGE•SARA THOMPSON •JEFFREY SCHNEIDER
Seacrest Sound
1390 North Seacrest Boulevard
Statement of Use and Justification for Future Land Use Map Amendment,
Rezoning to Planned Commercial Development District, and Master Plan
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.
In 2023, the State of Florida approved the Live Local Act, which became effective on July 1, 2023.
Among other things,the Live Local Act preempts local governments'requirements regarding zoning,
density, and height to allow for development of affordable multifamily rental housing in commercial,
industrial, and mixed-use zoned areas under certain circumstances. In 2024, the State passed
CS/CS/SB 328 to amend the 2023 Live Local Act's land use and zoning provisions for affordable
multifamily rental developments to:
• Preempt a local government's floor area ratio for qualifying developments.
• Specify that a local government must reduce parking requirements for qualifying
developments by at least 20 percent if the development is located within one-half mile of
certain transportation facilities and has available parking within 600 feet.
c «1(561)405-3300 +1(561)409-2341 0 www.miskelbackman.com Q 14 SE 4th Street,Suite 36 Boca Raton,FL 33432
• Modify the building height entitlement to address situations where a qualifying development
is adjacent to single family residential.
• Prohibit qualifying developments within 1/4 mile of a military installation from being approved
administratively.
• Exempt certain airport-impacted areas from the zoning and land use entitlements.
• Make clarifying changes pertaining to the density, height,and floor area ratio entitlements for
qualifying developments.
• Require qualifying developments be treated as a conforming use.
• Require local governments to publish procedures and expectations for the administrative
approval of qualifying developments.
• Clarify that only the affordable units in a qualifying development must be rental units.
• Impose special qualifiers for developments within a transit-oriented development or area.
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 utilize
the preemption of the City's requirements regarding zoning, density, and height to allow for
development of affordable multifamily rental housing in commercial 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 respectfully requests approval of the following applications:
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 (36 units) provided
as affordable housing in accordance with the Live Local Act, and development
standards in accordance with the MU-2 zoning district.
In addition to the foregoing, Petitioner is also requesting approval of the following application, which
is detailed in a separate Justification Statement.
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.
Page 2 of 8
FLUM AMENDMENT. REZONING.AND MASTER PLAN CRITERIA
In accordance with the Section III.2.11.2.D of the City's Code, Petitioner will demonstrate below that
the FLUM Amendment, Rezoning, and Master Plan: a) are needed; b) are consistent with, and
promote, the purpose and intent of the applicable Comprehensive Plan policies, Redevelopment
Plans, and Land Development Regulations; c) are compatible with the surrounding uses in terms of
density, scale, and the nature of use; d) will promote orderly growth and discourage piecemeal
development; e) will support complementary land uses, the integration of a mix of land uses
consistent with smart growth and sustainability initiatives, access to alternative modes of
transportation, and interconnectivity within the project and between adjacent properties;f)does not
exceed the availability of Public Services/Infrastructure; g) will have a positive economic impact; h)
will not reduce the amount of land available for commercial development; and i) shall comply with
the requirements of the PCD and MU-2 zoning district and the site development standards.
a. Demonstration of Need. Approval of the FLUM Amendment, Rezoning, and Master Plan
Applications is necessary to allow for development of the Project, which is needed to provide
much needed modern housing units at an affordable price within the City. As noted above, 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. The existing housing stock within the City does not provide sufficient affordable housing
opportunities for the projected population to live within the City. The Project will provide 89 new
dwelling units with a minimum of 36 units provided as affordable housing units thus meeting an
urgent need within the City and the County. The Project is needed in order to promote the City's
visions as a diversified and sustainable City. More specifically, the Project furthers the City's
vision in meeting Future Land Use Element Objective 1.12, which requires that the City continue
to encourage the provision of workforce housing to maintain a diversified and sustainable City
having character and sense of community where people can live and work in the same area.
b. Consistency. The proposed FLUM Amendment, Rezoning, and Master Plan are consistent with
the purpose and intent of the applicable Comprehensive Plan policies, Redevelopment Plans,
and Land Development Regulations. As noted above, the Project furthers the City's vision in
meeting Future Land Use Element Objective 1.12, which requires that the City continue to
encourage the provision of workforce housing to maintain a diversified and sustainable City
having character and sense of community where people can live and work in the same area.
