The Hammocks at Boynton Beach NMMP 2025.09.5729 DEVELOPMENT ORDER OF
THE CITY COMMISSION OF
THE CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: The Hammocks at Boynton Beach NMMP 2025.09.5729
APPLICANT: Thomas D. Laudani
APPLICANTS ADDRESS: 185 NE 4th Ave, Suite 104, Delray Beach, FL, 33483
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: March 23, 2026
APPROVAL SOUGHT: Approve request for a New Major Master Plan (NMMP 2025.09.5729)
for The Hammocks at Boynton Beach project to allow for the construction
of two (2) duplexes and one (1) 6-plex, outdoor kitchen, pool, cabana,
and other site improvements, on a 0.91 acre parcel, located at 3045
North Federal Highway, in the IPUD (Infill Planned Unit Development)
zoning district. Applicant: Thomas D. Laudani.
LOCATION OF PROPERTY: 3045 North Federal Highway
DRAWING(S): SEE EXHIBITS "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 Applicant
✓ 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 "E"
with notation "Included."
4. The Applicant'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.
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Y ° DEVELOPMENT DEPARTMENT
q\N-
PLANNING AND ZONING DIVISION
aroN 0c.0 STAFF REPORT
TO: Mayor and Members of the City Commission
THRU: Kevin Fischer, AICP
Planning & Zoning Division Director
FROM: Gabe Sevigny, Principal Planner
DATE: March 30, 2026
(City Commission Hearing: March 23, 2026)
PROJECT: The Hammocks at Boynton Beach — NMMP 2025.09.5729 and
NWSP 2025.09.5729
REQUEST: Approve request for a New Major Master Plan (NMMP
2025.09.5729) and New Major Site Plan (NWSP 2025.09.5729)
for The Hammocks at Boynton Beach project to allow for the
construction of two (2) duplexes and one (1) 6-plex, outdoor
kitchen, pool, cabana, and other site improvements, on a 0.91 acre
parcel, located at 3045 North Federal Highway, in the IPUD (Infill
Planned Unit Development) zoning district. Applicant: Thomas D.
Laudani.
PROJECT DESCRIPTION
Property Owner: 3045 Federal LLC
Applicant: Thomas D. Laudani
Address: 3045 North Federal Highway
Location: The east side of Federal Highway, approximately 950 feet north of
the Gulfstream Boulevard and North Federal Highway intersection.
Existing Land Use: Palm Beach County CH/5 (Commercial High with an Underlying
MR-5)
Proposed Land Use: SHDR (Special High Density Residential)
Existing Zoning: Palm Beach County CG (General Commercial District)
Proposed Zoning: IPUD (Infill Planned Unit Development)
Overlay(s): Urban Commercial District Overlay
The Hammocks at Boynton Beach
2025.09.5729
Page 2
Proposed Use: Multi-Family Residential
Acreage: 0.91 acres
Adjacent Uses:
North: Vacant, FLUM classification of SHDR (Special High Density
Residential).
South: Medical Center, Palm Beach County FLUM classification of CH/5
(Commercial High with an Underlying MR-5) and zoned CG
(General Commercial District)
East: Residential, Palm Beach County FLUM classification of MR-5
(Medium Residential, 5 units per acre) and zoned RS (Single
Family Residential)
West: Multi-Family, FLUM classification SHDR (Special High Density
Residential) and zoned PUD (Planned Unit Development).
PROPERTY OWNER NOTIFICATION
Notice of the request was mailed to property owners within 400 feet of the subject
property, and signs were posted for the City Commission hearing dates. The applicant
has certified compliance with Ordinance Nos. 04-007 and 05-004.
PROPOSED DEVELOPMENT
Proposal: The proposal is to allow for the construction of two (2) duplexes and
one (1) 6-plex, outdoor kitchen, pool, cabana, and other site
improvements on a 0.91 acre parcel.
Background: The subject area is currently located in unincorporated Palm Beach
County and is contiguous to the City of Boynton Beach on the north
and west boundaries. The parcel is currently developed with several
cottage type structures. The applicant has submitted a concurrent
application to voluntarily annex the property into the City of Boynton
Beach and change the future land use and zoning to SHDR and
IPUD, respectively. The site is located within the UCDO (Urban
Commercial District Overlay). If approved, the developer would
demolish the existing structure to redevelop as a multi-family type
product with two (2) duplexes and one (1) 6-plex, outdoor kitchen,
pool, cabana, and other site improvements.
2
The Hammocks at Boynton Beach
2025.09.5729
Page 3
ANALYSIS
Traffic and
Access: A FDOT approved Traffic Statement has been submitted. The
proposed development is anticipated to generate fewer daily trips
than what is currently on site.
Utilities: Potable water and sanitary sewer service will be provided by the City
of Boynton Beach. Utility availability has been confirmed. There are
two conditions of approvals added for outstanding comments from
the Utility Department.
Fire: The Fire Department reviewed the site plan and has no objection.
Police: The Police Department reviewed the site plan for CPTED compliance
and while they have no objection to the development, they have
added five conditions of approval to the Development Order.
