Agenda 12-13-05
,,-.~- _ -"" ,.
BOYNTON BEACH
If any person decides to appeal any decision made by the Board with respect to any matter considered at this meeting, he Will need
a record of the proceedings, and that, for such purpose, he may need to ensure that a verbatim record of the proceedings is made,
which record includes the testimony and evidence upon which the appeal is to be based.
CRA Board Meeting
Tuesday, December 13, 2005
City Commission Chambers
6:30 P.M.
I. Call to Order
II. Roll Call
III. Agenda Approval:
A. Additions, Deletions, Corrections to the Agenda
B. Adoption of Agenda
IV. Public Comments: (Note: comments are limited to 3 minutes in duration, and
will be responded to at the next board meeting):
V. Public Hearing
Old Business
NONE
New Business
A. Miller Road Project
Annexation
1. PROJECT:
Palm Cove (ANEX 05-005)
AGENT: Ruden McClosky
OWNER: Multiple land owners
LOCATION: One-quarter mile north of Gulfstream Boulevard
between Federal Highway and Old Dixie
Highway.
DESCRIPTION: Request to annex a 4.456-acre portion of a
7.402-acre project.
BOYNTON BEACH
COMMUNITY REDEVELOPMENT AGENCY
639 E. Ocean Ave. Ste. 103
Boynton Beach, FL 33435
Office: 561-737-3256 · Fax: 561-737-3258
www.boyntonbeachcra.org
Land Use Plan AmendmentlRezoninQ
2. PROJECT:
Palm Cove (LUAR 05-019)
AGENT:
Ruden McClosky
OWNER:
Multiple land owners
LOCATION:
One-quarter mile north of Gulfstream
Boulevard between Federal Highway
and Old Dixie Highway
DESCRIPTION:
Request to amend the Comprehensive
Plan Future Land Use Map from
General Commercial, Local Retail
Commercial (City) and Medium
Residential-S and Commercial High/S
(County) to Special High Density
Residential; and
Request to rezone from C-3 Community
Commercial, C-4 General Commercial
(City) and RM Residential and CG
General Commercial (County) to PUD
Planned Unit Development.
Abandonment
3. PROJECT:
Palm Cove (ABAN 05-008)
AGENT:
Ruden McClosky
OWNER:
Multiple land owners
LOCATION:
One-quarter mile north of Gulfstream
Boulevard between Federal Highway
and Old Dixie Highway
DESCRIPTION:
Request to abandon the southwest
corner of Lot 6 of "Killian's Park"; thence
east, along the north right-of-way line of
Miller Road, a distance of 450 feet.
New Site Plan
4. PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
B. Gulfstream Gardens Phase II
Annexation
1. PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Palm Cove (NWSP 05-031)
Ruden McClosky
Multiple land owners
One-quarter mile north of Gulfstream
Boulevard between Federal Highway
and Old Dixie Highway
Request new site plan approval to
construct 121 fee-simple
townhouses, recreation amenities and
related site improvements on 7 A02
acres in the Planned Unit Development
(PUD) zoning district.
Gulfstream Gardens Phase II (ANEX
05-004)
Bradley Miller, Miller Land Planning
Consultants, Inc.
P. B. Chinese Christian Chapel, Inc.,
Parbbubbal K. Patel, and Howard Britt
One-quarter mile north of Gulfstream
Boulevard, between Federal Highway
and Old Dixie Highway
Req uest to annex a 3.166 acre portion
of a 5A7-acre project.
Land Use Plan AmendmentlRezoninQ
2. PROJECT:
AGENT:
Gulfstream Gardens Phase II (LUAR 05-
012)
Bradley Miller, Miller Land Planning
Consultants, Inc.
OWNER:
P. B. Chinese Christian Chapel, Inc.,
Parbbubbal K. Patel, and Howard Britt
LOCA TION:
One-quarter mile north of Gulfstream
Boulevard, between Federal Highway and
Old Dixie Highway
DESCRIPTION:
Request to amend the Comprehensive Plan
Future Land Use Map from General
Commercial (GC), Local Retail Commercial
(LRC) and Commercial High Intensity
(CH) (Palm Beach County) to Special High
Density Residential (SHDR); and
Request to rezone from C-3 Community
Commercial and (CG) Commercial General
(Palm Beach County) to Planned Unit
Development (PUD).
Proposed Use:
Phase II of a multi-family residential
development.
New Site Plan
3. PROJECT:
AGENT:
Gulfstream Gardens Phase II (NWsP
05-028)
Bradley Miller, Miller Land Planning
Consultants, Inc.
OWNER:
P. B. Chinese Christian Chapel, Inc.,
Parbbubbal K. Patel, and Howard Britt
LOCATION:
One-quarter mile north of Gulfstream
Boulevard, between Federal Highway
and Old Dixie Highway
DESCRIPTION:
Request for new site plan approval to
construct 110 townhouse units, recreation
amenities and related site improvements on
a 5.47-acre parcel in the Planned Unit
Development (PUD) zoning district.
C. 401 North Dixie (Olsson Property)
Land Use Amendment/Rezonin2:
1. PROJECT:
401 North Dixie (Olsson Property) (LUAR
05-013)
AGENT:
Jack White
OWNER:
Mildred Martin
LOCATION:
401 North Old Dixie
DESCRIPTION:
Request to amend the Comprehensive Plan
Future Land Use Map from Local Retail
Commercial to Low Density Residential; and
Request to rezone from C-3 Community
Commercial to R-1 Single family
Residential.
Proposed use:
Maintain existing single-family home
D. Happy Homes Heights (Ballard)
Zonin2: Code Variance
1. PROJECT:
Happy Homes Heights (Ballard) (ZNCV
05-008)
AGENT:
Kevin Ballard
OWNER:
Prime Property of the Palm Beaches
LOCA TION:
133 NE 1th Avenue
DESCRIPTION:
Request for relief from the Land
Development Regulations, Chapter 2,
Zoning, Section 5.E.2.a, requiring a
minimum lot area of 6,000 square feet, to
allow a minimum lot area of 5,429 square
feet, a variance of 571 square feet for a
proposed single-family residence within the
R-2 single and two-family zoning district.
E. Ocean Breeze West
New Site Plan
1. PROJECT:
AGENT:
OWNER:
LOCA TION:
DESCRIPTION:
F. Intracoastal Park
Maior Site Plan Modification
1. PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Ocean Breeze West (NWsP 05-030)
Bradley Miller, Miller Land Planning
Consultant, Inc.
Boynton Associates L TD
801 North Seacrest Boulevard
Request for site plan approval to
construct 37 fee-simple townhouse
units, recreation amenities and related
site improvements on 3.44 acres in the
Multi-family Residential (R-3) zoning
district.
f'~~ ~ n/fJ/c.J
Intracoastal Pavilion (MsPM 05-013)
David Stump, Project Manager, City of
Boynton Beach
City of Boynton Beach
2240 North Federal Highway
Request for major site plan modification
to construct a 12,800 square foot two-
story community center on the 8.88-acre
Intracoastal Park zoned REC.
-AI:- Old Business:
A. Ocean Breeze Direct Incentive Application and Agreement
-/1
Vii .V.
//
New Business:
A. Consideration of the CRA Bond Issuance #2 and Approval of
Resolution 05-13
VIII. Comments by Board Members
IX. Comments by Board Attorney
X. Comments by Staff
XI. Future Project Preview
A. Ocean One - December 15, 2005
XII. Adjournment
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING &. ZONING DIVISION
MEMORANDUM NO. PZ 05-241
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Dick Hudson, AIC~
Senior Planner /J .
~I\ ((}tV
Michael W. Rumpf
Director of Planning and Zoning
November 30, 2005
Palm Cove/AN EX 05-005-LUAR 05-014
Annex a 4.456-acre portion of the total 7.402-acre property;
Amend the Future Land Use designation from General
Commercial, Local Retail Commercial (City); and Medium
Residential-5 and Commercial High/5 (Palm Beach County) to
Special High Density Residential; and
Rezone the property from C-3 Community Commercial, C-4
General Commercial (City); and RM Residential and CG General
Commercial (County) to PUD Planned Unit Development
Property Owner:
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
PROJECT DESCRIPTION
Multiple owners
East Coast Communities, Inc/Ruden McCloskey
Approximately one-quarter mile north of Gulfstream Boulevard
between Federal Highway and Old Dixie Highway (Exhibit "AfT)
:1:7.402 acres
General Commercial, Local Retail Commercial (City) and Medium
Residential-5 and Commercial High/5 (Palm Beach County)
C-3 Community Commercial, C-4 General Commercial (City) and
RM Residential and CG General Commercial (Palm Beach County)
Special High Density Residential (SHDR)
PUD Planned Unit Development
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
BOYNTON BEACH
Requested CRA Date Final Materials Must be
Meetin!! Dates Turned
into CRA Office
December 28,2004 ('\oon)
Requested eRA
'leetin!! Dates
0 January 11. 2005
0 February 8. 2005
0 March 8, 2005
0 April 12, 2005
0 :vtay ] 0,2005
0 June 9,2005
o July 12,2005
o August 9. 2005
o September 13 2005
o October I] 2005
o November 8, 2005
o November 17. 2005
. December 13,2005
January 25, 2005 (Noon)
February 22, 2005 (Noon)
:vtarch 29, 2005 (Noon)
April 26, 2005 (Noon)
May 26,2005 (;-";oon)
NATURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
o
o
Old Business
\lew Business
DATE:
12/7/05
SUBJECT SUMMARY PARAGRAPH:
Date Final Materials 'Hust be Turned into
CR.\ Office
June 28, 2005 (Noon)
July 26,2005 (:\oon)
August 30, 2005 (Noon)
September 27, 2005(Noon)
October 25,2005 ('\oon)
November 29,2005 (Noon)
.
o
o
Legal
Future Agenda Items
Other Item
East Coast Communities is seeking a land use amendment, zoning change, annexation, street
abandonment and site plan approval for a 7.4 acre site to develop 121 fee simple townhomes in Planning
Area V of the Federal Highway Corridor. CRA staff requested enhanced architectural treatment of
buildings fronting S. Federal Highway and Old Dixie Highway and fencing and gateways at Federal and
Old Dixie. Applicant complied with these requests.
RECOMMENDATION:
CRA staff finds the site plan, land use amendment, zoning change, road abandonment and annexation to
be consistent with the intent of the draft Design Guidelines, the 2020 Plan and the Federal Highway
Corridor Redevelopment Plan. Approval of applicants requests is recommended.
FISCAL IMPACT:
Current ad valorem revenue is $30,9188. As proposed, taxable value is approximately $46,150,000.
AL TERNATIVES:
Do not approve applicants requests.
CRA STAFF:
Vivian L. Brooks
Planning Director
C\Documents and Settmgs\peopless\Local Settings\Temporary Internet Files\OLK35B\Palm CoveAgenda (2) doc
Page 2
File Number: ANEX 05-005jLUAR 05-014
Name: Palm Cove
Proposed Use:
Townhouse Community
Adjacent Uses:
North:
To the northeast, property designated Special High Density
Residential (SHDR) and zoned IPUD Infill Planned Unit
Development approved for the Oceanside multi-family
development and currently occupied by a real estate sales office.
To the northwest, the right-of-way of Miller Road, then developed
residential property lying in unincorporated Palm Beach County,
designated Medium Residential 5 and zoned RM - Multi-Family
Residential (medium density)
South:
To the southeast, property designated Special High Density
Residential (SHDR) and zoned IPUD Infill Planned Unit
Development currently under development as Bayfront, a multi-
family community. To the southwest, developed property
designated General Commercial and zoned C-4 General
Commercial.
East:
The right-of-way of Federal Highway, then property designated
Special High Density Residential (SHDR) and zoned IPUD Infill
Planned Unit Development currently being developed as
Waterside, a townhouse community.
West:
The rights-of-way of Old Dixie Highway and the FEC Railroad,
then property designated Conservation and zoned Recreation
(Sea crest Scrub).
EXECUTIVE SUMMARY
Staff recommends approval of the requested annexation, land use amendment and rezoning for
the following reasons:
1. The requested annexation is consistent with the City's annexation policy; the property is
contiguous to properties lying within the City of Boynton Beach, and forms a reasonably
compact addition to the city boundaries;
2. The future land use amendment is consistent with the policies of City's adopted
Comprehensive Plan, particularly the portion of policy 1.16.1 defining the Special High
Density Residential land use relative to redevelopment planning, urban densities and
housing opportunities;
3. The proposed redevelopment plan is consistent with the vision and recommendations of
the Federal Highwav Corridor Community Redevelooment Plan; and,
4. The requested land use amendment and rezoning meet the criteria for review, as
required in the Land Development Regulations.
Page 3
File Number: ANEX 05-005jLUAR 05-014
Name: Palm Cove
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 7.402 acres. Because of
the size of the property under consideration, the Florida Department of Community Affairs
classifies this amendment as a "small scale" amendment. A "small-scale" amendment is
adopted prior to forwarding to the Florida Department of Community Affairs and is not reviewed
for compliance with the state, regional and local comprehensive plans prior to adoption.
Master/Site Plan Analysis
The Land Development Regulations require approval of a master plan concurrent with approval
of a rezoning to the PUD Planned Unit Development district. A site plan approval may take the
place of the master plan, as is requested in this case.
The site plan proposes a 121-unit townhouse development at a gross density of 16.34 dwelling
units per acre (dujac). Structures, for the most part, are each a combination of two and three
stories; however, a series of three-story units are placed along the north property line.
Principal ingressjegress for the project is from Federal Highway, with secondary egress only to
Old Dixie Highway. The internal circulation streets form a grid-like pattern with garage access
for the residents opening onto these roadways. Pedestrian circulation is separated from the
roadways, reducing potential conflicts with vehicular circulation. Recreation amenities,
including a tot-lot, swimming pool, two-story clubhouse and passive areas form a central core
for the development.
In conformance with regulations each unit is provided with two parking spaces. These are in
internal garages. Additionally, parking is required for the recreation area, bringing the total
parking requirement to 252 spaces. The developer is providing an additional twenty-six spaces,
either as parallel spaces or in 900 configured spaces along the internal streets.
Buildings fronting on Federal Highway are provided with 20.5-foot setbacks. Those fronting on
Old Dixie are set back approximately 70 feet from the existing edge of pavement, but only 10
feet from the property line, this because of the position of the pavement within the 80-foot
right-of-way. Side setbacks for the structures on the north are approximately 11 feet, mirroring
those of the proposed adjacent development, and approximately 45 feet on the south, with the
exception of the southern building fronting on Old Dixie Highway, which is set back between
17.5 feet and 23.3 feet.
Since a site plan is substituting for a master plan, as required for rezoning to the PUD district, a
more comprehensive discussion of the details will be provided by staff as a part of the review of
the corresponding site plan.
Review Based On Criteria
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map.
Page 4
File Number: ANEX 05-005jLUAR 05-014
Name: Palm Cove
Pursuant to Section 9.C.2(2) of the Land Development Regulations, when reviewing requests
for annexation, staff is not required to review the petition against the eight (8) criteria by which
land use amendments and rezonings are to be reviewed as indicated in Section 9.C.7. when the
proposed zoning is consistent with zoning or land use recommendations contained in the
Comprehensive Plan. Usually in those instances, staff analysis relates only to consistency with
other relevant portions of the Comprehensive Plan, the city's annexation program and service
capability. In this instance, however, the property under consideration is a combination of
lands lying within the City as well as lands proposed for annexation. In addition, the requested
land use designation and rezoning are for a change to residential uses; therefore, a review
based on the criteria is warranted.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to, a prohibition against any increase in
dwelling unit density exceeding 50 in the hurricane evacuation zone without written
approval of the Palm Beach County Emergency Planning Division and the City's risk
manager. The planning department shall also recommend limitations or
requirements, which would have to be imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
Over the past several years, the City has seen a shift from the perpetuation of small commercial
uses along the corridor to residential uses, particularly those with densities greater than 10.8
units per acre. Higher density development was facilitated by the City's Comprehensive Plan
through the establishment of the Special High Density Residential classification, intended to
support redevelopment in the coastal area. Land use amendments and rezonings, which
change designations from commercial use to residential use are particularly consistent with two
policies in the Comprehensive Plan:
''Policy 1.17.1 The City shall continue to discourage additional commercial and industrial
uses beyond those which are currently shown on the Future Land Use Map, except where
access is greatest and impacts on residential land uses are least"; and
''Policy 1.19.7 The City shall continue to change the land use and zoning to permit only
residential or other non-commercial uses in areas where the demand for commercial uses
will not increase, particularly in the Coastal Area. /I
The subject property is located in Planning Area V (Entrances to the City) in the Federal
Highwav Corridor Community RedeveloDment Plan, which was adopted by the City on May 16,
2001. The plan's recommendations for this planning area include the following:
"Encourage a variety of housing. Develop intensity standards that allow for a
variety of housing styles and types at intensities that will assist in supporting the
downtown area and general economic expansion." (p. 80); and
"Require a transition to the adjacent gateway neighborhoods. Create
development standards in the city entrance communities that establish a logical
transition to the gateway communities. Building scale, massing and placement should
Page 5
File Number: ANEX 05-005jLUAR 05-014
Name: Palm Cove
be less intense than that of the adjacent planning areas, but substantial enough to
announce an arrival in the City." (p. 81)
In concert with the recommendations cited, the residential density of the proposed
development will help to support the downtown commercial core, as well as the recognized
commercial nodes in the corridor. In addition, it is proposed at a scale and massing that will
provide a transition into the downtown area, where development standards allow greater
densities and more intense massing of buildings.
b. Whether the proposed rezoning would be contrary to the established land use
pattern or would create an isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual property
owner as contrasted wIth the protection of the public we/fare.
The proposed rezoning would not create an isolated district, but would relate to the adjacent
lands to both the southeast, where the Bayfront is being developed, to the east, across Federal
Highway where Waterside is under construction, and to the northeast where the Oceanside
project has been approved.
c. Whether changed or changing conditions make the proposed rezoning desirable.
The request for conversion of parcels designated for commercial uses and single-family
residential to multi-family residential for condominium and townhouse development has become
more prevalent in the Federal Highway corridor in the last four years. Often the conversion
serves to remove marginal, and sometimes undesirable, commercial uses. Additionally,
adoption of the IPUD regulations in June 2002 provided an attractive incentive for
redevelopment and infill projects on smaller parcels in the Federal Highway corridor. These two
changes in conditions serve to make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The Palm Beach County Traffic Division determined that the proposed residential project is
located within the designated Coastal Residential Exception Areas of the county and therefore
exempt from concurrency analysis. The Division, however, would not yet approve the project
for concurrency because of some questions regarding trip generation rates and build-out dates;
therefore, a revised study will be required for the Traffic Division to determine that the project
meets the Traffic Performance Standards of Palm Beach County. No building permits will to be
issued by the City until the Traffic Division approves the traffic study for concurrency purposes
The project is estimated to require a total of 52,000 gallons of potable water per day. The
City's water capacity, as increased through the purchase of up to 5 million gallons of potable
water per day from Palm Beach County Utilities, would meet the projected demand for this
project. Additionally, sufficient sanitary sewer and wastewater treatment capacity is currently
available to serve the projected total of 23,500 gallons per day.
Page 6
File Number: ANEX 05-005jLUAR 05-014
Name: Palm Cove
With respect to solid waste, the Palm Beach County Solid Waste Authority has stated that
adequate capacity exists to accommodate the county's municipalities throughout the 10-year
planning period. The School District of Palm Beach County has reviewed the application and
has determined that adequate capacity exists to accommodate the resident population. The
City's Fire Rescue and Police Departments have reviewed the application and determined that
current staffing levels would be sufficient to meet the expected demand for services. Lastly,
drainage will also be reviewed in detail as part of the review of the site plan approval, and must
satisfy all requirements of the city and local drainage permitting authorities.
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby properties/ or would affect the property values of
adjacent or nearby properties.
As stated above in response to Criterion "b", the proposed land use and zoning would be
consistent with those approved for adjacent properties to the northeast (Oceanside), east
(Waterside) and southeast (Bayfront) of the subject property. Any effects on property values
would be positive.
f. Whether the property is physically and economically developable under the existing
zoning.
The property is currently developed with a variety of uses, including commercial and single-
family residential. The economic viability of these uses is questionable, considering the
transition to high density residential uses that is occurring with redevelopment of the corridor
under the guidelines of the Federal Highwav COrridor Community RedeveloDment Plan.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the city as a whole.
The requested annexation, land use amendment and rezoning present the opportunity for
redevelopment in a highly visible entrance corridor to the City and will also support the current
trend toward greater residential uses in this area, economic revitalization, and downtown
redevelopment.
h. Whether there are adequate sites elsewhere in the city for the proposed use/ in
districts where such use is already allowed.
Residential densities of 20 dujac are permitted in the Federal Highway corridor to encourage
infill development and redevelopment. There are a limited number of sites elsewhere in the city
where residential development could occur at a density of 10.8 dujac; however, those sites do
not offer the opportunity for redevelopment and infill development that this location affords.
Nor would development of those available sites serve to promote the goals of the Community
Redevelopment Agency and the Federal Highwav Corridor Communitv RedeveloDment Plan.