In addition, the Project is consistent with the City's LDRs regarding the Planned Commercial
Development District in Chapter 3,Article III, Section 3.F, as follows:
1. General
a. Purpose and Intent —The Project is consistent with the purpose of the PCD zoning
district to implement the LRC FLUM classification of the Comprehensive Plan. The
proposed FLUM Amendment and Rezoning will provide a place for commercial
developments that will better satisfy current demands for commercially zoned lands
or affordable housing under the Live Local Act, and encourage development that
reflects changes in the concepts and the technology of land development. The
inclusion of a Master Plan with the FLUM Amendment and Rezoning requests
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ensures that the Project relates to the Project and conserves natural amenities by
creating a public open space along the canal.
b. Prerequisite Location Standards.The Property is located in close proximity to existing
infrastructure, public transportation routes and modes, and community areas. More
specifically,there are existing facilities for roads,transit,water, sewer, and drainage
immediately adjacent to the Property. Further, the Property is located nearby to
existing institutional community uses, including a public school and places of
worship. In addition,the Rezoning to PCD complies with the standards applicable to
the rezoning of land generally:
(1) The Property is located along the major Seacrest Boulevard roadway and Palm
Tran Route 70, which connects directly to two (2) Tri Rail stations. As such, the
Property is ideally located to provide direct access without creating or generating
an unacceptable level of traffic along streets in residential areas or districts
outside it.
(2) Any extensions of publicly owned and maintained utilities and storm sewers, etc.
will be constructed by the applicant at no expense to the city and said utilities,
etc. will be deeded to the City clear of any encumbrances. Construction
standards employed in the installation of publicly maintained utilities and storm
sewers will be compliant with those promulgated by the Engineering and Utility
Departments as amended periodically. Concerning streets, no roadway
improvements of dedication of additional rights-of-way are required.
(3) The Property is suitable for development of the Project without hazards to
persons or property, on or off the tract, from probability of flooding, erosion, or
other dangers, annoyances, or inconveniences. Conditions of the soil,
groundwater level, drainage, and topography are appropriate to both the
proposed residential use and pattern of use intended.
In consideration of the foregoing, the proposed PCD zoning is consistent with the purpose and
intent of the PCD zoning district, and is compliant with the prerequisite locational standards.
c. Compatibility. The proposed LRC FLUM designation, PCD zoning, and multifamily residential
development provided on the Master Plan are compatible with the surrounding uses in terms of
density,scale, and the nature of use.The Property is uniquely situated along the north side of the
Boynton Canal at the border of an established residential community and across the street from
an existing place of worship.The proposed multifamily use with a maximum of 89 dwelling units
and a maximum height of forty-one feet (41') is compatible with the existing single-family
neighborhood and creates an appropriate transition. The Master Plan is designed to provide a
wall and landscape buffer along the north and west property lines and create separation
between the multifamily buildings and the existing homes by placing the parking immediately
south of the wall/landscape buffer and the buildings along the south side of the Property.
d. Orderly Growth. The proposed amendments to the FLUM and Zoning maps will not encourage
piecemeal development or create undevelopable parcels. As it stands, the existing parcel is
undevelopable with the highest and best use under the current FLUM and zoning designations.
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The proposed amendments will create the regulatory framework to allow a beneficial and well-
planned affordable housing development on the Property. The Project will serve significant
benefit to the community by providing modern housing opportunities at an attainable price.