Engineering/
Drainage: The Engineering Division reviewed the plans provided and
determined that the proposal is in general compliance with City
engineering standards. Driveway geometry, internal circulation, and
service access function appropriately. Remaining technical items will
be addressed during permitting. At the time the Engineer of Record
submits plans for a Land Development Permit (LDP), an in-depth
review of the civil plans, grading, drainage design, and utility layout
will take place. The plans shall be in compliance with all Land
Development Regulations, the Engineering Design Handbook and
Construction Standards (EDHCS) and all other applicable standards
and requirements set forth by the city or other public entities having
jurisdictional responsibility.
Parking and
Circulation: Parking is provided in compliance with City requirements for multi-
family uses.
Landscaping
and Buffering: The landscape plan meets City requirements for perimeter buffering,
interior parking landscaping, and streetscape improvements.
Buffering is provided along the north and, south property lines, along
with an Urban Type 2 Buffer at the east property line adjacent to
existing residential uses. The streetscape landscaping enhances the
North Federal Highway frontage in accordance with Urban
Commercial Overlay standards, providing shaded sidewalks and
3
The Hammocks at Boynton Beach
2025.09.5729
Page 4
upgraded landscaping.
Building Height
and Design: The previous maximum building height was 45 feet, the proposed
rezoning to IPUD is the same at 45 feet. Elevations are attached,
showing a maximum of three stories.
Lighting: The photometric plan demonstrates compliance with City lighting
standards. Full-cutoff fixtures limit light spillover onto adjacent
properties while providing adequate illumination for safety.
Signage: Signage is not included in this site plan approval and will be reviewed
under a separate permit.
Consistency with
FLUM & Rezoning:The site plan is consistent with the required SHDR future land use
designation and IPUD zoning district. Approval of the site plan is
contingent upon approval of the companion FLUM and Rezoning
applications.
RECOMMENDATION
Staff recommends APPROVAL of the New Major Master Plan and New Major Site Plan,
subject to approval of the accompanying applications and satisfying all comments
indicated in "Exhibit D" — Conditions of Approval. Any additional conditions imposed by
the City Commission will be incorporated into Exhibit "D" — Conditions of Approval.
4
Planning Solutions
August 29, 2025
3045&3045-1 N. Federal Highway, Boynton Beach, FL
Annexation, Future Land Use Map Amendment, Rezoning wl Master Plan and Site Plan Applications
Narrative Letter
This narrative letter associated with the Voluntary Annexation, Future Land Use Map Amendment, Rezoning wl
Master Plan and Site Plan Applications is respectfully submitted on behalf of Geraldine A. Hammond Living Trust for
the properties located at 3045 & 3045-1 N. Federal Hwy., Delray Beach FL, 33483 (PCN: 00-43-46-04-12-000-0130
&00-43-46-04-00-000-1030).
BACKGROUND:
The 0.91-acre property is located on the east side of N. Federal Highway, approximately 895 feet north of Gulfstream
Boulevard.The property contains 14 multi-family residential dwellings.
The property currently has an underlying Palm Beach County Commercial High — 5 du/ac (CH-5) unity Future Land
Use Map designation and is County General Commercial (CG). The subject property is located within the City of
Boynton Beach Future Annexation Area and Urban Services Area.
The proposal is to Annex the property into the City of Boynton Beach with a Future Land Use Map designation of
Special High Density Residential (SHDR); 20 du/ac and an Infill Planned Development (IPUD) zoning district
designation.
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PROPOSAL:
The proposal is the voluntary annexation of the property into the City of Boynton Beach with a Future Land Use Map
designation of Special High Density Residential (SHDR); 20 du/ac and an Infill Planned Development (IPUD) zoning
district designation.
The development proposal includes the following:
981 Defray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I jcostello anjcplanningsolutions.com
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• Demolition of the 14 existing multi-family residential dwelling units.
• Construction of a 10-unit, 3-story townhouse development(3-bed, 3.5 baths, 2-car garages, —3,155 sf.).
• Amenities consisting of pool cabana, swimming pool and outdoor kitchen area.
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ANALYSIS:
ANNEXATION
Article II, Section 2.A.Annexation,
1. General.
a. Voluntary Annexations. A privately-initiated application for the voluntary annexation of real property into the
corporate limits of the city shall be made by petition of all owners of said real property and filed in
accordance with the provisions of F.S. Chapter 171.
b. Other Annexation Methods. These city-initiated methods include annexation by referendum, annexation of
enclaves through interlocal agreements, and annexation through interlocal service boundary agreements,
processed in accordance with F.S. Chapter 171.
c. Future Land Use Map (FLUM) and Zoning of Property to be Annexed. Application for the city FLUM
classification and zoning district must accompany all privately-initiated applications for annexation. FLUM
reclassification and rezoning for developed properties to be annexed through any of the city-initiated
methods listed in subparagraph b. above, may be delayed if no application for building or site improvements
is submitted prior to the adoption of the annexation ordinance; however, such reclassification and rezoning
must be initiated within six(6) months of the annexation.