CONCLUSIONS! RECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will
not create additional impacts on infrastructure that cannot be accommodated by existing
Page 7
File Number: ANEX 05-005/LUAR 05-014
Name: Palm Cove
capacities; will be compatible with adjacent land uses and will contribute to the overall
economic development of the City. Therefore, staff finds or recommends:
1. That the requested annexation is consistent with the City's annexation policy, the
property is contiguous with properties lying within the City of Boynton Beach, and forms
a reasonably compact addition to the city boundaries; therefore the annexation should
be approved;
2. That the City Commission, acting as the Local Planning Agency, finds the proposed
amendments consistent with the Comprehensive Plan; and,
3. That the requested land use amendment and rezoning meet or exceed the criteria for
review, as required in the Land Development Regulations; and.
4. That the proposed redevelopment plan is consistent with the VISion and
recommendations of the Federal Highwav Corridor Community Redevelooment Plan;
therefore,
5. The requested land use amendment and rezoning be approved.
If the Community Redevelopment Agency Board or the City Commission recommends
conditions, they will be included as Exhibit "B".
ATTACHMENTS
S:\Planning\SHARED\WP\PROJECTS\PARKSIDE aka Miller Road\LUAR\STAFF REPORT NEW.doc
LOCATION MAP
Palm Cove (a.k.a. Miller Road)
ANEX 05-005 & LUAR 05-014
Exhibit A
!
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$
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300
150
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300 Feet A
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-223
TO:
Chair and Members
Community Redevelopment Agency Board and City Commission
FROM:
Michael W. Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP c;.L
Planner it
THRU:
DATE: December 7, 2005
SUBJECT: Abandonment of a portion of a 30-foot right-of-way (Miller Road)
ABAN 05-008
NATURE OF REOUEST
Ms. Kim Glas-Castro of Ruden McClosky is requesting to abandon a portion of a semi-improved 30-foot right-of-way,
located on the east side of Old Dixie Highway. The subject right-of-way, named Miller Road, is located
approximately 1,250 feet south of the intersection Old Dixie Highway and Federal Highway. The abandonment
request was submitted on September 21,2005. The portion of the platted right-of-way to be abandoned is 30 feet
in width and approximately 450 in length. It is described as follows:
A portion of the right-of-way of Miller Road as shown on the Plat of "Killian's Park", according to the Plat
thereof, as recorded in Plat Book 23, Page 195, of the Public Records of Palm Beach County, Florida,
described as follows:
Beginning at the southwest corner of Lot 6 of said "Killian's Park"; thence east, along the north right-of-way
line of said Miller Road, a distance of 450.00 feet; thence south 08033'15" west, along the east right-of-way
line of Miller Road, a distance of 30.34 feet; thence west, along the south right-of-way line of Miller Road, a
distance of 445.49 feet; thence north, a distance of 30.00 feet, to the point of beginning.
The following is a description of the land uses and zoning districts of all properties that surround the subject right-
of-way.
North -
Developed single-family homes, classified County Medium Residential (County RM-5) and
zoned County Multi-family Residential (County RM);
South -
Partially developed residential property, classified County Medium Residential (County
RM-5) and zoned County Residential Multi-family (County RM)
East
Undeveloped property, classified County Commercial High (County CH-5) and zoned
County General Commercial (CG); and
West -
Right-of-way for Old Dixie Highway, then further west is right-of-way for the Florida East
Coast (FEC) Railroad.
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
BOYNTON BEACH
Requested CRA Date Final Materials 'lust be
Meetin!! Dates Turned
into CRA Office
December 28,2004 ("1oon )
Requested CRA
'Ieetin!! Dates
0 January 11,2005
0 February 8, 2005
0 March 8. 2005
0 April 12, 2005
0 May 10, 2005
0 June 9, 2005
o July 12,2005
o August 9 2005
o September 13.2005
o October II 2005
o November 8, 2005
o :\ovember 17,2005
. December 13.2005
January 25,2005 (Noon)
February 22, 2005 (Noon)
March 29, 2005 (:\olm)
April 26, 2005 (Noon)
May 26, 2005 (Noon)
NA TURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
o Old Business
o New Business
DATE:
12/7/05
SUBJECT SUMMARY PARAGRAPH:
Date Final Materials Must be Turned into
CRA Office
June 28,2005 (Nocm)
July 26, 2005 (Noon)
August 30,2005 (:\oon)
September 27, 2005(Noon)
October 25,2005 (Noon)
November 29,2005 (Noon)
. Legal
o Future Agenda Items
o Other Item
East Coast Communities is seeking a land use amendment, zoning change, annexation, street
abandonment and site plan approval for a 7.4 acre site to develop 121 fee simple townhomes in Planning
Area V of the Federal Highway Corridor. CRA staff requested enhanced architectural treatment of
buildings fronting S. Federal Highway and Old Dixie Highway and fencing and gateways at Federal and
Old Dixie. Applicant complied with these requests.
RECOMMENDATION:
CRA staff finds the site plan, land use amendment, zoning change, road abandonment and annexation to
be consistent with the intent of the draft Design Guidelines, the 2020 Plan and the Federal Highway
Corridor Redevelopment Plan. Approval of applicant's requests is recommended.
FISCAL IMPACT:
Current ad valorem revenue is $15,624. As proposed, taxable value is approximately $46,150,000.
AL TERNATIVES:
Do not approve applicant's requests.
CRA STAFF:
Vivian L. Brooks
Planning Director
CIDocuments and SettingslpeoplesslLocal SettingslTemporary Internet FileslOLK35BIPalm CoveAgendadoc
Page 3
Memorandum No. PZ 05-223
ABAN 05-008
Excluding Florida Power and Light (FP&L), all public utility providers have indicated that they have no objection to
the applicant's request for abandonment. A dedication of a utility easement would provide the necessary protection
FP&L is seeking and grant the City and other utility agencies, legal access to the property for maintenance or
upgrade purposes.
It should be noted that Miller Road is a County road and Palm Beach County was notified of the proposed
annexation of property abutting their right-of-way. The Palm Beach County Planning Division and Engineering
Division are requesting the City consider an adequate (vehicular) turn-around area at the end of Miller Road for the
benefit of the remaining homes located on Miller Road, outside the boundaries of the subject project (see Exhibit
"e" - Conditions of Approval).
RECOMMENDATION
Staff has determined that the portion of the subject right-of-way to be abandoned does not serve a public purpose,
and therefore is recommending approval of the request to abandon a portion of the 30-foot unimproved roadway as
described above, subject to the comments included in Exhibit "0" - Conditions of Approval. Any additional
conditions recommended by the Community Redevelopment Agency Board meeting or City Commission will be
placed in Exhibit "0" - Conditions of Approval accordingly.
S:\Planning\SHARED\WP\PROJECTS\Palm Cove (aka Miller Rd Project)\ABAN 05-008\Staff Report.doc
Page 2
Memorandum No. PZ 05-223
ABAN 05-008
BACKGROUND
Although not indicated on the sketch, the applicant has informed staff that the substandard roadway is 13,432
square feet or 0.308 acres in area. Exhibit A - "Location Map" shows the general vicinity of the roadway to be
abandoned. Approximately 260 feet of Miller Road immediately east of Old Dixie Highway would remain intact to
serve the three (3) parcels remaining on the north side of the street which are not part of the proposed 121
townhouse development called Palm Cove. The remaining section of Miller Road, approximately 450 feet in length
and running east, would be totally within the proposed Palm Cove project. Exhibit "B"- "Proposed Abandonment"
shows the exact location and dimensions of the subject site in conjunction with its legal description. The subject
right-of-way lies within the boundaries of the Killian's Park plat. The plat, originally approved on December 6, 1951
(see Exhibit "C"), included 29 individual lots. The intent of this abandonment request is to integrate the abandoned
portion of the right-of-way into the design of the accompanying site plan (NWSP 05-031). Therefore, approval of
this abandonment request is subject to the approval of the accompanying request for annexation (ANEX 05-005),
land use amendment / rezoning (LUAR 05-014), and aforementioned site plan (see Exhibit "D" - Conditions of
Approval).
The Killian's Park plat also contains a reverter clause, which states "reserving however, unto themselves, their heirs,
assigns or legal representatives, the reversion or reversions of same, whenever abandoned by, the pubic, or
discontinued by law". The City makes no representation regarding the impact of the reversionary language on title
to the adjacent properties. The adjacent property owners have been informed of the existence of the reversionary
issue. Redevelopment or expansion of the adjacent properties following abandonment would require the property
owners to establish proof of clear title as a condition of redevelopment or expansion (see Exhibit "D" - Conditions of
Approval).
ANALYSIS
When a right-of-way, such as this substandard roadway, is abandoned, the ownership of the abandoned land is
transferred from the City of Boynton Beach to the abutting property owner(s). Typically, two (2) properties would
be affected by an abandonment request. Normally, one-half of the right-of-way is conveyed to one (1) abutting
property owner and the other half is conveyed to the other abutting property owner. In this case, the right-of-way
would be located totally within the proposed Palm Cove townhouse project. Adequate public notice was given to all
affected property owners in accordance with Chapter 22, Article III, Section 4 of the Land Development
Regulations. All public utility companies have been notified and the abandonment request has been advertised in
the local newspaper.
A summary of the responses from the utility companies and city staff is noted as follows:
CITY DEPARTMENTS/DIVISIONS
Engineering
Public Works / Utilities
Planning and Zoning
No objection
No objection
No objection
PUBLIC UTILITY COMPANIES
Florida Power and Light
BellSouth
Florida Public Utilities Company
Cable Company (Adelphia)
Cable Company (Comcast)
Approval with conditions (see Exhibit "D" - Conditions of
Approval).
No objection
No objection
No objection
N/A
.
LOCATION MAP
Palm Cove (Miller Rd) Abandonment
Exhibit "A"
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EXHIBIT B
SKETCH AND DESCRIPTION
RIGHT-OF-WAY
A PORnON OF 'MILLER ROAD'
"KILLIAN'S PARK"
PLA T BOOK 23. PACE 195. PALM BEACH COUNTY RECORDS
SCALE: 1" = 80'
LOT 75
LEGAL DESCRIP770N: RICHT-OF-WA Y ABANDONMENT
A PORnON OF THE RIGHT-OF-WAY OF MILLER ROAD AS SHOWN ON THE PLAT OF "KILLIAN'S
PARK~ ACCORDING TO THE PLAT THEREOF; ASRECOR()Ef) IN PLAT BOOK 23, PAGE /95 OF THE
PUBUC RECORDS OF PALM BEACH COUNTY, nORIDA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 6 OF SAID-KILL/AN'S PARK"; THENCE EAST.
ALONG THE NORTH RIGHT-OF-WAY UNE' OF SAID MILLER ROAD, A DISTANCE OF 450.00 FffT;
THENCE SOUTH08;J3'/S" Kf'ST. ALOfl/G THE EAST R/GHT-OF-WA Y UNE OF MIlLER ROAD. A
mSTANCE OF JO.34 FEET; THENCE ~ST. ALONG THE SOUTH RIGHT-OF-WAY UNE OF MILLER
ROAD, A DISTANCE OF 445.49 FEET; THENCE NORTH, A DISTANCE OF 30.00 FEET, TO THE POINT
OF BEGINNING.
LEGEND:
POll - PaNT OF BtGINN/NG
POC - POINT OF COII/JENCEAIOlT
SURVEYOR'S CER71F1CA TE:
I HEREBY CERTIFY THA T 1HIS "SKETCH AND DESCRIPTION" IS T1WE: AND
CORRECT ro THE BEST OF MY KNO'fItEOGC AND BEUCF. I F1.JRTHCR CCRTIFY
THA7.THIS SKETCH ~ THE M1N/MI.IM fEPJ9oYCloL$lANDAR()S AS SC7
FORTH SY 'THE: F1.0RJ0A.8OARO OF~Al W~If:YOI?S ANO
w.PPERS IN CHAPTER 6/G/7-6, F1.~~J.O)IINf$JiWM COOE
PtmSUANT TO seCTION .472-027, ']:~;J:-~T~'~.I/rs. ", ~.
SURIlEYOR'S NOTES:
I. NOT VALID 'MTHOiJT THE SIGNA TURE AND ORIGINAl. RAlSCD
SfAI. OF A FLORII)A /JCENSCO SI.IR~ .. MAPPER.
2.8EARlNGS SffOI+N HEREON ARE REV. T1~ TO i<ILLlAN'., PAl'll("
AS RECORDED IN PUt T BOOK 2J, PAGe 195. OF THE PUBUC
RECOf{()$ OF PAL" BEI\CH COUNTY FLORIDA, AND ARE
RE:f"F:RRED ro AN ASSUMED BEARING OF EAST ALONG THE:
NORTH RIGHT-OF-WAY UlfE OF'MILLER ROAD.
~ 1HS ISNQT A LAND SlfRlCY.
ABS$LUTE
SURVEYING INC.
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EXHIBIT "D"
Conditions of Approval
Project name: Palm Cove (Miller Road) Abandonment
File number: ABAN 05-008)
I DEP ARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
P ARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
1. Approval of this abandonment request is subject to the approval of the
accompanying request for annexation (ANEX 05-005), land use amendment I
rezoning (LUAR 05-014), and site plan (NWSP 05-031).
2. The plat contains a reverter clause, which states "reserving however, unto
themselves, their heirs, assigns or legal representatives, the reversion or
reversions of same, whenever abandoned by, the pubic, or discontinued by
Conditions of Approval
2
DEP ARTMENTS INCLUDE REJECT
law". The adjacent property owners have been informed of the existence of
the reversIOnary Issue. Redevelopment or expansIOn of the adjacent
properties following abandonment would require the property owners to
establish proof of clear title as a condition of redevelopment or expansion.
3. Provide a vehicular turn-around area at the eastern terminus of Miller Road,
which meets Engineering and Public Work standards. However, if Palm
Beach County determines that improvements are not required, then no
modification will be needed to the current configuration of Miller Road as
depicted on the accompanying site plan (NWSP 05-031).
PUBLIC UTILITY PROVIDERS
Comments:
4. Florida Power & Light: FP&L has no objection to the above referenced
abandonment as long as currently there are no existing FP&L distribution
facilities within the requested area. A boundary survey will need to be
provided to FP&L to determine the exact pole locations. Should FP&L
facilities exist in the portion of Miller Road requesting to be vacated, there are
two (2) options:
An easement must be granted to cover the existing FP&L facilities prior to
the right-of-way abandonment; or
The customer pays all costs associated with the removal and / or relocation of
existing FP&L facilities. It will be the customer's responsibility to provide
the necessary easement to cover any relocated facilities.
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
5. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
6. To be determined.
S:\planningISHAREDlWPIPROJECTSIPalm Cove (aka Miller Rd Project)\ABAN 05-008ICOA.doc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Palm Cove (Miller Road) Abandonment
APPLICANT'S AGENT: Kim Glas-Castro of Ruden McClosky
APPLICANT'S ADDRESS: 222 Lakeview Avenue #800 West Palm Beach, FL 33401
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 3, 2006
TYPE OF RELIEF SOUGHT: Request to abandon approximately 450 feet of the Miller Road right-of-way
(Killian's Park plat).
LOCATION OF PROPERTY: On the east side of Old Dixie Highway, approximately 1,250 feet south of the
intersection of Old Dixie Highway and Federal Highway
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the findings
and recommendation of the Community Redevelopment Agency Board, which Board found as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the relief
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 relief 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 relief 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 Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED:
City Clerk
S:\Planning\SHAREDIWP\PROJECTS\Palm Cove (aka Miller Rd Project)\ABAN 05-008\DO.doc
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 05-215
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Dick Hudson, AICP W--
Senior Planner 11.
---JV1~ V'
Michael W. Rumpf J l
Director of Planning and Zoning
November 1, 2005
Gulfstream Gardens II/ANEX 05-004 & LUAR 05-012
Annex a portion of the property, amend the future land use
designations from CH/5 Commercial High Intensity with an
underlying 5 du/ac residential potential (Palm Beach County),
Local Retail Commercial (LRC) and General Commercial (GC) to
Special High Density Residential (SHDR) and rezone the
properties from CG General Commercial (Palm Beach County)
and C-3 Community Commercial to PUD Planned Unit
Development.
Property Owner( s):
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
PROJECT DESCRIPTION
Palm Beach Chinese Christian Chapel, Inc, Parbhubhai K. Patel
and Howard K. Britt
Gulfstream Gardens, LLC/Miller Land Planning Consultants, Inc.
Approximately 1f4 mile north of the intersection of Gulfstream
Boulevard between Federal Highway and Old Dixie Highway
(Exhibit "A'')
:t5.4 7 acres
CH/5 (Palm Beach County), Local Retail Commercial (LRC) and
General Commercial (GC)
CG General Commercial (Palm Beach County), C-3 Community
Commercial and C-4 General Commercial
Special High Density Residential (SHDR)
Page 2
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
Proposed Zoning:
PUD Planned Unit Development
Proposed Use:
108 multi-family dwelling units in Phase II of the Gulfstream
Gardens development containing a total of 307 units
Adjacent Uses:
North:
To the northeast, property within the City of Boynton Beach
currently being developed as a multi-family residential project
(Bayfront) classified Special High Density Residential (SHDR) and
zoned IPUD Infill Planned Unit Development. To the northwest,
developed (residential) property lying in Palm Beach County
designated CHIS and zoned CG General Commercial
South:
Property designated Special High Density Residential (SHDR) and
zoned PUD Planned Unit Development approved for development
as multi-family residential (Gulfstream Gardens I)
East:
Right-of-way of Federal Highway then property in Palm Beach
County designated CHIS and zoned CG General Commercial
West:
Rights-of-way of Old Dixie Highway and the FEC railroad then
property designated Conservation (C) and zoned REC Recreation
(Seacrest Scrub)
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The requested annexation is consistent with the City's annexation policy; the property is
contiguous to properties lying within the City of Boynton Beach, and forms a reasonably
compact addition to the city boundaries;
2. The future land use amendment is consistent with the policies of City's adopted
Comprehensive Plan, particularly the portion of policy 1.16.1 defining the Special High
Density Residential land use relative to redevelopment planning, urban densities and
housing opportunities;
3. The proposed redevelopment plan is consistent with the vision and recommendations of
the Federal Highwav Corridor Communitv Redevelooment Plan; and,
4. The requested land use amendment and rezoning meet the criteria for review, as
required in the Land Development Regulations.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 5.47 acres. Because of
the size of the property under consideration, the Florida Department of Community Affairs
Page 3
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
classifies this amendment as a "small scale" amendment. A "small-scale" amendment is
adopted prior to forwarding to the Florida Department of Community Affairs and is not reviewed
for compliance with the state, regional and local comprehensive plans prior to adoption.
Master/Site Plan Analysis
The Land Development Regulations require approval of a master plan concurrent with approval
of a rezoning to the PUD Planned Unit Development district. A site plan approval may take the
place of the master plan, as is requested in this case.
The site plan for Gulfstream Gardens Phase II continues the overall design of Phase I lying to
the south, which was approved on October 5, 2005. General ingress and egress to the property
is from Phase I, with only an external emergency access being provided from Old Dixie
Highway. The internal circulation is provided by 24' wide bidirectional drives. The circulation
layout appears maze-like and somewhat inconvenient for residents living near the center of this
second phase of development. Staff recommends that access and circulation pattern be
improved by converting the emergency access to a secondary ingress/egress driveway to Old
Dixie Highway.
Residential units are contained in 10 three-story buildings each containing 11 units. Four of the
buildings surround a central recreation area containing a swimming pool, cabana and spa. One
building is parallel to Federal Highway, with another perpendicular to the roadway. One
building is parallel to Old Dixie Highway.
Unit sizes and configurations range from a two bedroom/two bath unit type containing 1,265
sq. ft. under air, up to a three bedroom/three and one-half bath unit type containing 2,515 sq.
ft. under air. All of the units have porches, patios and decks. Required parking for residents
and the recreation area total 221 spaces; the site plan shows a total of 249 spaces provided in
a combination of internal garages, carports and regular parking spaces.
Since a site plan is substituting for a master plan, as required for rezoning to the PUD district, a
more comprehensive discussion of the details will be provided by staff as a part of the review of
the corresponding site plan.
Review Based On Criteria
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map.
Pursuant to Section 9.C.2(2) of the Land Development Regulations, when reviewing requests
for annexation, staff is not required to review the petition against the eight (8) criteria by which
land use amendments and rezonings are to be reviewed as indicated in Section 9.C.7. when the
proposed zoning is consistent with zoning or land use recommendations contained in the
Comprehensive Plan. Usually in those instances, staff analysis relates only to consistency with
other relevant portions of the Comprehensive Plan, the city's annexation program and service
capability. In this instance, however, the property under consideration is a combination of
Page 4
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
lands lying within the City as well as lands proposed for annexation. In addition, the requested
land use designation and rezoning are for a change to residential uses; therefore, a review
based on the criteria is warranted.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to/ a prohIbition against any increase in
dwelling unit density exceeding 50 in the hurricane evacuation zone without written
approval of the Palm Beach County Emergency Planning Division and the Citys risk
manager. The planning department shall also recommend limitations or
requirements/ which would have to be imposed on subsequent development of the
prope~ in order to comply with policies contained in the comprehensive plan.