Further, the Master Plan is designed to provide public open space along the south side of the
Property with a wide multi-use pathway that is open to the public.
e. Location Efficiency. The FLUM Amendment, Rezoning, and Master Plan will support
complementary land uses with multifamily residential providing a transitional use from the
existing residential community to the institutional to the east and water management to the
south. Further, the Project is designed to provide a public walkway along the canal to the south,
thus supporting the integration of a mix of land uses consistent with sustainability initiatives.The
Property is located adjacent to a Palm Tran stop that connects directly to the Delray Tri-Rail,thus
improving access to a wide range of mobility options. In consideration of these factors, the
Project is located efficiently to promote sustainable development and mobility.
f. Availability of Public Services/Infrastructure. The proposed FLUM Amendment has been
reviewed for long-term capacity availability at the maximum intensity permitted under the
requested LRC future land use classification, as detailed below:
Existing Maximum Development Permitted - Low Density Residential FLUM
Maximum
Land Use Gross Acreage Maximum Density Permitted Development
Potential
Low Density Residential 2.97 7.5 Dwelling Units per Acre 22 DU
Proposed Maximum Development Permitted—LRC FLUM or Live Local Act
Maximum
Land Use Gross Acreage Maximum Density Permitted Development
Potential
Local Retail Commercial 0.5 64,627 SF
2.97
I Live Local Act Density I 80 Dwelling Units per Acre I 237 DU
(1) Roadways — The FLUM Amendment, Rezoning, and Master Plan meet the City's roadway
concurrency standards. Please refer to the FLUM Amendment Traffic Study and Rezoning
Traffic Study included with this application,which detail compliance with the City's Roadway
concurrency standards.
(2) Potable Water—The FLUM Amendment, Rezoning, and Master Plan meet the City's potable
water concurrency standards. Boynton Beach Utilities will be the water service provider for
the referenced project. The City has a 10" waterline line running along North Seacrest Blvd
as shown on the record drawings. The Project will connect to that line and bring water, fire
and domestic service to the Property.The existing 10"watermain has sufficient capacity for
fire and domestic service.The Project connection will consist of a new 8" watermain with a
new fire hydrant connected directly to the 10"watermain.
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The new(on-site) fire and domestic water lines will have independent connections to the 10"
watermain on N. Seacrest Blvd. Fire hydrants will be spaced no greater than 500 feet apart
and the remotest part of any structure shall not be more than 300 feet from the hydrant and
shall be connected to mains no less than six inches in diameter. Fire flow shall be provided
at flows not less than 1200 gallons per minute in addition to a maximum day requirement at
pressures of not less than 30 pounds per square inch.
Domestic flow is calculated at 100 -200 gpd/ unit or ERC. As such, the project engineer
estimates the water domestic use at 90 units x 200 gpd = 18,000 gallons per day.The utility
may apply a peak-hour factor of 4.0.
The water utilities will be designed and installed in accordance with the FDEP requirements
and subject to applicable permits or approvals obtained from Boynton Beach Utilities and
the appropriate permits secured from the Palm Beach County Health Department.
Please refer to the letter from Boynton Beach Utilities included with this application, which
confirms the availability of potable water service and capacity for the Project.
(3) Sanitary Sewer—The FLUM Amendment, Rezoning,and Master Plan meet the City's sanitary
sewer concurrency standards. Boynton Beach Utilities will be the sewer service provider for
the Project, and sanitary sewer mains are available adjacent to the Property. However,
depending on the site grading, a private lift station and force main may be needed to
discharge into the City closest sanitary manhole. In case of a shallow sanitary manhole,
Petitioner will be responsible to lower that manhole to accommodate the addition flow,while
maintaining the downward slope that causes the wastewater to flow freely down the pipes
due to gravity.
"City of Boynton Beach Utilities"will be the Water Treatment Plants for the project.The total
permitted maximum day operating capacity of the plants is 34.44 MGD, and the total
maximum daily flow at the plants as recorded on monthly operating reports during the past
12 Months is 16.5 MGD. In addition, "South Central Regional Wastewater Treatment &
Disposal Board" is the Wastewater Treatment Plant that will serve the project. Its maximum
monthly average daily flow over the last 12-month period is 19.11 MGD, and the maximum
three-month average daily flow over the last 12-month period is 17.97 MGD
Sewage collection system shall be designed and installed in accordance with the FDEP
requirements and subject to applicable permits or approvals obtained from Boynton Beach
Utilities and the appropriate permits secured from the Palm Beach County health
Department.