3. Review Criteria.
a. Compliance with Statutory Requirements. Areas proposed for annexation must comply with the requirements in
F.S. Chapter 171.
b. Consistency with Comprehensive Plan. An application for annexation shall be consistent with the
Comprehensive Plan.
981 Delray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I icostello@jcplanninqsolutions.com
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Florida Statutes Governing Voluntary Annexations:
Pursuant to the Florida Statutes 171.044, "the owner or owners of real properties in an unincorporated area of the
County, which is contiguous to a municipality and reasonably compact, may petition the governing body of said
municipality that said property be annexed to the municipality'.
The voluntary annexation was submitted, on behalf of the property owner of record, Geraldine A. Hammond Living
Trust, for the properties located at 3045 & 3045-1 N. Federal Hwy., Delray Beach FL, 33483 (PCN:12-43-46-16-83-
000-0220). The parcels are contiguous to the City of Boynton Beach along the north and west sides of the properties.
The subject properties are compact as the two parcels abut one another. Pursuant to F.S. 171.044 (5) "land shall not
be annexed through voluntary annexation when such annexation results in the creation of enclaves".
F.S. 171.031, Definitions—(13) "Enclave"means:
(a) Any unincorporated improved or developed area that is enclosed within and bounded on all sides by a single
municipality; or
(b)Any unincorporated improved or developed area that is enclosed within and bounded by a single municipality and
a natural or manmade obstacle that allows the passage of vehicular traffic to that unincorporated area only through
the municipality.
Florida Statutes allows for the voluntary annexation that reduces an enclave area.
FUTURE LAND USE MAP AMENDMENT&REZONING
FUTURE LAND USE MAP AMENDMENT
Article II, Section 2.8. Comprehensive Plan Amendments 3. Future Land Use Map (FLUM) Amendment c.
Review Criteria.
All privately initiated FLUM amendments shall be reviewed concurrently with the accompanying zoning request.
Except for city-initiated FLUM amendments, which shall at a minimum meet criterion (2) for"Consistency,"approval
of a FLUM amendment/zoning request shall be based on the applicable factors listed under section 2.D.3 below.
Comprehensive Plan Future Land Use Map(FLUM)Amendments(pursuant to F.S. Chapter 163.3184)
Comprehensive Plan FLUM amendments are subject to expedited state review unless they involve a use of 10 acres
or fewer, in which case they qualify as "small-scale"amendments and are not state-reviewed for compliance prior to
adoption.
REZONING, INCLUDING MASTER PLAN
Article II, Section 2.D. Rezoning, Including Master Plan.
3. Review Criteria. Except for city-initiated rezonings, which shall at a minimum meet criterion (b) for"Consistency"
approval of an amendment to the official zoning map processed with or without the FLUM amendment shall be
reviewed based on the following applicable factors:
a. Demonstration of Need. Whether the proposed amendments to the FLU and Zoning maps are supported by
the implementation of the City's vision for, or changes in the conditions or character of development in, the
area under consideration. Ongoing or anticipated market trends may also be considered in a justification
Statement provided as part of the application.
The Future Land Use Map Amendment from County CH-5 to City SHDR and Rezoning from County CG to
City IPUD are required in conjunction with the Voluntary Annexation application that is being processed
concurrently. The proposed Future Land Use Map and zoning designations are consistent with the Future
rF
981 Delray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I jcostelloAicplanningsolutions.com
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Land Use Map and Zoning designations of abutting City of Boynton Beach properties to the north and west
along the Federal Highway corridor.
b. Consistency. Whether the proposed amendments to the FLU and Zoning maps would be consistent with, and
promote, the purpose and intent of the applicable Comprehensive Plan policies, Redevelopment Plans, any
other current City-approved planning documents.
The proposed SHDR Future Land Use Map designation and IPUD zoning designation are consistent with the
Future Land Use Map and Zoning designations of abutting City of Boynton Beach properties to the north and
west along the Federal Highway corridor. While the subject properties will not be incorporated into the CRA
District, the future development of the subject properties to accommodate the 10-unit townhouse
development will result in a significant upgrade to blighted property. The FLUMA and Rezoning are
consistent with the goals, objectives and policies of the Comprehensive Plan as well as The Community
Redevelopment Plan, particularly the Federal Highway District.
c. Compatibility. The application shall consider whether the proposed Future Land Use and Zoning, or potential
uses allowed in a proposed Zoning district, would be compatible with the surrounding uses in terms of
density, scale, and the nature of use, or when such an amendment would normally create an isolated zoning
district but would result in the incremental implementation of a redevelopment plan for the area.
Location Development Type 1 Uses Land UseZoning
Designation District
North (City) Vacant SHDR IPUD
South (County) Medical Offices (American Care Medical Centers) CH-5 CG
East(County) Single-family residences(Tradewinds Subdivision) MR-5 RS
West(City) Multi-family residential (The Seabourn)& SHDR&LRC IPUD&C3
Storage Facility(Public Storage)
The proposed SHDR Future Land Use Map designation and IPUD zoning designation will result in
development that is compatible with the surrounding uses in terms of density, scale and nature of the use.