Over the past several years, the City has seen a shift from the perpetuation of small commercial
uses along the corridor to residential uses, particularly those with densities greater than 10.8
units per acre. Higher density development was facilitated by the City's Comprehensive Plan
through the establishment of the Special High Density Residential classification, intended to
support redevelopment in the coastal area. Land use amendments and rezonings, which
change designations from commercial use to residential use are particularly consistent with two
policies in the Comprehensive Plan:
"Policy 1.17.1 The City shall continue to discourage additional commercial and industrial
uses beyond those which are currently shown on the Future Land Use Map/ except where
access is greatest and impacts on residential land uses are least/~. and
"Policy 1.19.7 The City shall continue to change the land use and zoning to permit only
residential or other non-commercial uses in areas where the demand for commercial uses
wi/I not increase/ particularly in the Coastal Area. //
The subject property is located in Planning Area V (Entrances to the City) in the Federal
Highwav Corridor Community Redevelooment Plan, which was adopted by the City on May 16,
2001. The plan's recommendations for this planning area include the following:
"Encourage a variety of housing. Develop intensity standards that allow for a
variety of housing styles and types at intensities that will assist in supporting the
downtown area and general economic expansion." (p. 80); and
"Require a transition to the adjacent gateway neighborhoods. Create
development standards in the city entrance communities that establish a logical
transition to the gateway communities. Building scale, massing and placement should
be less intense than that of the adjacent planning areas, but substantial enough to
announce an arrival in the City." (p. 81)
In concert with the recommendations cited, the residential density of the proposed
development will help to support the downtown commercial core, as well as the recognized
commercial nodes in the corridor. In addition, it is proposed at a scale and massing that will
Page 5
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
provide a transition into the downtown area, where development standards allow greater
densities and more intense massing of buildings.
b. Whether the proposed rezoning would be contrary to the established land use
pattern, or would create an isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual property
owner as contrasted with the protection of the public welfare.
The proposed rezoning would not create an isolated district, but would relate to the adjacent
lands to both the south, where the Gulfstream Gardens Phase I is located, and to the northeast
where Waterside, a project with similar densities and the same land use designation is located.
The three single-family buildings located in the unincorporated area on the northwest of the
property are designated and zoned for commercial development and the structure fronting on
Old Dixie Highway appears to have a commercial use.
c. Whether changed or changing conditions make the proposed rezoning desirable.
The request for conversion of parcels designated for commercial uses to multi-family residential
for condominium and townhouse development has become more prevalent in the Federal
Highway corridor in the last four years. While not the case in this instance, often the
conversion serves to remove marginal, and sometimes undesirable, commercial uses.
Additionally, adoption of the IPUD regulations in June 2002, provided an attractive incentive for
redevelopment and infill projects on smaller parcels in the Federal Highway corridor. These two
changes in conditions serve to make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The City's water capacity, as increased through the purchase of up to 5 million gallons of potable
water per day from Palm Beach County Utilities, would meet the projected potable water for this
project (project estimated to require a total of 46,000 gallons per day). Local piping and
infrastructure improvements may be required, especially on the water delivery system for the
project, depending upon the final project configuration and fire-flow demands. These local
improvements would be the responsibility of the site developer and would be reviewed at the
time of permitting. Sufficient sanitary sewer and wastewater treatment capacity is currently
available to serve the projected total of 22,000 gallons per day.
A traffic impact analysis was sent to the Palm Beach County Traffic Division for concurrency
review in order to ensure an adequate level of service. On September 22, 2005, the Palm Beach
County Traffic Division determined that the proposed residential project is located in the county
designated Coastal Residential Exception area and therefore, meets the Traffic Performance
Standards of Palm Beach County.
The City's Fire Rescue and Police Departments have reviewed the application and determined
that current staffing levels would be sufficient to meet the expected demand for services. With
respect to solid waste, in a letter dated December 18, 2001 the Palm Beach County Solid Waste
Authority has stated that adequate capacity exists to accommodate the county's municipalities
Page 6
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
throughout the lO-year planning period. The School District of Palm Beach County has reviewed
the application and has determined that adequate capacity exists to accommodate the resident
population. Lastly, drainage will also be reviewed in detail as part of the review of the site plan
approval, and must satisfy all requirements of the city and local drainage permitting authorities.
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby properties/ or would affect the property values of
adjacent or nearby properties.
As stated above in response to Criterion "b", the proposed land use and zoning would be
consistent with those of adjacent properties to both the northeast and south of the subject
property. Any effects on property values would be positive.
f. Whether the property is physically and economically developable under the existing
zoning.
The property is currently developed with a variety of uses, ranging from a church on Old Dixie
Highway to a motel and electric service company on Federal Highway. The economic viability
of these uses is questionable, considering the transition to residential uses that is occurring with
redevelopment of the corridor under the guidelines of the Federal Highwav Corridor Community
Redevelooment Plan.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the city as a whole.
The requested land use amendment and rezoning present the opportunity for redevelopment in
a highly visible entrance corridor to the City and will also support the current trend toward
greater residential uses in this area, economic revitalization, and downtown redevelopment.
The project proposed for the property is a continuation of the development lying immediately to
the south. The addition of these 5.47 acres to the project will give the final development a total
of 15.46 acresr and be one of the more sizeable residential developments in the corridor; similar
in size to the Villa del Sol project, which was approved in 2000. The proposed pricing of the
unitsr starting in the $300rOOOs, is on the lower end of the scale for residential units in the
corridor.
h. Whether there are adequate sites elsewhere in the city for the proposed use/ in
districts where such use is already aI/owed.
Residential densities of 20 dujac are permitted in the Federal Highway corridor to encourage
infill development and redevelopment. There are a limited number of sites elsewhere in the city
where residential development could occur at a density of 10.8 dujac; howeverr those sites do
not offer the opportunity for redevelopment and infill development that this location affords.
Nor would development of those available sites serve to promote the goals of the Community
Redevelopment Agency and the Federal Highwav Corridor Community Redevelooment Plan.
Page 7
File Number: ANEX 05-004 LUAR 05-012
Name: Gulfstream Gardens II
CONCLUSIONS I RECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will
not create additional impacts on infrastructure that cannot be accommodated by existing
capacities; will be compatible with adjacent land uses and will contribute to the overall
economic development of the City. Therefore, staff recommends:
1. That the requested annexation is consistent with the City's annexation policy, the
property is contiguous with properties lying within the City of Boynton Beach, and forms
a reasonably compact addition to the city boundaries; therefore the annexation should
be approved;
2. That the City Commission, acting as the Local Planning Agency, finds the proposed
amendments consistent with the Comprehensive Plan; and,
3. That because the requested land use amendment and rezoning meet or exceed the
criteria for review, as required in the Land Development Regulations; and.
4. The proposed redevelopment plan is consistent with the vision and recommendations of
the Federal Highwav Corridor Communitv Redevelooment Plan; therefore,
5. The requested land use amendment and rezoning be approved.
If the Community Redevelopment Agency Board or the City Commission recommends
conditions, they will be included within Exhibit "B".
ATTACHMENTS
S:\Planning\SHARED\WP\PROJECTS\Gulfstream Gardens\Gulfstream Gardens II\LUAR\STAFF REPORT GULFSTREAM Il.doc
LOCATION MAP
Gulfstream Gardens II
ANEX 05-004 & LUAR 05-012
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BOYNTON BEACH
CRA STAFF:
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
Vivian L. Brooks
Planning Director
C:IDocuments and SettingslpeoplesslLocal SettingslTemporary Internet FileslOLK35BIGulfstreamGardensllagenda.doc
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
,. '.-. - .,
BOYNTON BEACH
Requested CR\ Date Final Materials Must be
Medin!! Dates Turned
into CRA Office
December 28, 2004 (Noon)
Requested CRA Date Final Materials "lust be Turned into
~leetin!! Dates CR\ Office
0 January 11, 200S
0 February 8, 200S
0 March 8. 200S
0 April 12, 200S
0 'vlay 10, 200S
0 June 9, 200S
February 22, 200S (:\oon)
o July 12, 200S June 28, 200S ("'oon)
o August 9, 200S July 26, 200S (Noon)
o September 13, 200S August 30, 200S (:\oon)
o October 1 L 200S September 27. 200S\,'oon)
o :\ovember 8. 20uS October 2S, 200S (Noon)
o :\ovember 17 200S :\ovember 29. 200S (:\oon)
. December 13, 200S
January 2S, 200S (Noon)
March 29, 200S (:\oon)
Apnl 26, 200S (Noon)
May 26. 200S (:\oon)
NA TURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
o Old Business
o New Business
. Legal
o Future Agenda Items
o Other Item
DATE:
12/7/05
SUBJECT SUMMARY PARAGRAPH:
Gulfstream Gardens is requesting site plan approval, land use amendment, zoning change and
annexation for a proposed Phase II to their previously approved Phase I of the Gulfstream Gardens
development. Phase II is immediately adjacent to the north of Phase I on a 5.47 acre parcel located
approximately % mile north of Gulfstream Blvd. between S. Federal Highway and Old Dixie Highway. 110
townhouse units are proposed in Phase II. However, only 109 units are permitted.
Applicant was requested by CRA staff to upgrade the architectural elements on the Federal and Old Dixie
building fronts. Applicant complied with this request. Applicant was also requested to create
connections from the Federal and Old Dixie units to the public sidewalks. Applicant complied with this
request on Federal. However, there is no direct connection from individual units on the Old Dixie frontage
creating a gated community impression.
RECOMMENDATION:
CRA staff generally finds the site plan, land use amendment, zoning change and annexation to be
consistent with the intent of the draft Design Guidelines, the 2020 Plan and the Federal Highway Corridor
Redevelopment Plan with the exception of the Old Dixie frontage. Approval of applicant's requests is
recommended with the condition of creating connections from individual units to the proposed sidewalk
at Old Dixie Highway and conditions of approval stated in Exhibit "C" of City Planning Report.
FISCAL IMPACT:
Current ad valorem revenue is $39,421. As proposed, taxable value will be approximately $41,705,593.
AL TERNATIVES:
Do not approve applicant's requests.
C\Documents and Setllngs\peopless\Local Settings\Temporary Internet Files\OLK35B\GulfstreamGardensllagendadoc
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-204
STAFF REPORT
FROM:
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Eric Lee Johnson, AICP q)-
Planner (J
TO:
THROUGH:
Michael W. Rumpf
Director of Planning and Zoning
DATE:
December 7, 2005
PROJECT NAME I
NUMBER:
Gulfstream Gardens II PUD I NWSP 05-028
REQUEST:
New site plan approval to construct 110 fee-simple townhouses on a 5.47-
acre parcel in the PUD Planned Unit Development zoning district
PROJECT DESCRIPTION
Property Owner: Multiple owners, including:
Palm Beach Chinese Christian Chapel, Inc.
Parbhubhai K. Patel
Howard K. Britt
Applicant: Gulfstream Gardens, LLC
Agent: Bradley D. Miller, AICP with Miller Land Planning Consultants, Inc.
Location: Approximately one-quarter (114 )-mile north of the intersection of
Gulfstream Boulevard between Federal Highway and Old Dixie Highway
(Exhibit "A" - Location Map)
Parcel Size: ::1::5.47 acres
Existing Land Use: CHIS (Palm Beach County), Local Retail Commercial (LRC) and General
Commercial (GC)
Proposed Land Use: Special High Density Residential (SHDR)
Existing Zoning: CG General Commercial (Palm Beach County), C-3 Community
Commercial and C-4 General Commercial
Proposed Zoning: PUD Planned Unit Development
Proposed Use: 110 townhouse units
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 2
Adjacent Uses:
North:
South:
East:
West:
To the northeast, property within the City of Boynton Beach currently
being developed as a multi-family residential project (Bayfront) classified
Special High Density Residential (SHDR) and zoned IPUD Infill Planned
Unit Development. To the northwest, developed (residential) property
lying in Palm Beach County designated CHIS and zoned CG General
Commercial;
Property designated Special High Density Residential (SHDR) and zoned
PUD Planned Unit Development approved for development as multi-family
residential (Gulfstream Gardens I);
Right-of-way of Federal Highway then property in Palm Beach County
designated CHIS and zoned CG General Commercial; and
Rights-of-way of Old Dixie Highway and the FEC railroad then property
designated Conservation (C) and zoned REC Recreation (Seacrest Scrub).
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject request for new site plan approval were mailed a
notice of this request and its respective hearing dates. The applicant certifies that they posted signage
and mailed notices in accordance with Ordinance No. 04-007.
BACKGROUND
Site Characteristic: According to the survey, the subject property is comprised of several lots forming a
parallelogram-shaped parcel, nearly 5.47 acres in size. A portion of the property is
located outside the city limits within a small enclave of unincorporated Palm Beach
County. The applicant submitted accompanying requests to annex (ANEX 05-004)
the property into the city and to rezone it (LUAR 05-012) to PUD. Therefore,
approval of the site plan is contingent upon the approval of the accompanying
annexation and rezoning requests (see Exhibit "c" - Conditions of Approval). The
survey shows the site contains several one (1) and two (2)-story buildings, asphalt
areas, chain-link fences, and a lift station. All would be removed as a result of the
proposed development. The survey also shows that a cell tower and its
maintenance building are currently located at the southwest corner of the parcel.
The cell tower is proposed to remain as legal non-conforming pursuant to the city's
regulations. The site plan for Gulfstream Gardens Phase II continues the overall
design of Phase I lying to the south, which was approved on October 5, 2005. The
survey shows that highest ground elevation (18.76 feet above sea level) of the
subject property occurs at the center, near the existing one (1)-story church. It
should be noted that the property lies within Study Area V of the Federal Highway
Corridor Community Redevelopment Plan, which earmarks the site for higher
residential densities.
Proposal:
The applicant proposes to develop the subject property with 110 townhouse units.
Townhouses are permitted uses in the PUD zoning district. The maximum density
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 3
Concurrency:
Traffic:
Utilities:
allowed by the Special High Density Residential (SHDR) land use is 20 dwelling
units per acre, which would allow for 109 units. The site proposes 110 townhouses
units and therefore, exceeds the project's maximum allowable density. The site
plan will have to be modified to show one (1) less dwelling unit (see Exhibit "C"-
Conditions of Approval).
ANALYSIS
A traffic impact analysis was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. On September
19, 2005, the Palm Beach County Traffic Division determined that the proposed
residential project is located in the county designated Coastal Residential Exception
area and therefore, meets the Traffic Performance Standards of Palm Beach
County. However, the County is recommending the provision of an exclusive left-
turn lane onto the project access driveway on Federal Highway (see Exhibit "C"-
Conditions of Approval).
The City's water capacity, as increased through the purchase of up to 5 million
gallons of potable water per day from Palm Beach County Utilities, would meet the
projected potable water for this project (project estimated to require a total of
46,000 gallons per day). Local piping and infrastructure improvements may be
required, especially on the water delivery system for the project, depending upon
the final project configuration and fire-flow demands. These local improvements
would be the responsibility of the site developer and would be reviewed at the time
of permitting. Sufficient sanitary sewer and wastewater treatment capacity is
currently available to serve projected total of 22,000 gallons per day, subject to the
applicant making a firm reservation of capacity, following approval of the site plan
(see Exhibit "C" - Conditions of Approval).
Police/Fire: Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services.
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review. All South Florida Water Management District permits and other
drainage related permits must be submitted at time of building permit (see Exhibit
"C" - Conditions of Approval).
School: The proposed project is located within the School District of Palm Beach County
Concurrency Service Area (CSA) #19. The District determined that adequate
capacity exists to accommodate the projected resident children.
Driveways: The plans show that this phase of Gulfstream Gardens would primarily utilize the
points of ingress / egress proposed from the first phase. The approved Gulfstream
Gardens Phase I site plan shows that the project would have two (2) points of
ingress / egress. The main driveway opening (within Phase I) is currently approved
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 4
at Federal Highway, approximately 520 feet south of the north property line. Each
of the two ingress and egress lanes are approved at 12 feet in width. They would
be separated by a 12-foot wide landscaped median. The exit lane would allow for
right-turn only (south) traffic movements onto Federal Highway. The second point
of ingress / egress (from Phase I) is approved at Old Dixie Highway, approximately
72 feet north of the south property line. The site plan shows that this is a narrower
opening (24 feet in width) than the one approved at Federal Highway. However,
this would allow for both right-turn (north) and left-turn (south) traffic movements
onto Old Dixie Highway. Both driveway openings would be restricted with a
decorative gate. It should be noted that an alternate point of ingress / egress is
proposed within Phase II. This driveway opening would contain stabilized sod and
be limited to emergency vehicles. However, staff recommends finishing this
driveway for full ingress / egress to be used by the residents. Staff justifies this
additional driveway by the large number of units proposed (throughout Phase I and
Phase II combined) compared with the general remoteness of the other entrances
within Phase I. Phase I and II are a master planned community and it should
perform as such. Furthermore, the plan exhibits some new urbanism qualities, and
creating additional access points helps to further that type of design concept (see
Exhibit "C" - Conditions of Approval). The applicant prefers to keep the opening as
designed. Staff understands that their reluctance to add this third entrance is
attributed to its cost.
Parking Facility: One (1)-bedroom dwelling units require one and one-half (1.5) parking space per
unit. Two (2) and three (3)-bedroom dwelling units require two (2) parking spaces
per unit. The project proposes 20 one (1)-bedroom units, 60 two (2)-bedroom
units, and 30 three (3)-bedroom residential units, and a recreation area and
therefore, 215 parking spaces are required. The floor plans show that each unit
would have either a one (1) or two (2)-car garage for a total of 150 parking spaces.
In addition, the site plan (sheet CE-2) shows 41 carport spaces and 52 regular
parking spaces are also proposed, for a total of 241 total parking spaces or an
excess of 26 spaces. The floor plan (sheet A-1) shows that the one (1)-car garage
would be dimensioned 10 feet - two (2) inches in width by 20 feet - two (2) inches
in depth. The floor plan sheet (A-3) shows that the two (2)-car garage would be
dimensioned 18 feet - eight (8) inches in width by 20 feet - two (2) inches in
depth. The site plan shows that the 90-degree parking spaces (under the carport
and regular spaces) would be dimensioned nine (9) feet in width by 18 feet in
depth. The handicap parking stalls would be dimensioned 12 feet in width (with 5-
feet of striping) by 18 feet in depth.
Landscaping: More than one-half (1/2) an acre of the subject property would be set-aside as
"green area". This pervious surface would account for 10.79% of the total site.
The existing tree inventory list (sheet TS-1) indicates the site contains 17 trees for
a total of 64 caliper inches. The plan indicates that two (2) trees would remain and
three (3) trees would be relocated. The master plan list on sheet L-l indicates that
the project would have a total of 173 canopy trees, 112 palm trees, 4,287 shrubs,
and 3,265 groundcover plants. The plans propose 50% native canopy trees and
50% native palm trees. The tree species would include the following: Green
Buttonwood, Italian Cypress, Live Oak, Bald Cypress, Slash Pine, Glaucous Cassia,
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 5
Lagerstomia, Purple Glory Tree, Alexander palm, Medjool Date palm, Royal palm,
and Cabbage palm. The plans propose landscaped areas around the entire
development. In order to ensure proper maintenance of the landscaped areas at
the rear of each unit, staff recommends that they be maintained by the Home
Owners Association or protected as such in the Home Owner's Association
documents, so that no individual property owner removes any of the required plant
material along the perimeter of the PUD (see Exhibit "c" - Conditions of Approval).
The site plan shows that the buildings would be setback at least 16.4 feet from the
east (front) property line along Federal Highway. This buffer would contain a
pedestrian path and a decorative aluminum fence. The landscape plan indicates
that Slash Pine, Royal palm, Medjool Date palm, Purple Glory tree, Purple Showers,
Glaucous Cassia, Gold Mound, and Silver Buttonwood shrubs would be provided
within this buffer. The typical landscape buffer detail shows that the planting area
along Federal Highway would be seven (7) feet in width with another one (i)-foot
set aside for the fence on top of a retain wall, followed by a four (4) foot wide
sidewalk and then a five (5)-foot wide planting strip proposed along each building.
The site plan shows that the buildings would be setback zero (0) feet from the
south (side) property line abutting the Phase I portion of the site plan, and
therefore no additional landscape buffer is required in this area. The site plan
shows that the buildings would be setback 14 feet along the west (rear) property
line, along Old Dixie Highway. Sidewalks are also proposed within this buffer,
leaving five (5) feet of pervious surface between the edge of the sidewalk and the
west property line. However, the intent is to install extra plant material within the
Old Dixie Highway right-of-way (along the west property line of the subject
property) to match that approved in Phase I. The landscape material proposed
within this right-of-way was preliminarily reviewed and approved by the
Engineering Division of Pubic Works. The typical landscape buffer detail shows that
a five (5)-foot wide planting strip is proposed between the west property line and
the six (6)-foot high aluminum fence. A three (3)-foot wide planting strip is
proposed along the west (front) of the building. This strip would contain an array
of plant material. The site plan shows that the buildings would be setback 10.1
feet along the north property line. A sidewalk is proposed within this buffer, similar
to the other landscape buffers. The landscape plan proposes the following plant
material within this buffer: Cabbage palm, Alexander Palm, Italian Cypress, Green
Buttonwood, Slash Pine, and Firebush.
A note on the landscape plan indicates that all above-ground mechanical
equipment such as exterior utility boxes, meters, transformers, and back-flow
preventers would be visually screened with two (2)-foot high Redtip Cocoplum
hedges. Each building would have landscape material proposed along all four (4)
building sides. Select trees would be installed at half the building height.
Building and Site: As previously mentioned, the maximum density allowed by the Special High Density
Residential (HDR) land use classification is 20 dwelling units per acre, which
translates to a maximum of 109 units. The site proposes 110 townhouses units
and therefore, exceeds the project's maximum allowable density. The site plan will
have to be modified to show one (1) less dwelling unit. The site plan tabular data
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 6
indicates that the buildings would account for 2.22 acres or 40.58% of the entire
property. The recreation buildings and pool decks would account for 3.84% of the
site. The remaining portions would be comprised of roadways I driveways,
sidewalks, carports, and pervious surface. The recreation area would
accommodate a swimming pool and a small cabana facility. The recreation area
would be centrally located, easily accessible to all residents within the phase.