Based on the record drawings, the Project will be designed to connect to the existing sewer
line on the NW corner of the property line.The sewer line is located in an easement and the
connection will be via a new force main from the new private pump station.
Please refer to the letter from Boynton Beach Utilities included with this application, which
confirms the availability of sanitary sewer service and capacity for the Project.
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(4) Solid Waste —There is sufficient solid waste capacity to serve the Project. The Solid Waste
Authority of Palm Beach County ("Authority") is the solid waste service provider for the City
and the Property. Please refer to the letter from the Solid Water Authority, which provides
certification that the Authority has disposal capacity available to accommodate the solid
waste generation for the municipalities and unincorporated Palm Beach County for the
coming year of 2024, the five-year, and ten-year planning periods.
As of September 30, 2023, the Authority's Landfill, located at the Palm Beach Renewable
Energy Park, has an estimated 25,464,905 cubic yards of landfill capacity remaining. Based
upon the existing County population, the most recently available population growth rates
published by the University of Florida Bureau of Economic and Business and Research
(BEBR), medium projection, projected rates of solid waste generation, waste reduction, and
recycling, the Authority forecasts that capacity will be available at the existing landfill
through approximately the year 2054.
(5) Stormwater Drainage — The Project will be designed to meet the City's stormwater
management requirements. The stormwater system will consist of exfiltration trenches, dry
retention areas, swales and catch basins. We intend to capture, treat and convey all
stormwater on-site without affecting adjacent properties or the roadway drainage system on
North Seacrest Blvd.
Parking area drainage grade elevation shall not be lower than the maximum water surface
elevation produced by the three-year, 24-hour rainfall event in any retention, detention, or
conveyance facility receiving stormwater runoff. However, where detention or retention is
provided by subsurface exfiltration systems the finished grade shall be no lower than the
maximum storage elevation produced by the five-year, 24-hour event.
Storm sewer system capacity design shall, at a minimum, provide for conveyance of peak
inflow from the applicable catchment, based on the three-year rainfall event, such that the
hydraulic gradient elevation does not exceed the grate or cover elevation at any inlet or
manhole under tailwater conditions
Secondary system, including all facilities and appurtenant structures for detention,
retention, discharge, and conveyance to legal positive outfall, shall be designed and
constructed to provide the degree of treatment and control of all stormwater runoff
discharged from a development site necessary to meet the requirements of the agency
having jurisdiction over receiving waters at each point of legal positive outfall. Secondary
facilities for development subject to permitting by individual or general permit from SFWMD
(6) Schools — This is not applicable considering that the proposed FLUM Amendment and
Rezoning are for commercial designation. A School Capacity Availability Determination will
be provided prior to Site Plan Approval for any residential use allowed under the Live Local
Act.
(7) Recreation and Open Space — The City has adopted a level of service of 2.5 acres of
recreation and open space per 1,000 residents, which requires 0.54 acres of recreation and
open space for the proposed 89 dwelling units(based on 2.44 persons per household per the
U.S. Census).Approximately 1.35 acres of recreation and open space area is provided on the
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proposed Master Plan.The proposed recreation will include amenities such as walking trails,
dog park, playground, and/or tot lot. As such, the Project is designed to exceed the City's
minimum standard for recreation and open space.
g. Economic Development Impact. Approval of the proposed FLUM Amendment, Rezoning, and
Master Plan will not represent a decrease in the possible intensity of development or represent
a potential decrease in the number of uses with high probable economic development benefits.
The Project will provide a reasonable increase in density to create a much-needed modern
affordable housing opportunity within the City, thus creating an economic development benefit
to the current and future residents of the City and responding to the urgent and ongoing housing
crisis in the region and nation at large.
h. Heavy Commercial and Industrial Land Supply. Approval of the proposed FLUM Amendment,
Rezoning, and Master Plan will not reduce the amount of land available for heavy
commercial/industrial development.
i. Master Plan and Site Plan Compliance with Land Development Regulations. The Project
complies with the site development standards of the City's Code and will provide specific details
through the required Site Plan Application approval process subsequent to the approval of the
proposed Rezoning and Master Plan.
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