Due to site constraints and to ensure compliance with development standards and compatibility, the proposed
residential development consisting of a 3-story, 10-unit townhouse development is at density significantly less
than permitted. The existing Land Developments Regulations contain provisions that ensure compatibility with
surrounding uses. It is noted, the proposed redevelopment is consistent with the purpose and intent of the
proposed IPUD zoning district. The project will be compatible with and preserve the character of adjacent
residential neighborhoods, in terms of overall design and massing. The redevelopment will be an
enhancement to the local area and the city in general.
d. Orderly Growth. Whether the proposed amendments to the FLU and Zoning maps would encourage
piecemeal development or create undevelopable parcels.
The proposed amendments to the Future Land Use and Zoning Maps will encourage a single phase unified
urban infill development as envisioned for the Federal Highway corridor.
e. Location Efficiency. Whether the proposed amendments to the FLU and Zoning maps would support
complementary land uses:the integration of a mix of land uses consistent with smart growth or sustainability
initiatives; access to a wide range of mobility options; or, interconnectivity within the project and between
adjacent properties.
The proposed amendments to the Future Land Use and Zoning Maps support residential redevelopment in a
manner that is complementary to adjacent land uses. The Amendments will also result in the development
981 Delray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I jcostello(a.icplanningsolutions.com
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that implements smart growth and sustainability initiatives including pedestrian connectivity and mobility as
requirement Urban Commercial District Overlay and associated plans.
f. Availability of Public Services/Infrastructure. All requests for FLUM amendments shall be reviewed for long-
term capacity availability at the maximum intensity permitted under the requested land use classification.
Requests for rezoning to planned zoning districts and FLUM amendments shall be subject to review pursuant
to Chapter 1,Article VI Concurrency.
The proposed redevelopment consists of the demolition of the existing 14 multi-family units and construction
of 10 multifamily(townhouse) units.
Per Chapter 1, Article VI Concurrency, D. Exemptions. The following type of development orders or permits
are exempt from the concurrency requirements for public facilities:
2. Replacement or modification of existing residential buildings or non-residential buildings, unless there is an
increase in the number of units or increase in floor area or intensity of use; only the net increase will be
subject to concurrency review.
However, the development of the subject property at the highest density allowed (20 units per acre) would
allow a maximum of 18 units, which is 4 units greater than the 14 existing units. Based on the LOS
standards set forth in the adopted Comprehensive Plan, a positive concurrency determination can
be made that there is adequate capacity and availability for the following public facilities/services:
a. Roadways, county and state — The property fronts and is accessible from Federal Highway only. A
traffic statement has been provided for the subject property in compliance with the requirements of the
Palm Beach County Traffic Performance Standards Ordinance. The Palm Beach County Traffic Division
has reviewed the traffic statement and determined the project meets the Traffic Performance Standards
of Palm Beach County. Improvements within the Federal Highway right-of-way will be permitted through
FDOT.
b. Roadways, local—N/A
c. Potable water—Water Service is available via connections to the existing water main within the Federal
Highway right-of-way.
d. Sanitary sewer — Sewer Service is available via connections to the existing water main within the
Federal Highway right-of-way.
e. Solid waste - Solid Waste Authority has indicated that its facilities have sufficient capacity to meet the
needs of city residents through the depletion year in 2054.
f. Stormwater drainage - Drainage will be retained on site exfiltration system and retention area. There
are no concerns complying with SFWMD requirements.
g. Parks — The project will have no impacts on the City's LOS as they relate to parks. The proposal will
also provide on-site recreation amenities.
h. Public school facilities that are under the supervision of the School District of Palm Beach County—a
School Concurrency Adequacy Determination
g. Economic Development Impact.
(1) Whether the proposed rezoning/FLUM amendments would not:
981 Delray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I jcostelloAlcplanningsolutions corn
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a. Represent a potential decrease in the possible intensity of development, given the uses permitted in
the proposed land use category and/or zoning district;and
b. Represent a potential decrease in the number of uses with high probable economic development
benefits.
(2) Whether the proposed rezoning/FLUM amendments would:
a. Create new employment opportunities:
b. Contribute to the enhancement and diversification of the city's tax base:
c. Respond to the current or anticipated market demand or community needs:or
d. Alleviate economic obsolescence of the subject area.
The proposed SHDR Future Land Use Map designation and IPUD zoning designation will not represent a
potential decrease in the possible intensity of development, given 20 units per acre is allowed on the 0.91
acre property (18 units total). Given the location, size, depth and configuration of the blighted property as
well as the fact that the property abuts low density residential, the proposed SHDR Future Land Use Map
designation and IPUD zoning designation does not represent a potential decrease in the number of uses
with high probable economic development benefits.