According to Chapter 2.5, Section 9.B., when rezoning a property, no minimum lot
size or minimum yard shall be required; provided however, that PUD frontage on
dedicated public roads shall observe front yard requirements in accordance with
the zoning district the PUD use most closely resembles and that peripheral yards
abutting other zoning districts shall be the same as required in the abutting zone.
The abutting land to the northeast is zoned IPUD for the Bayfront townhouse
project. The Bayfront site plan (NWSP 04-002) shows that the buildings are
setback between five (5) feet and 10 feet - six (6) inches from the south property
line. The site plan proposes a side (north) setback of slightly over 10.1 feet. This
would be acceptable. Also, the property to the northwest is located Palm Beach
County's Commercial General (CG) zoning district, which requires a side setback of
15 feet. Again, the side setback for the subject project would be acceptable as
proposed. The abutting land to the south is Phase I of Gulfstream Gardens, zoned
PUD. The site plan shows that the Phase I buildings would be zero (0) feet from
the north property line (Of Phase I). Therefore, no setback is required along the
south property line. However, it should be noted that the proposed south setback
for the buildings proposed within this phase (Phase II) would range between 10
feet to 15 feet. This would be more than adequate. The abutting lands to the
west of the subject property are rights-of-way for Old Dixie Highway and the
Florida East Coast Railroad. Therefore, no required setback is germane to the west
boundary. In any case, the site plan proposes a 14-foot rear (west) setback.
Similarly, to the east of the subject site is right-of-way for Federal Highway.
Located within an enclave of unincorporated Palm Beach County, the commercial
properties east of Federal Highway are zoned Gc. Again, no setback from the east
(front) property line (per Chapter 2.5, Section 9.B.), is warranted by abutting
properties due to the separation distance between the subject site from CG-zoned
properties across Federal Highway. The site plan shows the buildings would be
setback 16.4 feet from the east property line.
The site plan proposes 10 three (3)-story buildings throughout the entire
development. They are labeled #19 through #28 because this is the second phase
of the two (2)-phased Gulfstream Gardens project. The unit sizes range between
1,601 square feet (1,265 square feet under air) to 3,191 square feet (2,600 square
feet under air). The applicant is not proposing any solid-roof enclosures. The
intent is that homeowners would be allowed to have screen-enclosures where the
ground floor concrete slabs are under the second story balcony. The elevations
show that the mean roof height of the three (3)-story buildings would be 37 feet.
The peak of the roof would be 42 feet - six (6) inches in height. The PUD allows a
building height of up to 45 feet. The site plan shows that a buffer wall/fence
material would surround the entire development. The development would also
have several carports within the parking areas. The elevations show that the
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 7
carports would be 17 feet - seven (7) inches in height and allow for an opening of
nine (9) feet - two (2) inches. The Wall Detail (sheet H-6) shows the buffer wall
would be six (6) feet in height. The decorative Type "A" Column would be seven
(7) feet in height and would be spaced 18 feet apart. The Aluminum Fence Detail
(sheet H-6) shows the aluminum fence with the same decorative columns. The
cabana building would be one (l)-story. It would be dimensioned 11 feet - six (6)
inches in height (mean height level). The detail of the freestanding outdoor lighting
poles show that each tapered fiberglass pole would be 16 feet in height with a
decorative spun aluminum top.
Design:
Associated with the proposed type of townhouse developments are a wide variety
of possible building designs (i.e. contemporary, traditional, Spanish-Mediterranean,
etc.). The developer describes the proposed architectural style as "Old French
Country". The design, as proposed, would provide for a sense of separation
between units. The articulation of the front fa<;ade would relieve the monotony
and possibly lessen the perceived density typical of townhouse developments.
The elevations show the roofing material would consist of either brown Hanson
Nordic Maple or Nordic Redwood flat roof tile. The exterior finish of the walls
would be rough textured stucco. The applicant is proposing two (2) color schemes.
The Sherman Williams paints are as follows:
Scheme 1 Color
Main Body SW 7050 Useful Gray
Accent SW 7045 Intellectual Grav. SW 7046 Anonymous
Doors and
Shutters SW 6494 Lakeshore
Trims & Band SW 7009 Pearly White
Scheme 2 Color
Main Body SW 6133 Muslin
Accent SW 6135 Ecru, SW 6138 Artifact
Doors and
Shutters SW 6472 Comoosed
Trims & Band SW 7005 Pure White
It is staff's opinion that the colors of Phase II are compatible with the colors of
Phase I despite the fact that the developer is using a different paint manufacturer
(Sherwin Williams versus MAB). Staff has no objections to the proposed building
colors, architectural style, or roof type. The subject development would be
consistent and compatible with the newer, recently approved townhouse projects
approved within the vicinity. However, within the subject project, staff
recommends matching the roof styles between the buildings and carports (see
Exhibit "c" - Conditions of Approval).
Staff Report - Gulfstream Gardens II PUD (NWSP 05-028)
Memorandum No PZ 05-204
Page 8
The elevations indicate that the buildings would be accented with white aluminum
single hung windows, decorative brackets, stucco score lines, metal decorative
shutters, horizontal sliding doors, decorative louvers, and aluminum picket railing.
The project would also have shade trellises and spa trellises located within the
recreation areas and water fountains located in select locations.
Signage:
This phase of the project is ineligible for additional project signage and no
additional signs are proposed.
RECOMMENDATION:
Staff has reviewed this request for new site plan approval and recommends approval, contingent upon the
approval of the corresponding request for annexation (ANEX 05-004) and rezoning (LUAR 05-012) and
subject to satisfying all comments indicated in Exhibit "c" - Conditions of Approval). Any additional
conditions recommended by the Board or City Commission shall be documented accordingly in the
Conditions of Approval.
5:\Planning\SHARED\WP\PROJECTS\Gulfstream Gardens\Gulfstream Gardens II\NWSP 05-028\Staff Report.doc
LOCATION MAP
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EXHIBIT "C"
Conditions of Approval
Project name: Gulfstream Gardens II
File number: NWSP 05-028
Reference: 2nd review plans identified as a New Site Plan with a November 18, 2005 Planning and Zoning
Department date stamp marking
,
DEP ARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
1. Prior to permit application contact the Public Works Department (561-742-
6200) regarding the storage and handling of refuse per the CODE, Section
10-26 (a).
2. It appears that the compactor for Phase I will also be used for Phase II.
Adjustments to the frequency of pickup may be required to handle the
additional waste stream.
PUBLIC WORKS - Traffic
Comments: None
ENGINEERING DIVISION
Comments:
3. Full drainage plans, including drainage calculations, in accordance with the
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permitting.
4. No off-site landscaping would be allowed without consent from the
Engineering Division of Public Works. The proposed plant material within
the right-of-way should not be included within the plant list because it is not a
part of the property.
UTILITIES
Comments:
5. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with
20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section
16, or the requirement imposed by insurance underwriters, whichever is
greater (CODE, Section 26-16(b)).
6. Add a Permanent Sampling Station on the west side of Building 26.
7. The City's water capacity, as increased through the purchase of up to 5
million gallons of potable water per day from Palm Beach County Utilities,
COA.doc
12/07/05
2
DEPARTMENTS INCLUDE REJECT
would meet the projected potable water for this project (project estimated to
require a total of 46,000 gallons per day). Local piping and infrastructure
improvements may be required, especially on the water delivery system for
the project, depending upon the final project configuration and fire-flow
demands. These local improvements would be the responsibility of the site
developer and would be reviewed at the time of pem1itting. Sufficient
sanitary sewer and wastewater treatment capacity is cunently available to
serve projected total of 22,000 gallons per day, subject to the applicant
making a firm reservation of capacity, following approval of the site plan. I
FIRE
Comments: None
POLICE
Comments: None
I BUILDING DIVISION
I I
Comments: !
8. Buildings three-stori es or higher shall be equipped with an automatic
sprinkler system per F.S. 553.895. Fire protection plans and hydraulic
calculations shall be included with the building plans at the time of permit
application,
9. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may
not, therefore, be used for landscape irrigation where other sources are readily i
I available.
10. A water-use permit from SFWMD is required for an irrigation system that I
utilizes water from a well or body of water as its source. A copy of the permit
shall be submitted at the time of permit application, F.S. 373.216.
11. If capital facility fees (water and sewer) are paid in advance to the City of
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
A The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
B If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
C The number of dwelling units in each building. I
D The number of bedrooms in each dwelling unit. i
E The total amount paid and itemized into how much is for water and how \
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
COA.doc
12/07/05
3
DEP ARTMENTS INCLUDE REJECT
12. At time of permit review, provide a completed and executed CBB Unit of
Title form. The form shall describe all lots, parcels, or tracts combined as one
lot. A copy of the recorded deed with legal descriptions, of each property that
is being unified, is required to be submitted to process the form. The property
owner that is identified on each deed shall match.
13. At time of building permit application, submit verification that the City of
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be provided:
A A legal description of the land.
B The full name of the project as it appears on the Deve]opment Order and
the Commission-approved site plan.
C If the project is a multi-family project, the building numberls must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
D The number of dwelling units in each building.
E The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(t)) I
14. Pursuant to approval by the City Commission and all other outside agencies,
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must incorporate
all the conditions of approval as listed in the development order and approved
by the City Commission.
15. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shall be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
16. The garage for the handicapped adaptable units shall comply with the FFHA,
24 CFR 100.205.
17. Calculations for the percent of permitted wall openings shall be provided at
this review stage and comply with 2004 FBC, Section 704.8.
PARKS AND RECREATION
Comments:
18. Park impact fee 108 units @ $771.00/unit=$83,268.00
COA.doc
12/07/05
4
DEP ARTMENTS
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
19. Approval of this site plan is contingent upon the accompanying request for
annexation (ANEX 05-004) and land use amendment 1 rezoning (LUAR 04-
012). At the time of permitting, indicate these two (2) applications on the site
Ian tabular data.
20. The Special High Density Residential (SHDR) land use classification allows
for up to 20 dwelling unit per acre. Based on the project acreage, the site
plan would be limited to a total of 109 dwelling units. At the time of
permitting, eliminate one (1) dwelling unit and submit a rectified sitc plan so
that there are no more than 109 dwellin units.
21. As part of its projected concurrency review, Palm Beach County Traffic
Division is recommending the provision of an exclusive left-turn lane onto
the roject access drivewa on Federal Hi hwa (within Phase I).
22. The existing telecommunication tower is a legally non-conforming use. As
such, any modification or relocation of the towcr shall be in conformance
with Cha ter 10 of the LDR's.
23. Provide a detail of the fencing proposed around the telecommunication tmver.
An ei ht (8) foot fence or wall shall be re uired around the facili .
24. At the time of permitting, on the site plan tabular data, correct the number of
provided parking so that it accurately corresponds with the graphic
re resentation.
25. At the time of
, rovide a floor Ian of the one (1 -bedroom unit.
26. The project must obtain approval from the School District of Palm Beach
County regarding school concurrency prior to the issuance of a building
permit. It would be preferable to have this approval prior to the Community
Redevelo ment A enc Board meetin .
27. All building elevations, including the clubhouse, should correctly indicate
paint manufacturer's name and color codes (Chapter 4, Section 7.D.). The
paint details proposed on the elevations should correspond and match with
the aint swatches.
28. All trees, if ro osed as trees, must be at least 12 feet in hei ht and three (3)
INCLUDE
REJECT
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COA.doc
12/07/05
5
DEP ARTMENTS INCLUDE REJECT
caliper inches at the time of their installation (Chapter 7.5, Article II, Section
5.C.2.).
29. Fifty percent (50%) of all site landscape materials must be native species
(Chapter 7.5, Article II, Section 5.P). Please categorize as follows: Canopy
trees, Palm trees, Shrubs & Groundcover. On the landscape plan), indicate
the total quantities within each category and their native percentages.
30. The plans propose landscaped areas around the entire development. In order
to ensure proper maintenance of the landscaped areas at the rear of each unit,
staff recommends that they be maintained by the Home O\vners Association
or protected as such in the Home Owner's Association documents, so that no
individual property owner removes any of the required plant material along
the perimeter of the PUD.
31. Because there is no master landscape plan, staff recommends that the plant
material and landscape design of Phase II be consistent with the same in
Phase I (in perpetuity).
32. Staff recommends matching the roof styles between the buildings and
carports. The tile roof styles can either be Nordic Maple or Nordic Redwood.
33. Staff recommends substituting the emergency ingress / egress point (proposed
at the northwest comer of the subject phase) with a third point of access to be
used by the residents only.
ADDITlOINAL COMMUNITY REDEVELOPMENT AGENCY
COMMENTS:
Comments:
34. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
35. To be determined.
MWR/elj
S:\Planning\SHARED\WP\PROJECTS\Gulfstream Gardens\Gulfstream Gardens II\NWSP 05-028\COA.doc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME:
Gulfstream Gardens"
AGENT:
Mr. Bradley Miller, AICP with Miller Land Planning Consultants, Inc.
AGENTS ADDRESS:
298 Pineapple Grove Way Delray Beach, FL 33444
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 3, 2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 109 townhouse units on
5.47 acres in the PUD zoning district.
LOCATION OF PROPERTY: West side of Federal Highway, approximately % miles north of
Gulfstream Boulevard
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency Board, which Board found
as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief 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 relief 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 relief 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 Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED:
City Clerk
S.\Planning\SHARED\WP',PROJECTS\Gulfstream Gardens\Gul(stream Gardens ll\NWSP 05-028\DO doc
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BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
BOYNTON BEACH
Requested CRA Date Final Materials Must be
Meetin2 Dates Turned
into CRA Office
D January 11,2005 December 28, 2004 (Noon,)
D February 8, 2005 January 25, 2005 (Noon)
D .'v1arch 8, 2005 February 22, 2005 (Noon)
D April 12, 2005 March 29, 2005 (Noon)
D May 10,2005 April 26, 2005 (Noon)
D June 9, 2005 May 26, 2005 (Noon)
NA TURE OF
AGENDA ITEM
D Consent Agenda
D Director's Report
DATE:
12/7/05
SUBJECT SUMMARY PARAGRAPH:
Requested CRA Date Final Materials Must be Turned into
Meetin2 Dates CRA Office
D July 12, 2005 June 28, 2005 (Noon)
D August 9, 2005 July 26, 2005 (?\loon)
D September 13, 2005 August 30, 2005 (Noon)
D October 11, 2005 September 27, 2005(Noon)
0 November 8, 2005 October 25, 2005 (Noon)
D November 17, 2005 November 29, 2005 (Noon)
. December 13,2005
D Old Business . Legal
D New Business D Future Agenda Items
D Other Item
Gulfstream Gardens is requesting site plan approval, land use amendment, zoning change and
annexation for a proposed Phase II to their previously approved Phase I of the Gulfstream Gardens
development. Phase II is immediately adjacent to the north of Phase I on a 5.47 acre parcel located
approximately Y4 mile north of Gulfstream Blvd. between S. Federal Highway and Old Dixie Highway. 110
townhouse units are proposed in Phase II. However, only 109 units are permitted.
Applicant was requested by CRA staff to upgrade the architectural elements on the Federal and Old Dixie
building fronts. Applicant complied with this request. Applicant was also requested to create
connections from the Federal and Old Dixie units to the public sidewalks. Applicant complied with this
request on Federal. However, there is no direct connection from individual units on the Old Dixie frontage
creating a gated community impression.
RECOMMENDA TION:
CRA staff generally finds the site plan, land use amendment, zoning change and annexation to be
consistent with the intent of the draft Design Guidelines, the 2020 Plan and the Federal Highway Corridor
Redevelopment Plan with the exception of the Old Dixie frontage. Approval of applicant's requests is
recommended with the condition of creating connections from individual units to the proposed sidewalk
at Old Dixie Highway and conditions of approval stated in Exhibit "C" of City Planning Report.
FISCAL IMPACT:
AL TERNA TlVES:
Current ad valorem revenue is $39,421. As proposed, taxable value will be approximately $41,705,593.
Do not approve applicant's requests.
C:IDocuments and SettingslpeoplesslLocal SettingslTemporary Internet FileslOLK35BIGulfstreamGardensllagenda,doc
BOYNTON BEACH
eRA STAFF:
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
Vivian L. Brooks
Planning Director
C:\Documents and Settings\peopless\Local Settings\Temporary Internet Files\OLK35B\GulfstreamGardensllagenda.doc
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-233
STAFF REPORT
TO:
Chair and Members
Community Redevelopment Agency Board and City Commission
THRU:
FROM:
Michael Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP ~
Planner U
December 7, 2005
DATE:
PROJECT NAME/NO:
Palm Cove / NWSP 05-031
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner: Multiple owners (see file)
Applicant: East Coast Communities, Incorporated
Agent: Kim Glas-Castro / Ruden McClosky
Location: On the east side of Old Dixie Highway, approximately 1,250 feet south of
the intersection of Old Dixie Highway and Federal Highway (Location Map
- Exhibit "A")
Existing Land Use: County MR-5 and County CH/5
Existing Zoning: County Multi-family Residential (RM) and County Commercial General
(CG)
Proposed Land Use: Special High Density Residential (SHDR - 20 du/ac)
Proposed Zoning: Planned Unit Development (PUD)
Proposed Use: 121 fee-simple townhouse units
Acreage: ::i::7.402 acres
Adjacent Uses:
North:
Northwest are developed single-family lots located in unincorporated Palm
Beach County with a Medium Residential (County MR-5) land use
classification and zoned Multi-family Residential (County RM). Northeast
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
BOYNTON BEACH
Requested CR-\ Date Final Materials Must be
\leetine Dates Turned
into eRA Office
0 January II. 2005 December 28,2004 (Noon.)
0 February 8, 2005 January 25,2005 (Noon)
0 March 8. 2005 February 22, 2005 (Noon)
0 April 12, 2005 March 29, 2005 (Noon)
0 May 10. 2005 Apnl 26, 2005 (Noon)
0 June 9, 2005 May 26, 2005 (Noon)
NA TURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
DATE:
12/7/05
SUBJEeT SUMMARY PARAGRAPH:
Requested CR-\
Meetine Dates
o July 12.2005
o August 9, 2005
o September 13,2005
o October] I 2005
o November 8. 2005
o November 17. 2005
. December] 3,2005
o Old Business
o New Business
Date Final Materials Must be Turned into
CR-\ Office
June 28, 2005 (J\oon)
July 26.2005 ('\oon)
August 30, 2005 ('Joan)
September 27. 2005(C\!00n)
October 25, 2005 (!\oon)
NO\'ember 29,2005 ('\oon)
. Legal
o Future Agenda Items
o Other Item
East eoast eommunities is seeking a land use amendment, zoning change, annexation, street
abandonment and site plan approval for a 7.4 acre site to develop 121 fee simple townhomes in Planning
Area V of the Federal Highway eorridor. eRA staff requested enhanced architectural treatment of
buildings fronting S. Federal Highway and Old Dixie Highway and fencing and gateways at Federal and
Old Dixie. Applicant complied with these requests.
REeOMMENDATION:
eRA staff finds the site plan, land use amendment, zoning change, road abandonment and annexation to
be consistent with the intent of the draft Design Guidelines, the 2020 Plan and the Federal Highway
eorridor Redevelopment Plan. Approval of applicant's requests is recommended.
FlseAL IMPAeT:
eurrent ad valorem revenue is $15,624. As proposed, taxable value is approximately $46,150,000.
AL TERNATIVES:
Do not approve applicant's requests.
eRA STAFF:
Vivian L. Brooks
Planning Director
C\Documents and Settings\peopless\Local Settings\Temporary Internet Files\OLK35B\Palm CoveAgenda.doc
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 2
is property earmarked for townhouses (Oceanside), with a Special High
Density Residential (SHDR) land use classification and zoned Infill Planned
Unit Development (IPUD);
South:
Southwest is partially developed property with a General Commercial (GC)
land use classification and zoned General Commercial (C-4). Southeast is
earmarked for townhouses (Bayfront), with a Special High Density
Residential (SHDR) land use classification and zoned Infill Planned Unit
Development (IPUD);
East:
Right-of-way for Federal Highway, then farther east is property earmarked
for townhouses (Waterside), with a Special High Density Residential
(SHDR) land use classification and zoned Infill Planned Unit Development
(IPUD); and
West:
Right-of-way for Old Dixie Highway, then farther west is right-of-way for
the Florida East Coast (FEC) railroad.
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject site plan were mailed a notice of this request and its
respective hearing dates. The applicant certifies that they posted signag€ and mailed notices in
accordance with Ordinance No. 04-007.
Site Characteristic: The subject property is comprised of several irregular-shaped parcels under
multiple ownership totaling 7.402 acres. The property lies within an enclave of
unincorporated Palm Beach County, adjacent to Study Area V of the Federal
Highway Corridor Redevelopment Plan. The survey shows the location of Miller
Road and several easements that traverse the site. The traffic study indicates the
existing land uses consist of four (4) single-family homes and 1,400 square feet of
commercial space. No ground elevations were shown on the survey.