There is market demand for quality residential development such as townhouses within proximity to and
within the urban lifestyle centers as envisioned by Boynton Beach and its redevelopment area. The
redevelopment will eliminate existing blighted conditions, obsolete residential development and encourage
significant economic investment in the area.
h. Heavy Commercial and Industrial Land Supply. The review shall consider whether the proposed
amendments to the FLU and Zoning maps would reduce the amount of land available for heavy
commercial/industrial development. If such determination is made, the approval can be recommended under
the following conditions:
(1) The size, shape, and/or location of the property makes it unsuitable for commercial/industrial
development;or
(2) The proposed rezoning/FLUM amendment provides evidence of satisfying at least two (2) of the Direct
Economic Development Benefits listed in subparagraph "g"above.
As stated in "g"above, given the location, size, depth and configuration of the blighted property as well as
the fact that the properties abut low density residential, the proposed SHDR Future Land Use Map
designation and IPUD zoning designation are more appropriate for the properties and encourage additional
residential investment and development to help support local businesses along the Federal Highway
corridor. There is market demand for quality residential development such as townhouses within proximity to
and within the urban lifestyle centers as envisioned by Boynton Beach and its redevelopment area. The
redevelopment will eliminate existing blighted conditions and encourage significant economic investment in
the area.
Pursuant to LDR Article III, Section 2 G. IPUD Infill Planned Unit Development District..1.b. Prerequisite
Location Standards, Rezoning to the IPUD district is encouraged for proposed development or
redevelopment on lands that are in close proximity to existing infrastructure, public and alternative
transportation routes and modes, employment centers, community areas, or have been impacted by
environmental contamination. In reaching recommendations and decision as to zoning land to IPUD, the
Advisory Board and City Commission shall apply the following location standards, in addition to the
standards applicable to the rezoning of land generally:
(1) Any IPUD district that contains non-residential uses must principally front on streets classified as
"Arterial"on the "Functional Classification of Roadways"map in the city Comprehensive Plan;
981 Delray Lakes Drive,Defray Beach,FL 33444 I 561.573.1486 I jcostello(cilicplanningsolutions.com O
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(2)Any non-residential component must front on the arterial roadway or on an access road wholly contained
within the project with neither entrances nor exit on or visible from or disruptive to adjacent properties, local
streets, and rights-of-way.
The proposed IPUD complies with the standards above. While not required, the proposed residential
development principally fronts an Arterial (Federal Highway) and does not include any non-residential uses.
6. Master Plan
c. Review Criteria. The approval of a master plan shall be reviewed based on the following factors:
1. Zoning and Standards Compliance. The master plan shall comply with the requirements of the respective
zoning district regulations of Chapter 3, Article III and site development standards described in Chapter 4.
2. Diagrams. the master plan shall include diagrams which illustrate the location of uses and density on the
site, including bubble diagrams, height, massing, and density of the proposed development.
Article 11, Section 2.F. Site Plan, Including Time Extension and Modifications.
2.Major Site Plan.
b. Review Criteria. The site plan shall comply with the following:
1) requirements of the respective zoning district regulations of Chapter 3, Article Ill and
2) Site Development Standards described in Chapter 4, Article XII. See Section 2.D.6.c. above for additional
regulations regarding the requirement that the site plan be consistent with the master plan when rezoning lands to a
planned zoning district.
Due to site constraints and to ensure compliance with development standards and compatibility, the proposed
residential development consisting of a 3-story, 10-unit townhouse development is at density significantly less than
permitted in the Infill Planned Unit Development (IPUD) zoning district. As stated previously, the proposed
redevelopment is consistent with the purpose and intent of the proposed IPUD zoning district. The project will be
compatible with and preserve the character of adjacent residential neighborhoods, in terms of overall design and
massing. The plans illustrate the location of the uses, height, massing and density of the proposed development.
The proposed development complies with the IPUD development standards, including but not limited to site area,
building setbacks, building height and maximum lot coverage. The proposal also is in compliance with the Urban
Commercial District Overlay - Pedestrian Zone & Building Setbacks and the following applicable Site Development
Standards in LDR Chapter 4:
Article I. Environmental Protection Standards
Article II. Landscape Design and Buffering Standards
Article III. Exterior Building and Site Design Standards
Article V. Minimum Off-Street Parking Requirements
Article VI. Parking Lot, Vehicular Use Areas, and Loading Standards
Article VII. Exterior Lighting Standards
Article VIII. Utility and Infrastructure Design Standards
Article IX. Building, Construction,and Historic Preservation
Article X. Flood Prevention Requirements
Article XIII. Sustainable Development Standards
Based upon the above, the proposed Voluntary Annexation, Future Land Use Map Amendment from County CH-5 to
City SHDR and Rezoning from County CG to City IPUD with the Master Plan and Site Plan are consistent with the
Comprehensive Plan and meets the applicable criteria and development standards set forth in the Land Development
Regulations. Based upon the above, approval of the Voluntary Annexation, FLUM Amendment and Rezoning with
Master Plan and Site Plan is respectfully requested.
Please contact me if you have any questions or require additional information.
981 Defray Lakes Drive,Delray Beach,FL 33444 1561.573.1486 I jcostello anicplanningsolutions.com
7
Thank you for your consideration.