BACKGROUND
Proposal:
Kim Glas-Castro with Ruden McClosky, agent for the applicant, is proposing a new
site plan for 121 fee-simple townhouse units. As previously mentioned, the subject
parcel is located in an enclave of unincorporated Palm Beach County. The
developer is simultaneously requesting to annex the property into the city (ANEX
05-005) and rezone to Planned Unit Development (PUD). If successfully annexed,
the property would be located within Study Area V of the Federal Highway Corridor
Redevelopment Plan and would be eligible for the Special High Density Residential
(SHDR) land use classification, which allows up to 20 dwelling units per acre.
Therefore, approval of this project is contingent upon the approval of the
corresponding requests for annexation and land use change / rezoning (LUAR 05-
005). Fee-simple townhouses are permitted uses in the PUD zoning district. Under
the Special High Density Residential land use category, the maximum allowable
project density would allow for 148 dwelling units. However, the project proposes
a total of 121 dwelling units, which equals a density of 16.34 dwelling units per
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 3
Concurrency:
Traffic:
Utilities:
acre. Approval of the project is also contingent upon the successful abandonment
(ABAN 05-008) of a portion of Miller Road (see Exhibit "C" - Conditions of
Approval). It should be noted that Miller Road is a County road and Palm Beach
County was notified of the proposed annexation of property abutting their right-of-
way. The Palm Beach County Planning Division and Engineering Division are
requesting the City consider an adequate (vehicular) turn-around area at the end of
Miller Road for the benefit of the remaining homes located on Miller Road, outside
the boundaries of the subject project (see Exhibit "C" - Conditions of Approval).
The entire project would be built in one (1) phase.
ANALYSIS
A traffic study was sent to the Palm Beach County Traffic Division for concurrency
review in order to ensure an adequate level of service. The Palm Beach County
Traffic Division determined that the proposed residential project is located within
the designated Coastal Residential Exception Areas of the county and therefore
exempt from concurrency analysis. However, the Division still had some remaining
comments on the study (regarding trip generation rates and build-out dates) and
would not yet approve the project for concurrency. Therefore, a revised study
would be required in order for the Traffic Division to determine that the project
meets the Traffic Performance Standards of Palm Beach County. No building
permits are to be issued by the City until the Traffic Division approves the traffic
study for concurrency purposes (see Exhibit "C" - Conditions of Approval).
The City's water capacity, as increased through the purchase of up to 5 million
gallons of potable water per day from Palm Beach County Utilities, would meet the
projected potable water for this project (project estimated to require a total of
52,000 gallons per day). Local piping and infrastructure improvements may be
required, especially on the water delivery system for the project, depending upon
the final project configuration and fire-flow demands. These local improvements
would be the responsibility of the site developer and would be reviewed at the time
of permitting. Sufficient sanitary sewer and wastewater treatment capacity is
currently available to serve the projected total of 23,500 gallons per day, subject to
the applicant making a firm reservation of capacity, following approval of the site
plan (see Exhibit "C" - Conditions of Approval).
Police / Fire: Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services.
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review. All South Florida Water Management District permits and other
drainage related permits must be submitted at time of building permit (see Exhibit
"C" - Conditions of Approval).
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 4
School: The School District of Palm Beach County confirms that adequate capacity exists to
accommodate the proposed 121 dwelling units. The project is located within
Concurrency Service Area (CSA) #19.
Driveways: The project proposes one (1) main point of ingress / egress and an alternate point
of egress-only to the subject site. The main access point would be located on
Federal Highway. The site plan (sheet SP1 of 5) shows that the ingress lane would
be 17 feet in width and the egress lane would be 14 feet in width. Both lanes
would be separated by a round landscape island. This entrance along Federal
Highway would have a vehicular turn-around area (with brick pavers) for those
drivers who do not want to enter the site. The exit lane would allow for right-turn
(south) traffic movements onto Federal Highway. It would not be a gated entrance.
The street system within the development is generally proposed in an east - west
direction. Each two (2)-way drive aisle would have ll-foot wide travel lanes, which
would conform to current engineering standards. Residents would access their
garages via these drive aisles. The sidewalks are proposed separately from the
street system. The site plan shows the alternate point of egress is proposed along
Old Dixie Highway. This driveway opening would be 16 feet in width and would
allow for both right-turn (north) and left-turn (south) traffic movement onto Old
Dixie Highway.
Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per
unit. The project proposes 62 two (2)-bedroom units, 59 three (3)-bedroom units
and a recreation facility. Therefore, based upon the above referenced number of
units and the amenity, the project requires a total of 252 parking spaces. The site
plan shows that each unit would have a two (2)-car garage, which would thus
equate to providing 242 parking spaces. The first floor plan (sheet A1) shows that
each garage would be dimensioned 20 feet in width and 20 feet in depth. The plan
also proposes eight (8) off-street parking spaces. According to the Typical Parking
Stall Detail, the 90-degree parking stalls would be dimensioned nine (9) feet - six
(6) inches in width by 18 feet - six (6) inches in length. The handicap parking
spaces would be dimensioned 12 feet in width (with extra 5-feet of striping) and 18
feet - six (6) inches in length. However, the Parking Stall & Aisle Dimension
drawing shows that the parking stalls would be one-half (1/2)-foot smaller,
contradicting the former drawing. Staff believes that each space would likely
conform to the Parking Stall & Aisle Dimension drawing shown on sheet SPS of 5
because the subject property is located within the Community Redevelopment
Agency (CRA) boundaries and smaller dimensions are allowed. Combining the
garage spaces, parallel spaces, and 90-degree spaces, the site plan would provide
for a total of 278 parking spaces or an excess of 26 parking spaces.
Landscaping: The cover sheet tabular data indicates that 2.18 acres or 29.56% of the site would
be pervious surface. The tree relocation plan (sheet LS-1) indicates the site
contains 52 trees. The species of existing trees are as follows: Strangler Fig, Oak,
Sabal palm, Coconut palm, and Pine. However, none of the trees would be
preserved in place. Furthermore, the applicant informed staff that many of the
trees were damaged due to Hurricane Wilma but that the Cabbage palm trees are
still suitable for relocation. Out of the 52 total trees, 41 of them would be
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 5
relocated elsewhere on-site. The plant list (sheet LS-4) indicates the landscape
plan would provide a total of 207 canopy trees, of which, 77 would be native. This
statistic would not be in compliance with the minimum 50% native requirement.
Therefore, the plant list would have to be revised to comply with the city's native
requirements (see Exhibit "C" - Conditions of Approval). The plant list indicates
that 220 of the 352 (62.5%) palm trees would be native. Also, the landscape plan
would contain 8,987 shrubs / groundcover plants, of which 5,672 (63%) would be
native. In summary, the project would provide for a complimentary mix of canopy
and palm trees. The tree species would include the following: Live Oak,
Calophyllum, Desert Cassia, Bougainvilla, Travelers palm, Dwarf Green Malayan
Coconut palm, Solitaire palm, Senegal Date palm, Medjool Date palm, Royal palm,
and Cabbage palm. Staff understands that the lands remaining outside the
individual fee-simple area would be under the control of the Homeowner's
Association to ensure proper maintenance of the buffer areas.
The site plan (sheet OA1 of 1) shows that the western landscape buffer (adjacent
to Old Dixie Highway) would be at least seven (7) feet - six (6) inches wide at its
narrowest point. The landscape plan shows that this buffer would consist of Tree
Ligustrum, Royal palm, Red Tip Cocoplum, and Dwarf Arboricola. The trees would
be installed every 20 feet. Also, a six (6) foot high perimeter fence (with 6-foot
high decorative columns) is proposed within this buffer, which would be installed
close to, and running parallel with, the west property line. Each unit would have
pedestrian access directly to Old Dixie Highway. All pedestrians would pass
through an entry gate, which would be aluminum with decorative columns. The
precast caps would have a smooth stucco finish.
The site plan (sheet SP1 of 3) shows that the south landscape buffer would be
approximately five (5) feet in width at its narrowest point. The landscape plan
proposes the following plant material: Live Oak, Dessert Cassia, Calophyllum tree,
and a row of hedges. The Calophyllum trees would be installed at a spacing of one
(1) per 25 feet. No wall is proposed along the south property line because the
townhouse project to the south (Bayfront by Southern Homes, Inc.) will have a six
(6) foot high wall along their north property line when the Bayfront project is
completed.
The site plan (sheet SP1 of 3) shows that the north landscape buffer would be over
eight (8) feet in width at its narrowest point. However, a majority of the buffer
would be nearly 11 feet wide. The landscape plan proposes the following plant
material: Calophyllum tree, clusters of Sabal palm, and a row of hedges. A six (6)
foot high wall is proposed along the western half of the north property line. No
wall is proposed along the easternmost half of the northern property line because a
six (6) foot high wall is built on the townhouse project to the north (Oceanside by
Southern Homes, Inc.).
The site plan (sheet SP1 of 5) shows that the east landscape buffer adjacent to
Federal Highway would be nearly 20 feet in width at its narrowest point. It would
contain the following plant material: Tree Ligustrum, Royal palm, and a variety of
shrubs and groundcover. Similar to the other buffers, a six (6) foot high wall /
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 6
fence combination is proposed along the east property line. Bougainvillea plants
would be installed along the street side of the wall / fence. Each unit would have
pedestrian access directly to Federal Highway. All pedestrians would pass through
a pedestrian-entry gate identical to that proposed along Old Dixie Highway.
Building and Site: As previously mentioned, the applicant is requesting to rezone the property to the
PUD zoning district with a density of 16.34 dwelling units per acre. The maximum
density allowed by the Special High Density Residential land use classification is 20
dwelling units per acre. The 121 dwelling units are proposed within 25 separate
buildings on the 7.402-acre site. Each building would contain a varying number of
dwelling units, ranging from two (2) units to seven (7) units. The unit plans (sheet
A-1 through sheet A-26) show the size and configuration of each unit. The floor
plans propose eight (8) model types, ranging from 1,423 square feet to 2,393
square feet of "under roof area". As previously mentioned, the site plan proposes
62 two (2)-bedroom units and 59 three (3)-bedroom units. No individual swimming
pools or screened enclosures are proposed (or allowed) and would be noted as
such within the Home Owners Association documents. Likewise, the developer
does not intend to screen-in the balconies either.
The PUD zoning district allows buildings to reach a maximum height of 45 feet.
The elevations show the buildings would be two (2) to three (3) stories in height,
the tallest of which would be 37 feet - five (5) inches in height measured at the
mid-point of the pitched roof. The height to the peak of the decorative cupola is 41
feet - two (2) inches.
According to Chapter 2.5, Section 9.B., when rezoning a property, no minimum lot
size or minimum yard shall be required; provided however, that PUD frontage on
dedicated public roads shall observe front yard requirements in accordance with
the zoning district the PUD use most closely resembles and that peripheral yards
abutting other zoning districts shall be the same as required in the adjacent zone.
The abutting property to the west is right-of-way for Old Dixie Highway. The
subject project proposes a building setback that ranges between nine (9) feet - six
(6) inches and 10 feet. The property to the north (Oceanside by Southern Homes,
Inc.) is zoned Infill Planned Unit Development (IPUD) and the buildings are
generally setback 11 feet from its south property line (north property line of subject
property). To match, the site plan proposes a building setback of 11 feet from the
north property line. The abutting property to the east is right-of-way for South
Federal Highway. The east setback of the subject project would be 20 feet - six
(6) inches. The abutting property to the south (Bayfront by Southern Homes, Inc.)
is zoned IPUD and the buildings are setback 10 feet - six (6) inches from the north
property line (south property line of subject property). The site plan proposes a
building setback of over 46 feet from the south property line. All proposed building
setbacks have been reviewed by staff and meet the intent of the aforementioned
code.
The main recreation area would be located at the center of the site, centrally
located to all buildings. It would include a swimming pool, offices, storage,
restrooms, locker rooms, and a game room. Staff understands that the mail box
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 7
kiosks would be placed within the mail room of the clubhouse. The site plan
proposes two (2) open space / recreation areas just north of the swimming pool.
An east - west drive aisle separates these open spaces from the main recreation
area. A large tot-lot is proposed north of the open space / recreation area. The
developer intends for the locations of the pool and the tot-lot to provide a
separation between residents with children and residents without children. The
clubhouse design calculations (sheet A-16) indicate that the recreation building
would be over 10,000 square feet in area. The clubhouse elevations (sheet A-17)
show the recreation building would be two (2) stories tall and 30 feet - eight (8)
inches in height. The clubhouse elevation (sheet A-17) does not indicate the actual
roof height but depicts it as a two (2)-story structure.
Design:
The proposed buildings and clubhouse resemble a modern Spanish-Mediterranean
design with textured stucco finish, decorative shutters, key-stone accents,
decorative stucco medallions, and S-tile roof. The elevations show that each
building would have decorative garage doors and tile inlays. The project proposes
multi-colored buildings consisting of the following Porter paints:
Color code Paint Name Color Location
# 6836-1 Classic Cream Light Yellow Main wall
# 6820-2 Pampas Sand Light Brown Main wall
# 6828-3 Italian Saffron Dark Brown Main wall
# 6780-3 Rich Clay Terracotta Main wall
# 7044-4 Summer Pine Forest Green Awnings
The elevations of the clubhouse (sheet A17) show that it would have the same S-
tile roof, stucco finish, and paint colors as that of the townhouse buildings. The
photometric plans (sheet PH-1) propose one (1) type of outdoor freestanding
lighting fixture. The Pole Detail indicates it would be 18-feet in height and made of
fiberglass. Each pole would be painted Hunter Green and have two (2) decorative
lamps. The photometric plan demonstrates that lighting levels would be adequate
and not "spill" over onto adjacent properties. Similar to the townhouse projects to
the north and south, the subject project would have a decorative front entrance
feature proposed along Federal Highway. Each opening would have 15 feet of
clearance, which would allow for emergency and service vehicles to pass through.
Staff endorses how the buildings "engage" the main streets and rates the overall
design and site layout above most other projects recently approved by the city.
Signage:
The Project Sign Detail (sheet SP-6) shows the project signage would occur on the
front entry walls. The walls would be five (5) feet in height. The individual letters
in the project name would be nine (9) inches tall and the address numbers would
be six (6) inches tall. No sign material, font types, or letter colors were indicated
on the sign detail. Staff recommends that the sign be externally illuminated with
vandal-proof ground up lighting. Also, the address numbers should be located
above the letter (see Exhibit "c" - Conditions of Approval).
Staff Report - Palm Cove (NWSP 05-031)
Memorandum No PZ 05-233
Page 8
RECOMMENDATION:
Staff has reviewed this request for new site plan approval and is recommending approval, contingent upon
the successful request for annexation (ANEX 05-005), land use amendment / rezoning (LUAR 05-014),
Miller Road abandonment (ABAN 05-008), and subject to satisfying all comments indicated in Exhibit "C"-
Conditions of Approval. Any additional conditions recommended by the Board or City Commission shall be
documented accordingly in the Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Palm Cove (aka Miller Rd PrOject)\NWSP 05-031 \Staff Report.doc
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Project name: Miller Road Project
File number: NWSP 05-031
Reference: 2nd review plans identified as a New Site Plan with a Planning & Zoning date stamp marking of
November 16,2005.
EXHIBIT "C"
Conditions of Approval
,
DEP ARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments:
I
I I
1. On the Site and Civil plans, show and identify all necessary traffic control I
devices such as stop bars, stop signs, double yellow lane separators striping,
directional arrows and "Do Not Enter" signage, etc. See City Standard
Drawings "K" Series for striping details.
2. Insufficient space has been provided at the main entrance off Federal H\Yy to I
permit the future placement of vehicular security gates. A minimum of 90
feet, measured from the right-of-way line, is required for stacking by Palm I
Beach County, should the developer choose to have a gated entrance in the
future.
ENGINEERING DIVISION
Comments:
3. Add a general note to the Site Plan that all plans submitted for specific I
permits shall meet the City's Code requirements at time of application. These I
permits include, but are not limited to, the following: paving, drainage,
curbing, site lighting, landscaping and irrigation. Permits required from other
permitting agencies such as Florida Department of Transportation (FDOT), I
South Florida Water Management District (SFWMD), Lake Worth Drainage
District (L WDD), Florida Department of Environmental Protection (FDEP),
Palm Beach County Health Department (PBCHD), Palm Beach County
Engineering Department (PBCED), Palm Beach County Department of
Environmental Resource Management (PBCDERM) and any others, shall be
included with the permit request.
4. Show proposed site lighting on the Landscape plans (LDR, Chapter 4,
Section 7.BA.) The lighting design shall provide a minimum average light
level of one foot-candle. The scale provided on the Photometric Plan makes
it difficult to read but it also appears that the lighting levels are excessive for a
residential development.
5. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II,
Section 5.H.) Reference FDOT Standard Index 546 for the sight triangles
along both Federal Highway and Old Dixie Highway. Interior intersections
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,
DEP ARTMENTS INCLUDE REJECT
may use a standard 25-foot sight triangle.
6. Indicate, by note on the Landscape Plan, that within the sight triangles there
shall be an unobstructed cross-visibility at a level between 2.5 feet and 8 feet
above the pavement (LDR, Chapter 7.5, Article II, Section 5.H.).
7. The medians on Federal Highway have existing irrigation and plant material
belonging to the City of Boynton Beach. Any damage to the irrigation system
and/or plant material as a result of the contractor's operations shall be repaired
or replaced to the equivalent or better grade, as approved by the City of
Boynton Beach, and shall be the sole responsibility of the developer. The
contractor shall notify and coordinate with the City of Boynton Beach
Forestry & Grounds Division of Public Works a minimum of six (6) weeks in
advance of any underground activities. Please acknowledge this notice in
your comments response and add a note to the appropriate plan sheets with
the above stated information.
8. The Landscape Architect should consider replacing the Live Oaks proposed
along roadways and at garage driveways with a tree or palm that will not pose
a vertical conflict for high orofile vehicles (Solid Waste.).
9. Specify storm sewer diameters, inlets types, etc. on drainage plan. Indicate
rim and invert elevations for all structures. Indicate grade of storm sewer
segments. Indicate material specifications for storm sewer.
UTILITIES
Comments:
10. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with
20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section
16, or the requirement imposed by insurance underwriters, whichever is
greater (CODE, Section 26-16(b)).
11. All lines shall be Ductile Iron Pipe (DIP).
FIRE
Comments: None
POLICE
Comments: None
BUILDING DIVISION
Comments:
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3
,
DEP ARTMENTS INCLUDE REJECT
12. The height and area for buildings or structures of the different types of I
construction shall be governed by the intended use or occupancy of the i
building, and shall not exceed the limits set forth in Table 503 of the 2004
FBC.
13. Place a note on the elevation view drawings indicating that the exterior wall
openings and exterior wall construction comply with 2004 FBC, Table 704.8, I
or 2004 FBC, Residential, Section R302.2. Submit calculations that clearly
reflect the percentage of protected and unprotected wall openings permitted
per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302.2.
14. General area modifications to buildings shall be in accordance with 2004 I
FBC, Section 506. Provide calculations verifying compliance with the above
code sections and the 2004 FBC, Table 503.
15. Buildings three-stories or higher shall be equipped with an automatic
sprinkler system per F.S. 553.895. Fire protection plans and hydraulic I
calculations shall be included with the building plans at the time of permit I
application. I
16. Add to all plan view drawings of the site a labeled symbol that represents the
I location and perimeter of the limits of construction proposed with the subject
I request.
17. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
I
18. Add to the submittal a partial elevation view drawing of the proposed
perimeter wall/fence. Identify the type of wall/fence material and the type of
material that supports the wall/fence, including the typical distance between I
supports. Also, provide a typical section view drawing of the wall/fence that
includes the depth that the wall/fence supports are below finish grade and the Ii
height that the wall/fence is above finish grade. The location and height of the
wall/fence shall comply with the wall/fence regulations specified in the
Zoning Code.
19, On the drawing titled site plan identify the property line
I
20. As required by the CBBCO, Part III titled "Land Development Regulations", I
submit a site plan that clearly depicts the setback dimensions from each
property line to the leading edge of the buildings. The leading edge of the
buildings begins at the closest point of the overhang or canopy to the property
line. In addition, show the distance between all the buildings on all sides
2 I. To properly determine the impact fees that will be assessed for the two-story
pool/clubhouse/recreation building, provide the following:
. Will the pool building be restricted to the residents of the entire proiect
COA.doc
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4
DEP ARTMENTS
only?
· Will the residents have to cross any major roads or thoroughfares to get to
the pool/clubhouse/recreation building?
· Will there be any additional deliveries to the site?
· Will there be any additional employees to maintain and provide service to
the site?
Please have the applicant provide the City with a copy of the letter that will be
sent to the impact fee coordinator. To allow for an efficient permit review, the
applicant should request that the County send the City a copy of their
determination of what impact fees are required for the
pool/clubhouse/recreation building.
22. Add to the floor plan drawing of the clubhouse/recreation building a
breakdown of the floor area. The area breakdown shall specify the total area
of the building, covered area outside, covered area at the entrances, total floor
area dedicated for the clubhouse/recreation building and other uses located
within the building. Specify the total floor area that is air-conditioned. Label
the use of all rooms and floor spaces.
23. A water-use permit from SFWMD is required for an irrigation system that
utilizes water from a well or body of water as its source. A copy of the permit
shall be submitted at the time of permit application, F.S. 373.216.
24. If capital facility fees (water and sewer) are paid in advance to the City of
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
· The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
· If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
· The number of dwelling units in each building.
· The number of bedrooms in each dwelling unit.
· The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
25. At time of permit review, submit separate surveys of each lot, parcel, or tract.
For purposes of setting up property and ownership in the City computer,
provide a copy of the recorded deed for each lot, parcel, or tract. The recorded
deed shall be submitted at time of permit review.
26. At time of building permit application, submit verification that the City of
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be provided:
· A legal description of the land.
INCLUDE REJECT
COA.doc
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5
, II
DEP ARTMENTS INCLUDE REJECT
. The full name of the project as it appears on the Development Order and
the Commission-approved site plan. I
. If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the I
i
Commission-approved site plans. !
. The number of dwelling units in each building.
. The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(1)) I
27. Add a general note to the site plan that all plans submitted for permitting shall
meet the City's codes and the applicable building codes in effect at the time
of permit application.
28. Pursuant to approval by the City Commission and all other outside agencies,
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must incorporate
all the conditions of approval as listed in the development order and approved i
by the City Commission.
29. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shall be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
PARKS AND RECREATION
Comments:
30. Park Impact Fee - 121 Single family attached units @ $771.00/unit = $93,291
FORESTER/ENVIRONMENT ALIST
Comments:
Existinl! Trees Manal!ement Plan I
Sheet LS-l
31. The Landscape Architect should tabulate the total caliper inches of trees to be
removed from the site. The tabular data should show the individual species
of trees proposed to be removed and replaced on site. There are 7 strangler
fig trees (312 caliper inches) and 4 Pine trees (84 caliper inches) proposed to
be removed that must be replaced on the site. These replacement trees should
be shown by a separate symbol on the landscape plan sheet LS-4.
[Environmental Regulations, Chapter 7.5, Article I Sec. 7.D.p. 2.]
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DEPARTMENTS INCLUDE REJECT
Plant Material Sheet LS-4
32. All shade and palm trees on the Trees and Palms List must be listed in the
description as a minimum of 12'-14' height, 3" DBH (4.5' off the ground) not
caliper, and Florida #1 (Florida Grades and Standards manual). The height of
the trees may be larger than 12'-14' to meet the 3" diameter requirement; or
any gray wood (gw) or clear trunk (c.t.) specifications (Chapter 7.5, Article II
Sec. S.C. 2.).
33. The landscape design does not include the City signature trees (Tibochina
granulosa) at the ingress / egress areas to the site. These trees must meet the
minimum size specifications for trees. [Environmental Regulations, Chapter
7.5, Article II Sec. 5.C.3.N.]
34. The shrubs listed should all have a spread size.
35. Fifty percent (50%) of all site landscape materials must be native species
(Chapter 7.5, Article II, Section 5.P). Please categorize as follows: Canopy
trees, Palm trees, Shrubs & Groundcover. On the landscape plan, indicate the
total quantities within each categorv and their native percentages.
36. All shrubs and hedges are required to be at minimum 24 inches in height, 24
inches in spread, and planted with tip-to-tip spacing measured immediately
after planting to adequately cover the planted areas on the site (Chapter 7.5,
Article II, Section 5.CA.).
37. Cypress mulch cannot be used in the City of Boynton Beach.
38. The applicant should add a note that all utility boxes or structures (not
currently known or shown on the plan) should be screened with Coco plum
hedge plants on three sides.
39. The applicant should show an elevation cross-section detail of the actual
heights of the proposed landscape trees and vegetation at the time of planting
to (proper scale) visually buffer the proposed buildings from the Federal
Highway right-of-way.
Irrh?:ation Plan
40. Turf and landscape (bedding plants) areas should be designed on separate
zones and time duration for water conservation.
41. Trees should have separate irrigation bubblers to provide water directly to the
root ball. [Environmental Regulations, Chapter 7.5, Article II Sec. 5. C.2.] .
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DEP ARTMENTS INCLUDE REJECT
PLANNING AND ZONING
Comments:
42. Approval of this project is contingent upon the approval of the accompanying
request for annexation (ANEX 05-005) and land use amendment I rezoning
(LUAR 05-014).
43. Abandonment and rededication of easements must be recorded prior to
issuance of a building permit for the project. Approval of this project is I
contingent upon the successful abandonment of Miller Road (ABAN 05-008).
i
I 44. Provide a vehicular turn-around area at the eastern terminus of Miller Road,
which meets Engineering and Public Work standards. However, if Palm
Beach County determines that the improvements are not required, then no
modification will be needed to the current configuration of Miller Road as
depicted on the site plan.
45. The traffic impact analysis must be approved by the Palm Beach County I
Traffic Division for concurrency purposes prior to the issuance of any
building permits.
46. Staff recommends incorporating decorative columns and caps into the design I
of the buffer wall.
47. Place a note on the site plan that all above ground mechanical equipment such
as exterior utility boxes, meters, transformers, and back-flow preventers shall
be visuallv screened (Chapter 9, Section 10.CA.).
48, A signature tree (such as a Yellow Elder, Tibouchina Granulsola, or
Bougainvillea) is required at both sides of each project entrance I exit. The
signature trees must have six (6) feet of clear trunk if placed within the safe-
sight triangle (Chapter 7.5, Article 2, and Section 5.N). Alternative plant
material may be substituted if the above referenced plant material is not
available or undesired. Any substitution of plant material (for the SIgnature
tree requirement) will be subject to the City Forester I Environmentalist
review and approval.
49. All slgnage IS subject to reVIew and approval of the Community
Redevelopment Agency and City Commission. The subdivision
identification sign face may not exceed 32 square feet in area. Please provide
a detail showing its dimensions, sign type, exterior finish, letter font, and
letter color(s) that comply with Chapter 21, Article IV, Section 1.D. The sign
structure must be located at least 10 feet from the property line. Staff
recommends that the sign be externally lit, with vandal-proof ground up
lighting. Also, the address numbers should be located above the letters.
50. The subiect site is located along Palm Tran Bus Route 1. Staff recommends
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8
DEP ARTMENTS INCLUDE REJECT
installing an upgraded shelter if a Palm Tran stop is located along Federal
Highway, abutting the subject project.
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY
COMMENTS:
Comments:
51. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
52. To be determined.
MWR/elj
S:\Planning\SHARED\WP\PROJECTS\Palm Cove (aka Miller Rd Project)\NWSP 05-031 \COA.doc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Palm Cove (aka Miller Road Project)
APPLICANT'S AGENT: Kim Glas-Castro with Ruden McClosky
APPLICANT: East Coast Communities, Inc.
APPLICANT'S ADDRESS: 6499 North Powerline Road Fort Lauderdale, FL 33309
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 3, 2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 121 fee-simple townhouses
on a 7.402-acre parcel in the PUD Planned Unit Development zoning
district
LOCATION OF PROPERTY: On the west side of Federal Highway, approximately 1,250 feet south of
the intersection of Old Dixie Highway and Federal Highway.
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency Board, which Board found
as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief 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 relief 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 relief 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 Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED:
City Clerk
S\Planning\SHARED\WP\PROJECTS\Palm Cove (aka Miller Rd ProjeclJ\NWSP 05-031\DOdoc
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BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
BOYNTON BEACH
Requested CRA Date Final Materials Must be
Meetinl! Dates Turned
into CRA Office
0 January 11, 2005 December 28, 2004 (Noon,)
0 February 8, 2005 January 25, 2005 (Noon)
0 March 8, 2005 February 22, 2005 (Noon)
0 April 12, 2005 March 29, 2005 (Noon)
0 May 10,2005 April 26, 2005 (Noon)
0 June 9, 2005 May 26, 2005 (Noon)
NATURE OF
AGENDA ITEM
o Consent Agenda
D Director's Report
DATE:
12/7/05
SUBJEeT SUMMARY PARAGRAPH:
Requested eRA Date Final Materials Must be Turned into
Meetin!! Dates eRA Office
0 July] 2, 2005 June 28, 2005 (C\!oon)
0 August 9, 2005 July 26, 2005 (Noon)
0 September] 3, 2005 August 30, 2005 (Noon)
0 October 11, 2005 September 27, 2005(Noon)
0 November 8, 2005 October 25,2005 (Noon)
0 November] 7, 2005 November 29, 2005 (Noon)
. December 13, 2005
0 Old Business . Legal
0 New Business D Future Agenda Items
0 Other Item
The applicants, Helene Olsson and Jack White are seeking to amend the Future Land Use designation from Local
Retail Commercial (LRC) to Medium Density Residential (MDR) and rezone from C-3 to R-1, This request will
bring the existing use into conformity with the zoning and encourage redevelopment of the area.
REeOMMENDATION:
Approve the future land use amendment and rezoning.
FlseAL IMPAeT:
None,
AL TERNATIVES:
Do not approve applicant's requests.
eRA STAFF:
Vivian L. Brooks
Planning Director
C:IDocuments and SettingslpeoplesslLocal SettingslTemporary Internet FileslOLK35BIJackWhiteagenda,doc
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING 8r. ZONING DIVISION
MEMORANDUM NO, PZ 05-245
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Hanna Matras, Planner
J'V
Michael W. Rumpf J-:
Director of Planning and Zoning
December 1, 2005
Olsson/LUAR 05-013
To amend the Future Land Use designation from Local Retail
Commercial (LRC) to Medium Density Residential (MDR) and
rezone from C-3 Community Commercial to R-l Single Family
Residential.
Property Owner:
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Adjacent Uses:
North:
PROJECT DESCRIPTION
Mildred Martin
Helene Olsson/Jack White
401 Old Dixie Highway (Exhibit "A'')
0.57 acre
LRC (Local Retail Commercial)
C-3 (Community Commercial)
Medium Density Residential (9.68 dwelling units per acre)
R-1 Single Family Residential
Single family residential (no change)
Developed residential property (Mirabella Villas condominiums),
designated Special High Density Residential (SHDR, maximum
density 20 dwelling units per acre)) and zoned R-3, Multi Family
Residential.
Page 2
File Number: LUAR 05-013
Olsson
South:
Properties developed with single family homes, designated
Medium Density Residential (MDR, maximum density 9.68
dwelling units per acre) and zoned R-1, Single Family Residential.
East:
Right-of-way of Old Dixie Highway, farther east a developed
commercial property designated Local Retail Commercial (LRC)
and zoned C-3, Community Commercial.
West:
Developed residential property (Mirabella Villas condominiums),
designated Special High Density Residential (SHDR, maximum
density 20 dwelling units per acre)) and zoned R-3, Multi Family
Residential.
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. It is consistent with the land use and zoning designations of properties extending south
of the subject parcel.
2. It brings the current use into conformity with zoning, therefore removing an
impediment to market transactions and possible revitalization of this area.
3. The physical attributes of the subject property make its redevelopment unfeasible under
current zoning.
4. It is consistent with the intent of the Comprehensive Plan.
PROJECT ANALYSIS
The parcel, which is the subject of this land use amendment, totals 0.61 acre. Because of the
size of the property under consideration, the Florida Department of Community Affairs classifies
this amendment as a "small scale" amendment. A "small-scale" amendment is adopted prior to
forwarding to the Florida Department of Community Affairs and is not reviewed for compliance
with the state, regional and local comprehensive plans prior to adoption.
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map.
Page 3
File Number: LUAR 05-013
Olsson
The subject property is currently developed with a single family home, a non-conforming use
under the current land use and zoning designations. Its physical attributes make it unfeasible
for redevelopment under current zoning.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to, a requirement that all new residential
developments of more than 50 units, which are located in the Hurricane Evacuation
Zone, will provide continuing information to residents concerning hurricane
evacuation and shelters through the establishment of a homeowners' or residents'
association. The planning department shall also recommend limitations or
requirements, which would have to be imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
The proposed rezoning is consistent with all applicable comprehensive plan policies. In
particular, it is consistent with policy 1.19.8 of the Land Use Element:
Policy 1.19.7 The City shall continue to change the land use and zoning to permit onlv
residential or other non-commercial uses in areas where the demand for
commercial uses will not increase. particularly in the Coastal Area.
It is also consistent with the recommendation contained in Section VIII, Land Use Problems and
Opportunities, of the Future Land Use Support Document. Recommendations of Section VIII,
initially adopted into the Comprehensive Plan with the intent of directing development and
redevelopment activities in nine (9) planning areas within the city, have at present advisory
character only.
The subject property is located in planning area 1.p. The recommendation currently reads:
1.p. Parcels at Northwest Corner of U.S. 1 and Old Dixie Highway
Due to the limited demand for commercial f100rspace along this segment of U.S.
1. an initial recommendation of the Comprehensive Plan adopted in 1989 was
that these parcels be taken out of the Local Retail Commercial land use category
and placed in the Special High Density Residential category. This
recommendation was not enacted because a site plan and construction drawings
for a shopping center on this site had been approved by the City. The shopping
center has not been developed and the site plan and construction plan approvals
have expired. Therefore. these parcels should be taken out of the Local Retail
Commercial land use category to encourage development and revitalization of
this area of the City.
The subject lot was initially included in the above mentioned shopping center site, but
subsequently left out of the 1999 land use amendment/rezoning of the property, later
developed as Villa Del Sol, a multifamily project.
The premise of policy 1.19.7 may no longer be valid, since the rapidly growing resident
population along the US 1 corridor will create a demand for a variety of commercial uses. The
Page 4
File Number: LUAR 05-013
Olsson
city encourages commercial development in the downtown area, and supports commercial
activity nodes in selected locations within the north and south segments of the US 1 corridor.
Clearly, the commercial designation on the subject parcel does not further redevelopment goals
in this area and has no potential to benefit the neighborhood. Ultimately, the shape of the
property makes it unfeasible for redevelopment with a commercial use as a single parcel, and
there are no opportunities to assemble properties for such uses. The proposed amendment
would make the current use of a single family home conforming and facilitate land assembly for
residential redevelopment if desired.
b. Whether the proposed rezoning would be contrary to the established land use
pattern or would create an isolated district unrelated to adjacent and nearby
districts/ or would constitute a grant of special privilege to an individual property
owner as contrasted with the protection of the public welfare.
The proposed rezoning would be consistent with the established residential land uses and will
not create an isolated district. The adjacent lots to the south are developed with single family
homes, as are lots south-east of the property, across from North Old Dixie Highway.
c. Whether changed or changing conditions make the proposed rezoning desirable.
Redevelopment activities continue at a fast pace along the US 1 corridor. Since the proposed
rezoning brings the current use into conformity, an impediment to market transactions and
possible revitalization of this area would be removed.
d. Whether the proposed use would be compatible with utility systems/ roadways/ and
other public facilities.
Since the use of the property will not change, the proposed rezoning would have no impact on
demand for public facilities.
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby properties/ or would affect the property values of
adjacent or nearby properties.
As stated above, the proposed use of the property will be compatible with the current and future
use of adjacent and nearby properties. It will not affect the property values of adjacent or
nearby properties.
f. Whether the property is physically and economically developable under the existing
zoning.
Because of its shape and narrow width (approximately 83 feet), the property is not physically
developable under the existing zoning; both commercial and residential (multi-family) uses
allowed under the C-3 zoning would require side setbacks that would make development
unfeasible.
Page 5
File Number: LUAR 05-013
Olsson
g. Whether the proposed rezoning is of a scale which is reasonably related to the needs
of the neighborhood and the city as a whole.
The proposed rezoning will have negligible impact on the neighborhood or the city as a whole.
h. Whether there are adequate sites elsewhere in the city for the proposed use/ in
districts where such use is already allowed.
The proposed amendment would bring the current use of the single family home into
conformity.
CONCLUSIONS! RECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will
not create additional impacts on infrastructure that have not been anticipated in the
Comprehensive Plan; will be compatible with adjacent land uses and; will bring the current use
into conformity. Moreover, the property is not developable with uses permitted under current
zoning. Therefore, staff recommends:
1. That the City Commission, acting as the Local Planning Agency, find the proposed
amendments consistent with the Comprehensive Plan; and
2. That the subject requests be approved.
If Community Redevelopment Agency Board or the City Commission recommends conditions,
they will be included as Exhibit "B".
ATTACHMENTS
S:\Planning\SHARED\WP\PROJECTS\Olsson\LUAR OS-OI3\STAFF REPORT OLSSON,doc
LOCATION MAP
Olsson Property
LUAR 05-013
250
125
o
250 Feet
Exhibit A
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..'
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BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
Requested eR-\ Date Final Materials Must be
Meetine Dates Turned
into eRA Office
0 January 11,2005 December 28, 2004 (Noon,)
0 February 8, 2005 January 25, 2005 (Noon)
0 March 8, 2005 February 22, 2005 (Noon)
0 April 12, 2005 March 29, 2005 (Noon)
0 May 10, 2005 April 26, 2005 (Noon)
0 June 9, 2005 May 26, 2005 (Noon)
NA TURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
DATE:
12/7/05
SUBJEeT SUMMARY PARAGRAPH:
Requested CRA Date Final Materials Must be Turned into
Meetinl! Dates eRA Office
0 July 12, 2005 June 28, 2005 (Noon)
0 August 9, 2005 July 26, 2005 (Noon)
0 September 13,2005 August 30, 2005 (Noon)
0 October] I, 2005 September 27, 2005(Noon)
0 November 8, 2005 October 25, 2005 (Noon)
0 November 17,2005 November 29, 2005 (Noon)
. December 13, 2005
0 Old Business . Legal
0 New Business 0 Future Agenda Items
0 Other Item
The applicant is seeking a variance regarding minimum lot size from 6,000 sq. ft. to 5,429 sq, ft. The subject
property, a vacant lot, is located in the Heart of Boynton neighborhood, in which single-family redevelopment is
encouraged by the Heart of Boynton Redevelopment Plan. Current land development regulations make many lots
in the Heart of Boynton neighborhood non-conforming. If variances on lot size were not permitted, single-family
infill redevelopment would be difficult to achieve,
REeOMMENDATION:
The application meets the City's criteria for a hardship and therefore relief from the minimum lot size should be
granted. Granting the variance will further the vision of the Heart of Boynton Plan.
FlseAL IMPAeT:
None.
AL TERNATIVES:
Do not approve applicant's request
eRA STAFF:
Vivian L. Brooks
Planning Director
C:\Documents and Settings\peopless\Local Settings\Temporary Internet Files\OLK35B\PrimePropertyagenda,doc
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO, PZ 05-195
STAFF REPORT
TO:
Chairman and Members
Community Redevelopment Agency and City Commission
Michael W. Rump0()L
Planning and Zoning Director
THRU:
FROM:
Kathleen Zeitler
Planner
DATE:
December 2, 2005
PROJECT NAME/NO:
Happy Home Heights Lot 3/ ZNCV 05-008
REQUEST: Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2,
Zoning, Section 5.E.2.a, requiring a minimum lot area of 6,000 square feet, to allow a minimum lot area of
5,429 square feet (a variance of 571 square feet) for a proposed single-family residence within the R-2 single
and two-family zoning distriet.
Property Owner:
PROJECT DESCRIPTION
Prime Property of the Palm Beaches
Applicant/ Agent:
Kevin Ballard
Location:
133 NE 1th Avenue
Acreage:
0.125 Acre (5,429 square feet)
Proposed Use:
Single-family residence
Zoning District:
Single & Two-Family Residential (R-2)
Adjacent Uses:
North:
N.E. 1th Avenue right-of-way, and farther north a single-family residence, and a
vacant parcel, both zoned R-2 (Single and two-family residential district);
South:
Three (3) single-family residences on three parcels zoned R-2 (Single and two-family
residential district);
East:
Six (6) unit multi-family residential building on a parcel zoned R-2 (Single and two-
family residential district); and
West:
A new single-family residence on a parcel zoned R-2 (Single and two-family
residential district). [survey and aerial indicate as vacant but a residence
was recently constructed],
Staff Report ZNCV 05-008
Memorandum No PZ-05-195
Page 2
BACKGROUND
The subject property is currently an undeveloped lot located on the south side of NE 1th Avenue, west of NE
1st Street, within the Happy Home Heights subdivision (see Location Map - Exhibit "A"). Happy Home
Heights was platted in 1925 with lots 41 feet by 90 feet (3,690 square feet), which are substandard by
current requirements. The applicant has assembled almost 3 lots (lots 3-5 except the east 5 feet of lot 3) and
divided the assembled property into two (2) larger and less nonconforming building lots: (58 feet by 90 feet,
and 60 feet by 90 feet). The applicant was able to get a building permit for a single-family residence on the
lot to the west (the lot 58 feet by 90 feet) because it complied with all the nonconforming lot requirements,
per Section 11.1.C.1. of the Land Development Regulations. However, the subject property (lot 60 feet by 90
feet) does not comply with all the requirements for a nonconforming lot, since it does not contain one (1)
whole platted lot (the east five feet of Lot 3 was not acquired). Therefore, a variance is required in order to
obtain a building permit for the proposed single-family residence on the subject property.
The applicant is requesting a variance to minimum lot area to construct a single-family dwelling, which is a
permitted use in the R-2 zoning district. The Land Development Regulations require the R-1 regulations to be
met for a proposed single-family dwelling in the R-2 zoning district. The subject property complies with all R-
1 requirements, with the exception of minimum lot area of 6,000 square feet (see Survey - Exhibit "C"). The
applicant will comply with all other minimum requirements of the R-1 regulations, as indicated below:
R-1 Minimum Requirements
Applicant's Proposal
. Lot area: 6,000 square feet
. Lot frontage: 60 feet
. Front setback: 25 feet
. Rear setback: 20 feet
. Side setbacks: 7.5 feet
. Minimum living area: 1,200 sq. ft.
. Maximum lot coverage: 50 %
. Maximum structure height: 30 feet
. Lot area: 5,429 square feet
· Lot frontage: 60 feet
. Front setback: 25 feet
· Rear setback: 25 feet
. Side setbacks: 7.5 feet
· Minimum living area: 1,752 sq. ft.