Sincerely, ' )
Jeffrey A. Costello, AICP, FRA-RP
JC Planning Solutions, LLC
981 Defray Lakes Drive,Defray Beach,FL 33444 I 561.573.1486 i jcostello(a)jcplanningsolutions.com
8
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JMD
JMD ENGINEERING, INC.
July 10, 2025
Quazi Bari, PE
PBC Department of Engineering—Traffic Division
2300 Jog Road, 3rd Floor.
West Palm Beach, FL 33411
Re: Traffic Statement— 3045 N federal Highway
10 Multi-Family units—Boynton Beach, FL
PCN: 00-43-46-04-00-000-1030 & 00-43-46-04-12-000-1030
Dear Mr. Bari:
A change is proposed for the above-referenced site with PCN 00-43-46-
04-00-000-1030 & PCN 00-43-46-04-12-000-1030 which are in the
process of being annexed into Boynton Beach, Florida. It is proposed to
build 10 multi-family homes to replace 14 existing multi-family homes as
per the attached site plan. The buildout for this proposed use is 2030.
Trip Generation
Trip generation rates published by Palm Beach County and the Institute of
Transportation Engineers (ITE) publication were utilized to determine the
daily and peak hour traffic for the site.
The site is currently developed with 14 multi-family units. The proposed
10 unit project is expected to generate a net of 27 fewer daily trips, 2
fewer a.m. peak hour trips, and 2 fewer p.m. peak hour trips. Trip
generation is shown in Table 1.
12773 FOREST HILL BOULEVARD,SUITE 204,WELLINGTON,FL 33414
PHONE 561.3834595 FAX 561-383-5596
�JMD
TABLE I
3045 N FEDERAL.hIGh WAY
TRIP GENERATION
Land Use Intensity Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Eulstl.a Des,lunmenl
Multi-Family 14 units 94 6 I 5 7 4 3
:Wawa, 94 6 I 5 7 4 3
proposed Bevel omen(
Multi-Family 10 units 67 4 1 3 5 3 2
Subtotal 67 4 1 3 5 3 2
PROPOSED NET TPS VOLUMES (27) (2) 0 (2) (2) (I) (I)
Notes Trip generation ma calculated using the follositg data
Palm Beach County Trip Generation Rates
IlE AMPOI*MU( PMPeatlbr
Lards, Code Urit WdyRa*Egwion_Passey% WOut RetslEqueton WOad FhtsfEestion
wwbtsnuMassy we°7'toy 220 NON 074 Oa 2470 04 0337 051
taor..a�nM
Project Traffic Assignment
Based on a review of the travel time characteristics, complementary land
uses in the project's radius of influence and previous approvals, it is
expected that the distribution of traffic would be 100% onto N Federal
Highway, which will be via a right in/right out only driveway. An FDOT
pre-application approval letter is attached.
Test I -Significance Analysis
There is less traffic than the existing, no link analysis is required.
Test 2—Significance Analysis
There is less traffic than the existing, no link analysis is required.
Page 2
VJMD
Conclusion
Based on the analysis presented above, the proposed 10 multi-family units
proposed on-site meet the TPS standards as it is less traffic than currently
exists. A location map, FDOT approval letter, survey, site plan and site
data are attached.
If there are any questions regarding this analysis, please do not hesitate to
call me at 561-383-5595.
Sincerely,
JMD ENGINEERING, INC. Digitally signed
by JOHN M
John M. Donaldson, P.E., PTOE
Transportation Engineer DONALDSON ;°�`` ' '
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Date• srsrc Wr mrwarr�ea.-1
Florida Registration '•.s;o",i.....••'
Number 40568 2025.08.28
Engineering Business
Number CA00009514 t15:46:12 -05'00
Attachments
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DOROTHYJACKS 3045 N Federal Hwy -
l��.��• CFA,AAS
\`� Palm Beath County Property Appraiser
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FDOT
Florida Department of Transportation
RON DESANTIS 3400 West Commercial Boulevard JARED W.PERDUE,P.E.
GOVERNOR Fort Lauderdale,FL 33309 SECRETARY
July 3,2025
THIS PRE-APPLICATION LETTER IS VALID UNTIL—July 3,2026
THIS LETTER IS NOT A PERMIT APPROVAL
Jeff Costello,AICP,FRA-RP/JC Planning Solutions, LLC
Gary Eliopoulos,Architect/GE Architecture
981 Delray Lakes Drive, Delray Beach,FL 33444
Dear Jeff Costello,AICP,FRA-RP/JC Planning Solutions,LLC:
RE: Pre-Application Review for Category B Driveway,Pre-Application Meeting Date:7/212025
Palm Beach County-Palm Beach County; SR 5; Sec.#93010000; MP: 12.1: Access Class-05;
Posted Speed-40; SIS—N/A: FDOT Ref.Project: N/A
Request:
1. Close the existing right-in only and right-out only driveway along the east side of SR 5, located approximately 980 feet
north of Gulfstream Boulevard.