· Maximum lot coverage: 32 %
· Maximum structure height: less than 30'
ANALYSIS
Staff reviewed the requested variance focusing on the applicant's response to criteria a.- g. below (see Exhibit
"D"). The code states that the zoning code variance cannot be approved unless the board finds the following:
a. That special conditions and circumstances exist which are peculiar to the lanc;t structure, or building
involved and which are not applicable to other lands, structures or buildings in the same zoning
district.
The subject property is considered a non-conforming lot because it does not meet all of the R-2
zoning district regulations, or the R-1 zoning district regulations required for construction of a single-
family residence. Section 11. 1.C. 1, Non-Conforming Lot regulations, allow a detached single-family
dwelling on a non-conforming lot zoned R-1, R-1A, R-2, or R-3, provided that gll of the following
requirements are met: (1) the parcel contains at least one whole platted lot; (2) the parcel has a
frontage of not less than 50 feet, and a lot area of not less than 5,000 square feet; and (3) the parcel
complies with all provisions of the Land Development Regulations and applicable building code
regulations. The subject parcel complies with all of the above requirements, except it does not
contain at least one (1) whole platted lot (the eastern 5 feet of Lot 3 belongs to the adjacent Lot 2).
Therefore, the applicant is unable to use this provision, and is instead required to obtain a variance to
Staff Report ZNCV 05-008
Memorandum No PZ-05-195
Page 3
the minimum lot area of 6,000 square feet in the R-l zoning district in order to build on the lot.
b. That the special conditions and circumstances do not result from the actions of the applicant.
In 1975, the City adopted new zoning regulations, which caused many parcels to become legally non-
conforming, including those in the Happy Home Heights Subdivision Plat. The Land Development
Regulations set forth the minimum requirements for the development of a lot. The applicant
attempted to meet the zoning requirements by assembling portions of adjacent property, resulting in
a much larger lot than originally platted. The lots were originally platted as 41 feet by 90 feet (3,690
square feet each). The subject property is 60 feet by 90 feet (5,429 square feet). The subject
property is 19 feet wider, and 1,739 square feet larger than originally platted. The subject property is
also 10 feet wider and 429 square feet larger than the minimum lot requirements for nonconforming
residential lots. However, due to the shallow lot depth of 90 feet, and the applicant's inability to
purchase additional property without making adjacent properties more nonconforming, the lot is 571
square feet smaller than the minimum lot size requirement for the R-1 zoning district.
c. That granting the variance requested will not confer on the applicant any special privilege that is
denied by this ordinance to other land~ bUildings/ or structures in the same zoning district.
The subject property is located within the area studied in The Heart of Boynton Plan. The Plan
acknowledged that the current zoning code standards, established in the mid-1970's, favor greater lot
requirements, which is not typical of older platted neighborhoods located east of Interstate 95. The
Heart of Boynton Plan does not state the minimum recommended lot size, but acknowledges the
"significant" number of smaller lots of less than 10,000 square feet. The majority of the subdivision is
developed with single family homes, including a large portion on original substandard lots.
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 Happy Home Heights plat contains many substandard lots by current regulations. The subdivision
is developed including a large portion of the original substandard lots. The majority of the vacant
substandard lots, which have a minimum frontage of 50 feet and minimum area of 5,000 square feet
have since been built upon or are in the process of being developed. City records indicate several
similar variances to allow a reduced lot size have been granted in Happy Home Heights subdivision:
Lot l1/Block 2 on 3/19/65; Lot l1/Block 8 on 4/5/71; Lot 10, Block 1 on 2/8/82; W 1/2 of Lot 3 and
Lot 4/Block 8 on 12/10/84; Lot 2/Block 9 on 9/14/87; and Lots 15 and 16/Block 1 on 4/17/01.
The subject property has 60 feet of lot frontage and more than 5,000 square feet, but no longer
contains one whole platted lot (contains all but the east 5 feet of Lot 3), and therefore may not be
developed under the provisions for nonconforming lots. Literal interpretation of this criteria would
deprive the applicant the right to develop the property.
e. That the variance granted is the minimum variance that will make possible the reasonable use of the
lanel, building/ or structure.
The proposed single-family dwelling will comply with all R-1 requirements such as lot frontage,
setbacks, minimum living area, maximum lot coverage, and building height, with the exception of a
minimum lot area of 6,000 square feet. The subject property is a larger lot than originally platted,
and larger than the minimum lot size of 5,000 required for other nonconforming lots. Without the
requested variance, the applicant will not have reasonable use of the land.
Staff Report ZNCV 05-008
Memorandum No PZ-05-195
Page 4
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.
The Happy Home Heights plat includes many substandard lots by current regulations. The
establishment of the non-conforming lots provisions clearly dictates a substandard development
regulation, below standards being constructed in newer subdivisions. Approval of the subject
variance would not represent a further reduction in the minimum development standards within this
neighborhood, and will provide a minimal contribution to the economic value of the area and tax base
for the city.
g. For variances to minimum lot area or lot frontage requirements/ that property is not available from
adjacent properties in order to meet these requirements/ or that the acquisition of such property
would cause the adjacent property or structures to become nonconforming. Applicant shall provide an
affidavit with the application for variance stating that the above mentioned conditions exist with
respect to the acquisition of additional property.
The applicant provided a statement confirming that adjacent properties are not available to make the
subject parcel conforming in order to eliminate this variance request. Both lots 2 and 4 are already
developed as nonconforming lots. Lot 2 (parcel 0020) to the east of the subject property is 46 feet by
90 feet (4,140 square feet). Lot 4 (parcel 0041) to the west of the subject property is 57.69 feet by
90 feet (5,192 square feet). If the property owners of Lot 2 or Lot 5 sold any of their property to the
applicant, their nonconforming lots would become even more nonconforming to minimum lot size, lot
frontage, and setbacks.
RECOMMENDATION
Staff recommends approval of the requested variance based on the finding of "hardship". Staff concurs with
the applicant that special conditions and circumstances exist that are not the result of actions by the
applicant. This request will not be injurious or detrimental to the area, and the variance requested is the
minimum necessary to make possible the reasonable use of the land. Staff also concludes that approval of
the requested variance will not contradict the vision the community has for this area.
No conditions of approval are recommended; however, any conditions of approval added by the Community
Redevelopment Agency Board or the City Commission will be placed in Exhibit "E" - Conditions of Approval.
MR/kz
S:\Planning\SHARED\WP\PROJECTS\Happy Home Helghts\ZNCV OS-008\Staff Report.doc
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EXHIBIT "0'
Answers For Variance Questions
A. Applicant attempted to meet zoning requirements by assemblage, however the
existing shallow depth prevent from meeting the minimum lot area required.ln
essence special conditions exist and are peculiar to the land.
B. The applicant in an effort to develop in the effort property result would
constitute an overall upgrade to the immediate neighborhood.
C. Because other lands which are substandard have been developed under
6,OOOSF.
D. Denying this variance would deprive the applicant of development right of
this property.
E. The minimum variance request would allow the building of it a single-family
resident which represents the reasonable use of the land.
F. Approval of the variance would meet the intent and purpose of the zoning code,
it would be consistent with existing characteristics of the neighborhood in-
cluding house sizes.
G. Applicant could not acquire property on either side of the subject parcel as
they are already developed.
EXHIBIT "E"
Conditions of Approval
Project name: Happy Home Heights, Lot 3
File number: ZNCV 05-008
Reference:
DEP ARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS. Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
COMMENTS
Conditions of Approval
2
DEP ARTMENTS INCLUDE REJECT
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS
Comments:
1. To be determined.
S\Planning\SHARED\WP\PROJECTS\302 W BOy11ton Beach\ZNCY 05-007.COND OF APPROY ALdoc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Happy Home Heights, Lot 3
APPLICANT'S AGENT: Mr. Kevin Ballard, Prime Property of the Palm Beaches
APPLICANT'S ADDRESS: 550 NW 13th Avenue, Boynton Beach, FL 33435
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 3, 2006
TYPE OF RELIEF SOUGHT: Request for relief from the City of Boynton Beach Land Development
Regulations, Chapter 2, Zoning, Section 5.E.2.a, requiring a minimum
lot area of 6,000 square feet, and allowing a minimum lot area of 5A29
square feet for a proposed single-family residence within the R-2 single
and two-family zoning district.
LOCATION OF PROPERTY: 133 NE 1ih Avenue, Boynton Beach, FL 33435
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency Board, which Board found
as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief 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 relief 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 relief 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 Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6.
6. All further development on the property shall be made in accordance with the terms
and conditions of this order.
7 . Other
DATED:
City Clerk
S:IPlanningISHARED\WP\PROJECTSIHappy Home Heights\ZNCV 05-008\DO.doc
BOYNTON BEACH CRA
AGENDA ITEM REQUEST FORM
Requested CRA Date Final Materials Must be
Meetin!! Dates Turned
into CRA Office
0 January 11, 2005 December 28, 2004 (Noon)
0 February 8, 2005 January 25,2005 (Noon)
0 March 8, 2005 February 22, 2005 (Noon)
0 Apn! 12, 2005 March 29, 2005 (Noon)
0 May 10,2005 April 26, 2005 (Noon)
0 June 9, 2005 May 26, 2005 (Noon)
NATURE OF
AGENDA ITEM
o Consent Agenda
o Director's Report
DATE:
12/7/05
SUBJECT SUMMARY PARAGRAPH:
Requested CRA Date Final Materials Must be Turned into
Meetin!! Dates CRA Office
0 July 12, 2005 June 28, 2005 (Noon)
0 August 9, 2005 July 26, 2005 (Noon)
0 September 13, 2005 August 30, 2005 (Noon)
0 October II, 2005 September 27, 2005(Noon)
0 November 8, 2005 October 25, 2005 (Noon)
0 November 17,2005 November 29, 2005 (Noon)
. December 13,2005
0 Old Business . Legal
0 New Business 0 Future Agenda Items
0 Other Item
Affordable Housing LLC is requesting site plan approval for the Ocean Breeze project located at the
southwest corner of NW 8th Avenue and Seacrest Blvd, on the former Boynton Terrace site. This site plan
application is for Phase I of Ocean Breeze which includes 37 fee-simple townhouse units. Applicant has
vested land use and zoning rights to develop a multi-family (R-3) project at this site.
Applicant was requested by CRA staff to upgrade the architectural styling of the buildings to meet the
Heart of Boynton Schematics for new development, replace the fiberglass shingle roofing material with
standing seam metal roofing and, to enhance the landscaping and to upgrade the project entrance on
Seacrest Avenue. The applicant complied with these requests.
RECOMMENDATION:
Although the site plan is not consistent with the adopted Heart of Boynton Community Redevelopment
Plan, which calls for single-family residential development west of Seacrest, the plan has never been
implemented by amending the land use and zoning codes. The existing R-3 development regulations are
not consistent with the Vision 2020 and draft Urban Design Guidelines, however, the applicant has the
right to develop the property under the R-3 designation. The applicant has endeavored to meet the spirit
of the Heart of Boynton Plan and therefore staff recommends approval of the site plan.
FISCAL IMPACT:
AL TERNATIVES:
Current ad valorem revenue is $2,479. As proposed, taxable value will be approximately $19,000,000.
Do not approve applicant's requests.
C:IDocuments and Setlingslpeopless\Local Setlings\Temporary Internet Files\OLK35BIOceanBreezelagenda.doc
[1m
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v,;_,: _ ~
BOYNTON BEACH
CRA STAFF:
BOYNTON BEACH eRA
AGENDA ITEM REQUEST FORM
Vivian L. Brooks
Planning Director
C:IDocuments and Seltings\peoplesslLocal SeltingslTemporary Internet FileslOLK35B\OceanBreezelagendadoc
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~_~~ . .},oo I" D.II\TE: i JlIEVlalONOESCRIP'TION tNO: DATE ; REV1:!lIOHOLSCAPTION l BOYNTON BEACH. FLORIDA ;.1 I, I ~
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DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Ocean Breeze West
APPLICANT'S AGENT: Mr. Bradley Miller, AICP / Miller Land Planning Consultants, Inc.
APPLICANT: Affordable Housing, LLC.
APPLICANT'S ADDRESS: 114 North Federal Highway, #202 Boynton Beach, FL 33435
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
January 3, 2006
TYPE OF RELIEF SOUGHT: Request new site plan approval to construct 37 fee-simple townhouses
on a 3.44-acre parcel in the R-3 Multi-family Residential zoning district.
LOCATION OF PROPERTY: Southwest corner of Northwest 8th Avenue and Seacrest Boulevard,
located approximately 1,700 feet north of Boynton Beach Boulevard
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO,
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above, The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency Board, which Board found
as follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above, The City Commission having considered the
relief 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 relief 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 relief 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 Applicant's application for relief is hereby
_ GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED:
City Clerk
S\Planning\SHARED\WPIPROJECTS\Ocean Breeze West\DO.doc
COA,doc
12/07/05
5
DEP ARTMENTS INCLUDE REJECT
28. Staff recommends that lands remaining outside the individual fee-simple area
would be under the control of the Homeowner's Association to ensure proper
maintenance of the landscaped buffer areas,
I
29. Community Redevelopment Agency staff recommends relocating the parking
area at the project entrance on Seacrest Boulevard to improve the main fayade
of the deyelooment.
30. Community Redevelopment Agency staff has the following comment: i
Provide more detail on roofing material, including life span. The material I
schedule indicates fiberglass shingle roof but the elevations depict metal roof. i
31. Community Redevelopment Agency staff is recommending that the style of
the freestanding outdoor lighting fixtures (poles) be designed to match the
architecture of the buildings,
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY
COMMENTS:
Comments:
32. To be determined.
!
ADDITIONAL CITY COMMISSION COMMENTS:
I
Comments:
33. To be determined.
MWRlelj
S:\Planning\SHARED\WP\PROJECTS\Ocean Breeze West\COA.doc
COA.doc
12/07/05
4
~
DEPARTMENTS INCLUDE REJECT
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must incorporate
all the conditions of approyal as listed in the development order and approved
by the City Commission.
21. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shaH be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
PARKS AND RECREATION
Comments:
22. Park Impact Fee - 37 Single-family attached units @ $771.00/unit =
$28,527.00.
FORESTER/ENVIRONMENT ALIST
Comments:
PLANNING AND ZONING
Comments:
23, The traffic impact analysis must be approved by the Palm, Beach County
Traffic Division for concurrency purposes prior to the issuance of any
building permits.
24, The site plan should graphically indicate the Future Land Use classification
and the Official zoning districts for the abutting properties,
25. There is a discrepancy between the two (2) Retaining Wall Details. This
discrepancy shall be corrected at the time of permitting. Staff recommends
utilizing the Detail which omits the chain link fence (on top of the wall) from
its design.
26. All shrubs and hedges are required to be at minimum 24 inches in height, 24
inches in spread, and planted With tip-to-tip spacing measured immediately
after planting to adequately cover the planted areas on the site (Chapter 7.5,
Article II, Section 5.C.4.).
27. No address was shown on the sign. Once the site address is determined, it
should be should be placed aboye the name of the development.
COA.doc
12/07/05
3
DEP ARTMENTS INCLUDE REJECT
not, therefore, be used for landscape irrigation where other sources are readily
available,
15. A water-use permit from SFWMD is required for an irrigation system that I
utilizes water from a well or body of water as its source, A copy of the permit I
I
I
shall be submitted at the time of permit application, F.S. 373.216,
16, If capital facility fees (water and sewer) are paid in advance to the City of
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
. The full name of the project as it appears on the Development Order and
the Commission-approved site plan,
. If the project is a multi-family project, the building numberls must be
provided, The building numbers must be the same as noted on the
Commission-approved site plans,
. The number of dwelling units in each building,
. The number of bedrooms in each dwelling unit.
. The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34
17, At time of permit reyiew, provide a completed and executed CBB Unity of
Title form, The form shall describe all lots, parcels, or tracts combined as one
lot. A copy of the recorded deed with legal descriptions, of each property that
is being unified, is required to be submitted to process the form. The property
owner that is identified on each deed shall match,
18, At time of permit review, submit separate surveys of each lot, parcel, or tract.
For purposes of setting up property and ownership in the City computer,
proYide a copy of the recorded deed for each lot, parcel, or tract. The
recorded deed shall be submitted at time of permit reyiew,
19, At time of building permit application, submit verification that the City of
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be proyided:
. A legal description of the land,
. The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
. If the project is a multi-family project, the building numberls must be
provided. The building numbers must be the same as noted on the
Commission-approved site plans.
. The number of dwelling units in each building,
. The total amount being paid.
(CBBCO, Chapter 1, Article V, Section 3(f))
20. Pursuant to approval by the City Commission and all other outside agencies,
COA.doc
12/07/05
2
I
DEPARTMENTS INCLUDE REJECT
Health Department application forms or within seven (7) days of Site plan
approyal, whicheyer occurs first. This fee will be determined based upon
final meter size, or expected demand. Based on 37 single-family units the
reservation fee will be $5128.20,
8, Add a sanitary sewer lateral to service adiacent Lot 140 north of Unit #26.
FIRE
Comments: None
POLICE
Comments: None
BUILDING DIVISION
Comments:
9, Place a note on the elevation view drawings indicating that the exterior wall
openings and exterior wall construction comply with 2004 FBC, Table 704.8,
or 2004 FBC, Residential, Section R302,2, Submit calculations that clearly
reflect the percentage of protected and unprotected wan openings permitted
per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section R302,2.
10. Add to all plan yiew drawings of the site a labeled symbol that represents the
location and perimeter of the limits of construction proposed with the subject
request.
II. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
12. Add to the submittal a partial elevation view drawing of the proposed
perimeter wall. Identify the type of wall material and the type of material that
supports the wall, including the typical distance between supports. Also,
provide a typical section view drawing of the wan that includes the depth that
the wall supports are below finish grade and the height that the wan is above
finish grade. The location and height of the wan shall comply with the wan
regulations specified in the Zoning Code.
13. As required by the CBBCO, Part III titled "Land Development Regulations",
submit a site plan that clearly depicts the setback dimensions from each
property line to the leading edge of the buildingls, The leading edge of the
building/s begins at the closest point of the oyerhang or canopy to the
property line. In addition, show the distance between all the buildings on an
sides.
14. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may
EXHIBIT "C"
Conditions of Approval
Project name: Ocean Breeze West
File number: NWSP 05-030
Reference: 2nd review plans identified as a New Site Plan with a November 8, 2005 Planning & Zoning date
stamp marking,
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments:
1. Prior to permit application contact the Public Works Department (561-742-
6200) regarding the storage and handling of refuse per the CODE, Section
10-26 (a),
PUBLIC WORKS - Traffic
Comments:
2, Provide a traffic analysis and notice of concurrency (Traffic Performance
Standards Review) from Palm Beach County Traffic Engineering, --
3, Parking stalls will not be permitted directly across from a major driveway
ingress or egress point (see City Standard K-8,),
4, Provide a driveway cut across the street from Unit 26 to allow access to Lot
140, Block C, Boynton Hills,
ENGINEERING DIVISION
Comments:
5, PaYing, Drainage and Site details will not be reyiewed for construction
acceptability at this time, All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards" and
will be reviewed at the time of construction permit application,
UTILITIES
Comments:
6, Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g,p,m. (500 g,p,m. some residential developments) with
20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section
16, or the requirement imposed by insurance underwriters, whichever is
greater (CODE, Section 26-16(b)).
7. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid
for this proiect either upon the request for the Department's signature on the
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Ocean Breeze West
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City of Boynton Beach. FL
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TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-240
STAFF REPORT
Chair and Members
Community Redevelopment Agency Board and City Commission
Michael Rumpf
Planning and Zoning Director
Eric LeeJohnson,AICP
Planner
ff
December 7, 2005
Ocean Breeze West / NWSP 05-030
New Site Plan
PROJECT DESCRIPTION
Property Owner:
Applicant:
Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
Boynton Associates, L TD
Affordable Housing, LLC
Mr. Bradley D. Miller, AICP / Miller Land Planning Consultants
Southwest corner of Northwest 8th Avenue and Seacrest Boulevard,
located approximately IJOO feet north of Boynton Beach Boulevard
(Location Map - Exhibit "Air)
High Density Residential (HDR)
Multi-family Residential (R-3)
37 fee-simple townhouse units
:t3.44 acres
Immediately north of the subject property is right-of-way for Northwest
8th Avenue, and then farther north is a developed lot (church) classified
Low Density Residential (LDR) land use and zoned Single-family
Residential (R-I-A), farther northeast is a developed residential lot
classified High Density Residential (HDR) land use and zoned Multi-family
Residential (R-3). Directly to the northwest of the subject property are
partially developed residential lots classified Low Density Residential (LDR)
land use and zoned Single-family Residential (R-I-A);
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 2
South:
East:
West:
Developed lots classified Low Density Residential (LDR) land use and
zoned Single-family Residential (R-1-A);
Right-of-way for Sea crest Boulevard, then farther east are vacant lots
classified Medium Density Residential (MDR) land use and zoned Duplex
Residential (R-2). Immediately to the southeast are vacant lots classified
Local Retail Commercial (LRC) land use and zoned Neighborhood
Commercial (C-2); and
Right-of-way for Northwest 1st Street, then farther west are developed
lots classified Low Density Residential (LDR) land use and zoned Single-
family Residential (R-1-A).