2. Proposed right-in/right-out driveway along the east side of SR 5, located approximately 5 feet south of the north
property line.
SITE SPECIFIC INFORMATION
Project Name&Address: Hammond Property—3045 N Federal Hwy,Boynton Beach, FL 33435
Property Owner:Geraldine A Hammond Trust, Parcel Size: 0.9 Acres
Development Size:10 Townhome Units
REQUEST APPROVED
This decision is based on your presentation of the facts, site plan and survey- please see the conditions and comments below. You may
choose to review this concept further with the District Access Management Review Committee(AMRC).
Conditions:
- A minimum driveway length of 25 feet, as measured from the ultimate right-of-way line to the first conflict point shall be
provided.
- If a gate is proposed, a minimum driveway length of 100 feet to the call box and/or gate house, and a turnaround area before
the gate are required.
- If radial returns are proposed, a minimum 25 feet radii are required and the entirety of the driveway and radii shall fall within
the subject property.Otherwise,a flared driveway shall be proposed.
Comments:
• All driveways not approved in this letter must be fully removed and the area restored.
• Drainage mitigation is required for any stormwater impacts within FDOT right-of-way (i.e. increased runoff or reduction of existing
storage.). The drainage mitigation shall meet all FDOT Drainage Manual criteria and will be reviewed/approved as part of an access
permit.
• The applicant shall donate property to the Department if right-of-way dedication is required to implement the improvements.
• Dimensions between driveways are measured from the near edge of pavement to near edge of pavement and for median openings are
measured from centerline to centerline unless otherwise indicated.
The purpose of this Pre-Application letter is to document the conceptual review of the approximate location of driveway(s) to the State
Highway System and to note required improvements,if any. This letter shall be submitted with any further reviews and for permitting. The
Department's personnel shall review permit plans for compliance with this letter as well as current Department standards and/or
specifications. Final design must consider the existing roadway profile and any impacts to the existing drainage system. Note,this letter
does not guarantee permit approval. The permit may be denied based on the review of the submitted engineering plans. Be aware that
any approved median openings may be modified (or closed) in the future, at the sole discretion of the Department. For right-of-way
dedication requirements go to: https://osp.fdot.gov; click on Statewide Permit News; Scroll down to District 4; Scroll down to Additional
Information and Examples and choose Right-of-way Donations/Dedications.
Please contact the District Traffic Operations Access Manager - Tel. # 954-777-4363 or e-mail: D4AccessManagement a(�dot.state.fl.us
with any questions regarding the Pre-Approval Letter.
Sincerely,
Roya Edwards
7r 2025 07 03 12
34 35-04'00'
Roya Edwards,AICP
District Traffic Operations Access Manager
cc. Patricia Moore
File: S'Transportabon OperationslTraffic OperationslAccess Managementll Pre-Apps and Variance12025-07-021Pre-App 03 93010000 MP 12.10 SR 5 Hammond
Property193010000 MP 12 10 SR 5 Hammond Property.docx
.Iilcot.rro www.d4fdot.com
Page 1 of 1
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Property Detail
• Location Address : 3045 N FEDERAL HWY 1
Municipality : UNINCORPORATED
Parcel Control Number: 00-43-46-04-12-000-0130
Subdivision : KINGS SUB IN
Official Records Book/Page : 14947/ 1024
Sale Date : 01/29/2003
Legal Description : KINGS SUB S 80 FT OF TRGLR STRIP OF TR C
Owner Information
Owner(s) Mailing Address
HAMMOND GERALDINE A TRUST 4400 E LAKE RD APT 116
HAMMOND GERALDINE TR ERIE PA 16511 1300
Sales Information
Sales Date Price OR Book/Page Sale Type Owner
01/29/2003 $10 14947/01024 QUIT CLAIM HAMMOND GERALDINE A TRUST
05/21/2002 $10 13769/00714 QUIT CLAIM HAMMOND GERALDINE A&
05/30/2001 $235,752 12597/01454 WARRANTY DEED HAMMOND GERALDINE A
10/03/1995 $100 12597/01450 QUIT CLAIM ALDRIDGE BRAD
11/01/1991 $180,000 07050/01895 WARRANTY DEED
• Exemption Information
No Exemption Information Available.
Property Information
Number of Units : 6
*Total Square Feet : 510
Acres : .23
Property Use Code : 0801—MULTIFAMILY< 10 UNITS-COMM ZONING
Zoning : CG—GENERAL COMMERCIAL(00-UNINCORPORATED)
Building Details
Structural Details
Structural Element for Building 1 Sketch for Building 1
Exterior Wall 1 WSF: STUCCO
Year Built 1935
Air Condition Desc. NO HTG/AC
Heat Type NONE
Heat Fuel NONE
Bed Rooms 0
Full Baths 1
Half Baths 0
Exterior Wall 2 NONE
Roof Structure GABLE/HIP
Roof Cover ROLLED COMPOSITION
WALL BOARD OR WOOD
Interior Wall 1 WALL
Interior Wall 2 N/A
Floor Type 1 VINYL ASBESTOS
Floor Type 2 N/A
Stories 1
Subarea and Square Footage for Building 1
Code Description square Footage
FOP Finished Open Porch 60
BAS Base Area 450
Total Square Footage 510
Area Under Air 450
E5;
Property Extra Feature
Description Year Built Units
No Extra Feature Available
Property Land Details
Land Line# Description Zoning Acres
1 COMMERCIAL CG 0.2251
Appraisals
Tax Year 2024 2023 2022 2021 2020
Improvement Value $19,700 $20,247 $16,265 $14,809 $14,809
Land Value $218,206 $218,206 $207,810 $178,193 $178,193
Total Market Value $237,906 $238,453 $224,075 $193,002 $193,002
Assessed and Taxable Values
Tax Year 2024 2023 2022 2021 2020
Assessed Value $233,653 $212,412 $193,102 $175,547 $159,588
Exemption Amount $0 $0 SO $0 $0
Taxable Value S233,653 $212,412 $193,102 $175,547 $159,588
Taxes
Tax Year 2024 2023 2022 2021 2020
AD VALOREM $3,830 $3,656 $3,453 $3,169 $3,033
NON AD VALOREM $401 $385 $380 $355 $345
TOTAL TAX $4,231 S4,041 $3,833 $3,524 $3,378
Dorothy Jacks, CFA,AAS PALM BEACH COUNTY PROPERTY APPRAISER www.pbcpao.gov
Property Detail
Location Address : 3045 N FEDERAL HWY
Municipality: UNINCORPORATED
Parcel Control Number: 00-43-46-04-00-000-1030
Subdivision :
Official Records Book/Page : 14947/1024
Sale Date : 01/29/2003
Legal Description : 4-46-43, N 100 FT OF S 259.02 FT OF NE 1/4 OF SW 1/4 OF NE 1/4 E OF FED HWY
Owner Information
Owner(s) Mailing Address
HAMMOND GERALDINE A TRUST 4400 E LAKE RD APT 116
HAMMOND GERALDINE TR ERIE PA 16511 1300
Sales Information
Sales Date Price OR Book/Page Sale Type Owner
01/29/2003 S10 14947/01024 QUIT CLAIM HAMMOND GERALDINE A TRUST
05/21/2002 610 13769/00714 HAMMOND GERALDINE A
05/30/2001 S235,752 12597/01454 WARRANTY DEED HAMMOND GERALDINE A
10/03/1995 $100 12597/01450 QUIT CLAIM ALDRIDGE BRAD
11/01/1991 $180,000 07050/01895 WARRANTY DEED
01/01/1973 $100 02146/01485
Exemption Information
No Exemption Information Available.
Property Information __..
Number of Units : 8
*Total Square Feet: 3229
Acres : .68
Property Use Code : 0810—MFR 5 TO 9 UNITS
Zoning : CG—GENERAL COMMERCIAL(00-UNINCORPORATED)
Building Details
Structural Details
Structural Element for Building 1 Sketch for Building 1
Exterior Wall 1 WSF: WOOD SIDING
Year Built 1940
Air Condition Desc. NO HTG/AC
Heat Type NONE
Heat Fuel NONE
Bed Rooms 0
Full Baths 1
Half Baths 0
Exterior Wall 2 NONE
Roof Structure GABLE/HIP
Roof Cover ASPHALT/COMPOSITION
Interior Wall 1 PLASTER
Interior Wall 2 N/A
Floor Type 1 HARDWOOD
Floor Type 2 N/A
Stories 1
Subarea and Square Footage for Building 1
Code Description square Footage
BAS Base Area 830 _.
UDU Unfinished Det. Utility 288
FST Finished Storage 64
FSP Finished Screened Porch 119
Total Square Footage 1301
Area Under Air 830
.1
Property Extra Feature
Description Year Built Units
Patio Roof 1940 200
Utility Building 1940 28
Shuffleboard Court 1940 1
Property Land Details
Land Line# Description Zoning Acres
1 MFR 5 to 9 UNITS CG 0.6759
Appraisals
Tax Year 2024 2023 2022 2021 2020
Improvement Value $9,132 $9,258 $7,669 $6,935 $6,619
Land Value $655,107 $655,107 $623,897 $534,979 $534,979
Total Market Value $664,239 $664,365 $631,566 $541,914 $541,598
Assessed and Taxable Values
Tax Year 2024 2023 2022 2021 2020
Assessed Value $664,239 S655,716 5596,105 $541,914 $534,395
Exemption Amount SO $0 $0 $0 $0
Taxable Value $664,239 S655,716 $596,105 $541,914 $534,395
Taxes
Tax Year 2024 2023 2022 2021 2020
AD VALOREM $10,811 S10,822 $10,268 $9,413 $9,423
NON AD VALOREM $2,247 $2,149 $2,132 $1,954 $1,902
TOTAL TAX $13,058 $12,971 $12,400 $11,367 $11,325
Dorothy Jacks, CFA,AAS PALM BEACH COUNTY PROPERTY APPRAISER www.pbcpao.gov