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject site plan were mailed a notice of this request and its
respective hearing dates. The applicant certifies that they posted signage and mailed notices in
accordance with Ordinance No. 04-007.
Site Characteristic: The subject property is comprised of several irregular-shaped parcels totaling
nearly three and one-half (3-112) acres. The property lies within the boundaries of
the Heart of Boynton Redevelopment Plan. It was previously the western section
of the former Boynton Terrace project, which has since been razed. The survey
shows that several rights-of-way within the development were previously
abandoned. It also shows the current location of existing trees, paved areas, water
pipes, sanitary sewer manholes, and fire hydrants. However, no ground elevations
were shown on the survey.
Proposal:
Concurrency:
Traffic:
Utilities:
BACKGROUND
Mr. Bradley Miller, AICP with Miller Land Planning Consultants, Inc., agent for the
applicant, is proposing a new site plan for 37 fee-simple townhouse units. The
property is currently zoned Multi-family Residential (R-3) and may be developed
with a project density of 10.8 dwelling units per acre. This would allow for a
maximum of 37 dwelling units. Townhouses are a permitted use in the R-3 zoning
district. Staff understands that the entire project would be built in one (1) phase.
ANALYSIS
A traffic study was sent to the Palm Beach County Traffic Division for concurrency
review in order to ensure an adequate level of service. At this time, no response
has yet been received from the Division. Therefore, no building permits are to be
issued by the City until the Traffic Division approves the traffic study for
concurrency purposes (see Exhibit "C" - Conditions of Approval).
The City's water capacity, as increased through the purchase of up to 5 million
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 3
gallons of potable water per day from Palm Beach County Utilities, would meet the
projected potable water for this project (project estimated to require a total of
16,000 gallons per day). Local piping and infrastructure improvements may be
required, especially on the water delivery system for the project, depending upon
the final project configuration and fire-flow demands. These local improvements
would be the responsibility of the site developer and would be reviewed at the time
of permitting. Sufficient sanitary sewer and wastewater treatment capacity is
currently available to serve the projected total of 7,500 gallons per day, subject to
the applicant making a firm reservation of capacity, following approval of the site
plan (see Exhibit "c" - Conditions of Approval).
Police I Fire: Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services.
Drainage: Conceptual drainage information was provided for the City's review. The applicant
notes that exfiltration trenches have been provided for water quality treatment and
storm water attenuation. The dry detention area has been provided for additional
storm water attenuation to meet the finish floor requirements. The Engineering
Division has found the conceptual information to be adequate and is recommending
that the review of specific drainage solutions be deferred until time of permit
review (see Exhibit "c" - Conditions of Approval).
School: The School District of Palm Beach County confirms that adequate capacity exists to
accommodate the proposed 37 dwelling units. The project is located within
Concurrency Service Area (CSA) #19. This Concurrency Determination is valid for
one (1) year from the date of issuance. Once a Development Order has been
issued for the project, the concurrency determination will be valid for the life of the
Development Order.
Driveways: The project proposes one (1) main point of ingress / egress on Seacreast Boulevard
and an alternate point on Northwest 1st Street. Regarding the driveway opening
proposed on Seacrest Boulevard, the signage and striping plan (sheet C2.1) shows
that the ingress lane would be 15 feet in width and the egress lanes would each be
12 feet in width for a total of 24 feet. Both lanes would be separated by a
landscape island. This entrance along Seacrest Boulevard would be made of brick
pavers and the vehicular stacking should be such to provide safe traffic movement
into the development. The exit lane would allow for both right-turn (south) and
left-turn (north) traffic movements onto Sea crest Boulevard. The signage and
striping plan (sheet C2.1) does not indicate the width of the alternate point of
ingress / egress. However, when scaled, the driveway opening appears to be over
23 feet in width. The exit lane would allow for both right-turn (north) and left-turn
(south) traffic movements onto Northwest 1st Street. Neither of the access points
would be gated or restricted. It should be noted that there is an undeveloped lot
(Lot 140, Block C, Boynton Hills), located outside the subject project that would
continue to be denied access if not provided access through this development.
Therefore, the developer of the project is being requested to provide access
through the subject property to the land-locked parcel (see Exhibit "c" - Conditions
of Approval).
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 4
The street system within the development is generally proposed in a circuitous
configuration. Each two (2)-way drive aisle would have 11-foot wide travel lanes
for a total of 22 feet in width, which would conform to current engineering
standards. The Typical Street Section (sheet C5.1) shows the 22 foot wide travel
lanes with a two (2)-foot wide valley gutter on one side and a four (4)-foot wide
monolithic curb and walk proposed on the other side. Residents would access their
driveway and garages via these drive aisles. The Fire Truck Template plan (sheet
FT. 1 ) shows that emergency / service vehicles would have enough room in which to
maneuver within the development. The applicant states that the roadway "tract"
would be dedicated to the City for access, drainage, and utilities via the recorded
plat.
Parking Facility: Two (2) and three (3) bedroom dwelling units require two (2) parking spaces per
unit. The project proposes 37 three (3)-bedroom units and a recreation facility.
Therefore, based upon the above referenced number of units and the amenity, the
project requires a total of 79 parking spaces. The site plan shows that each unit
would have a one (l)-car garage, which would thus equate to providing 37 parking
spaces. The first floor plan (sheet A2.02) shows that each garage would be
dimensioned 11 feet - eight (8) inches in width and nearly 20 feet in depth. The
site plan proposes tandem driveway spaces for selected units. These driveways
would accommodate one (1) parked car within each space. The site plan proposes
26 driveway spaces. The project also proposes 35 off-street parking spaces. With
all spaces combined, the project would provide a total of 98 parking spaces, or an
excess of 19 spaces.
Landscaping:
According to the Handicap Parking, Stalls, and Detail (sheet C2.2), the 90-degree
parking stalls would be dimensioned nine (9) feet - six (6) inches in width by 18
feet - six (6) inches in length. The handicap parking spaces would be dimensioned
12 feet in width (with extra 5-feet of striping) and 18 feet - six (6) inches in length.
The cover sheet tabular data indicates that 1.34 acres or 39% of the site would be
open space / landscape surface. The tree mitigation and list (sheetTM-1) indicates
the site currently contains 53 trees. The species of existing trees are as follows:
Palm, Mahogany, Black Olive, Gumbo Limbo, Oak, Pine, Rubber Tree, Royal
Poinciana, Yellow Tab, and Ficus. The plan indicates that seven (7) trees would
remain. All the other trees would be either relocated elsewhere on-site or
removed. In summary, the project would provide for a complimentary mix of
canopy and palm trees. Staff recommends that that the lands remaining outside
the individual fee-simple area should be under the control of the Homeowner's
Association to ensure proper maintenance of the buffer areas (see Exhibit "C" -
Conditions of Approval). The Foundation Planting plan (sheet L-4) shows that a
row of Redtip Cocoplum hedges would screen the unit's air-conditioning unit,
proposed to the rear of each unit. The applicant notes that the development's
irrigation system would be of a low-volume water conservation design using non-
potable water. A note has been added to the Planting Plan (sheet L-2) indicating
that turf and landscape (bedding plants) area would be designed on separate zones
and time duration for water conservation.
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 5
The site plan (sheet SP1) shows that the western landscape buffer (adjacent to
Northwest 1st Street) would be at least five (5) feet wide at its narrowest point.
The landscape plan shows that this buffer would consist of Mahogany and Glaucous
Cassia trees with a row of Dwarf Firebush and Hibiscus planted along the property
line. The northwest landscape buffer would consist of Live Oak and Mahogany
trees and a hedge of Dwarf Firebush and Wax Myrtle shrubs. These plants were
selected to help screen the parking areas from the adjacent properties.
The site plan (sheet SP1) shows that the north landscape buffer would be five (5)
feet in width. The landscape plan indicates that overhead power lines are present
above this buffer. The presence of power lines limits the selection of trees that
may be installed within the buffer. To comply with Florida Power & Light's Right
Tree - Right Place publication, the landscape plan proposes Glaucous Cassia trees
due to their low-growing characteristics. However, Mahogany trees are proposed
along the northern perimeter where there are no overhead power lines. The
landscape plan also proposes Silver Buttonwood hedges and Dwarf Crown of
Thorns along the entire northern perimeter. It should be noted that the Dwarf
Crown of Thorns would be installed on street side of the retaining wall to help deter
people from sitting on the wall. The Retaining Wall detail (sheet A2.02) shows that
a chain link fence, three (3) feet - six (6) inches, in height, is proposed on top of
the retaining wall. This contradicts the Retaining Wall Section shown on S-l where
there is no chain link fence. Staff understands that the intention is to omit the
chain link fence component from the design (see Exhibit "c" - Conditions of
Approval).
The site plan (sheet SP1) shows that the east landscape buffer adjacent to
Seacrest Boulevard Federal Highway would be five (5) feet in width. The buffer
would contain the following plant material: Glaucous Cassia, Cabbage palm, Dwarf
Firebush, and Dwarf Crown of Thorns. Again, the presence of above power lines
limits the type of trees that can be installed within the buffer. The landscape plan
proposes a row of Glaucous Cassia trees. Likewise, the Dwarf Crown of Thorns
would be installed on the street side of the retaining wall, similar to the north
buffer.
The site plan (sheet SP1) shows that the south landscape buffer would be five (5)
feet in width at its narrowest point. The landscape plan proposes the following
plant material within this buffer: Glaucous Cassia, Cabbage palm, Dwarf Firebush,
Hibiscus Seminole Pink, Wax Myrtle, and Silver Buttonwood.
Building and Site: As previously mentioned, the applicant is requesting to construct 37 dwelling units
at density of 10.8 dwelling units per acre. The 37 dwelling units, proposed as three
(3)-bedroom units, are depicted within eight (8) separate buildings on the 3.44-
acre site. Each building would contain either four (4) or five (5) dwelling units.
The unit plans (sheet A2.01 and A2.02) show the size and configuration of each
unit. The floor plans propose one (1) model type, which would be two (2) stories
tall and 1,399 square feet "under air conditioning". The site plan tabular data
indicates that the building coverage would be 0.74 acres or 21 % of the site. No
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 6
individual swimming pools and screened-in balconies are proposed and staff
understands their prohibition would be noted as such within the Home Owners
Association documents.
The R-3 zoning district allows buildings to reach a maximum height of 45 feet. The
elevations show the buildings would be two (2) stores, measuring 25 feet at the
mean roof height and 30 feet at the peak of the roof. The R-3 zoning district
contains the following minimum building setbacks: Front - 40 feet; Side - 20 feet;
and Rear - 40 feet. According to the site plan tabular data, the project would
provide for a 47-foot front setback, 46-foot side setback, 45-foot street side
setback, and a 65-foot rear setback, thereby complying with code. The buildings
would have at minimum, 15 feet of separation.
Located at the center of the site near the main entrance, the recreation area would
consist of a tot-lot and bike racks. The mailbox kiosk is also proposed within the
recreation area, near the off-street parking area where the mail carrier can park.
The site plan proposes a dry detention area nestled between five (5) of the
buildings. Staff originally requested the developer modify the development's
proposed drainage system so that this dry detention area is designed without
sloping sides in order to accommodate additional space for an open-play field.
However, the developer responded by stating that the dry detention area would
provide for additional storm water attenuation and it could not be eliminated and j
or substituted as an open-play field.
Design:
The proposed buildings would contain some elements reminiscent of Key West style
of architecture. This contemporary townhouse design would have standing seam
metal roofs, decorative shutters, and simulated wood siding. The elevations show
that each building would have decorative garage doors and light fixtures. The
project proposes multi-colored buildings consisting of the following Benjamin Moore
paints:
Color code Paint Name Color Location
#331 Lemmon Souffle Light Yellow Wall Field
#2144-70 Snowfall White Off-white Trim
nja White Dove White Wood siding
nja Standing Seam Silver Silver Roof
nja Pre-finished White White Decorative Shutters
The photometric plan demonstrates that lighting levels would be adequate and not
"spill" over onto adjacent properties. The Parking Lot Pole Detail (sheet SL.Ol)
shows that it would be a round fiberglass pole, 18 feet in height. Staff feels that
the pole appear to look "institutional" and is recommending a style more decorative
in nature (see Exhibit "C" - Conditions of Approval).
It should be noted that staff endorses an overall site design that would re-orient
the buildings closer to (and front doors facing towards) both Seacreast Boulevard
and Northwest 8th Avenue. This is the preferred type of site layout and design that
the city has been recently approving in the Community Redevelopment Agency
.
LOCATION MAP
Ocean Breeze West
Exhibit "A"
200 100 0
I
200
400
600
800
I Feet
N
+
Staff Report - Ocean Breeze West (NWSP 05-030)
Memorandum No PZ 05-240
Page 7
(CRA) area. However, staff notes that the R-3 zoning code does not allow for
flexibility with regards to reducing the minimum required building setbacks and that
progressive-style design principles are limited under the current zoning.
Signage:
The project proposes one (1) monument sign, located at the front entrance along
Seacrest Boulevard. The structure would be located within the median of the front
entrance, at least 10 feet from the east property line. The Project Sign Detail
(sheet S-l) shows the project signage would occur on each side of the monument
structure. The wall would be four (4) feet - six (6) inches in height with its
decorative caps at five (5) feet - seven (7) inches in height. Wax Jasmine would
be installed at its base. The individual letters in the project name would be a script
style of "Carrierlf font. They would be brass plate letters placed on top of cast
stone and diagonally-oriented recessed panels. Staff understands the sign would
be externally illuminated from ground level lights. No address was shown on the
sign. Once the site address is determined, it should be placed above the name
(see Exhibit "c" - Conditions of Approval).
RECOMMENDATION:
Staff has reviewed the request for new site plan approval and is recommending approval, contingent upon
satisfying all comments indicated in Exhibit "c" - Conditions of Approval. Any additional conditions
recommended by the Board or City Commission shall be documented accordingly in the Conditions of
Approval.
S:\Planning\SHARED\WP\PROJECTS\Ocean Breeze West\Staff Report.doc
I Ruden
~~ McClosky
222 LAKEVIEW AVENUE
SUITE 800
WEST PALM BEACH. FLORIDA 33401
(561) 838-4523
FAX: (561)514-3423
JEFFREY. REMBAUM@RUDEN.COM
MEMORANDUM
TO:
Boynton Beach eRA
FROM:
Jeffrey A. Rembaum, Esq.
PROJECT:
Ocean Breeze West, December 13,2005 Agenda, Item E
RE:
Adjoining Property Owner Access
(not to scale)
[]J
Tract A - Owned by Ocean Breeze West
Tract B - Owned by HTM Leasing, LLC
Tract C - Owned by HTM Leasing, LLC
NE 1 st Street
When a parcel of land is land-locked, it is an improper use of goyemmental power to
require an adjoining property owner to grant an access easement to the owner of the landlocked
parcel when the adjoining property owner can provide access through another parcel of property
it owns. Governmental action which forces a private property owner to grant access through its
property for the benefit of another, when alternatives exist, could giye rise to inverse
condemnation litigation and a "Burt Harris" claim.
By way of background, the Boynton Beach Engineering Department suggests that Ocean
Breeze West proyide access though its land to a landlocked parcel of land eyen though such
access is readily available through another parcel of land owned by the same entity that owns the
landlocked parcel. The above illustration renders a graphical representation of the facts at hand.
In short, the City's Engineering Department recommends that access to parcel "B", the
landlocked parcel, be provided through parcel "A", when, in fact, both parcels "B" and "C" are
owned by the same entity, HTM Leasing, LLC., and parcel "C" can proyide access to parcel
"B".
Easements which may be necessary to proyide access to landlocked property are best
resolved between the property owners, without government interference, or through the judicial
system and legislature which, in limited circumstances, have created, by common law and
legislation, access easements that provide access to landlocked parcels. Under common law such
an easement is referred to as an "implied grant of way of necessity," and under the statutory
scheme, it is referred to as a "statutory way of necessity." See, Section 704.01 Fla. Stat. (2005).
In a similar case, the Third District Court of Appeal held that a landowner who had
adequate access to his oceanfront property by way of a narrow strip of his own land was not
entitled to an easement by necessity through adjacent property, even though the access to the
WPB:222778:1
CARACAS. FT, LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST.LUClE . SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P,A.
Memorandum
Boynton Beach CRA
December 13, 2005
Page 2
oceanfront property by way of his own land was less convenient. Index Inc. Y. Moon, 534 So.2d
879 (Fla. 3d DCA 1988).
The Fourth District Court of Appeal held that an easement for a way of necessity is not
implied or granted if there is other reasonable access to the property which will enable owner to
achieve the beneficial use and enjoyment of the property. A landowner is not entitled to an
option or an election as between several adequate means of access even though one means of
access may be more convenient than another. Roy v. Euro-Holland Vastgoed, B. V., 404 So.2d
410 (Fla. 4th DCA 1981).
Florida's Constitution requires that property owners be compensated when the
government substantially interferes with an owner's use of the property. An owner's right to the
free exercise of use of his property cannot be modified by the government without the payment
of full compensation. Even the exercise of yalid police powers can result in a governmental
taking for which full compensation must be awarded. Further, requiring an access easement be
granted when other viable means of access exist, creates an inordinate burden on the property
owner who is being forced to grant the easement which could gives rise to a "Burt Harris" claim.
Such claims are applicable when government, through regulation or action, inordinately burdens
an existing use.
WPB:222778: 1
CARACAS. FT. LAUDERDALE. MIAMI. NAPLES. ORLANDO. PORT ST. LUCIE. SARASOTA. ST. PETERSBURG. TALLAHASSEE. TAMPA. WEST PALM BEACH
RUDEN, McCLOSKY, SMITH, SCHUSTER & RUSSELL, P.A.
Good evening Ladies and Gentlemen:
Our Incentive Request is two-fold.
We have applied for your Direct Incentive Program and additionally we have
asked for a waiver for the repayment of funds you advanced to the City to
demolish the old Boynton Terrace Apartment Project.
First, I would like to speak to the Direct Incentive Program. We have completed
the application and we meet, actually exceed all criteria. Simply stated, the
scoring gives us 140 points, but only 100 points is necessary to receive 100% of
the Incentive.
It is important to note that you have modified your scoring to place emphasis on
projects in the HOB such as this one. They receive an automatic full scoring in
almost all categories, recognizing the significant risk associated with
development in this area, which has had no new residential or commercial
construction of significance in decades. This area has been designated as "slum
and blight" by the City/CRA and is an area noted for its criminal activity.
The incentives help to offset the additional cost and risk the developer faces
when developing properties in this unproven market, for being pioneers, for
taking the lead Here is the first paragraph from that program:.
"The Boynton Beach CRA seeks to encourage large-scale projects, which
define new markets, quality, innovation and character in the CRA area.
It is recognized that many times these benchmark projects require new
and untested market assumptions, which have no local comparable. This
condition often requires market support to make the projects feasible
in the early years."
The Direct Incentive Program is that market support in these early stages of
redevelopment of the HOB.
The Incentive Program is an effective tool for the CRA to use to spur
redevelopment in this area. Additionally, the required affordable housing element
within the program helps to address the need for affordable housing stock in the
area. You heard at the recent workshop that the City has $1 m available at a
maximum of $75,000 per home, but no homes. Should you approve our
application, you have put a minimum of ten homes in the program, but currently,
all our homes qualify for inclusion in the program.
Second, we ask that the CRA waive the repayment of the funds used for the
demolition of the Boynton Terrace Apartments. This is allowed under the
guidelines of the Community Development Block Grant Program and is
contained in The Heart of Boynton Redevelopment Master Plan on page 98.
City officials and the CRA were clear in their message to us that they would
prefer not to see another low income rental project (ala Boynton Terrace) and
that they would prefer home ownership. While we are allowed by code to build
another rental project and there is no restriction on pricing, whether for rent or for
sale, we are moving forward with "for sale" product as requested, helping to bring
home ownership to the area.
We feel the City/CRA achieved its goal by demolishing the apartment complex,
as the demolition made it impossible to renovate and reopen the property. In its
place we have agreed to build "for sale" housing as requested. I am sure you
understand the cost and risk going to "for sale" product from proven Section 8 or
market rental product, which are both allowed under our zoning classification.
Additionally, staff has requested that we upgrade the property far in excess of
code requirements, which has a substantial up front cost and carry. The
requested demo funds waiver will help offset those additional costs related to
CRA Staff requests and the additional risk in building for sale as opposed to for
rent.
To finish, we hope you are as excited as we are, as this is an exciting time. This
will be the first new project built in this area and will help implement the
City's/CRA's redevelopment goals.
We are ready to start construction and the Direct Incentives and the waiver of
repayment of demolition funds will allow us to build a single family attached home
community that not just meets code, but exceeds it considerably.
This new development will not only be a great example for future development,
we are confident it will be a catalyst for additional development in this long
ignored area of town and it contributes to the inventory of workforce housing. All
primary goals of the CRA.
This is a win/win for the CRA, the City and the Community, and we ask your
approval.
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LAST NAME FIRST EXPIRES ADDRESS PROFESSIONAL
NAME ASSOCIATION
~etta James 1/10/08 209 N. Seacrest Blvd. #1 Architect
BOYNTON BEACH 33435
/' (561) 740-0041
cell: 561-414-9235
~arco Alexander 6/20/06 10817 QUAIL COVEY RD Arvida Realty
BOYNTON BEACH 33436 901 N Congress Ave - Ste. B-102
(561) 732-6789 Boynton Beach, FL 33426
(561) 736-2400 Ext. 107
Fax (561) 736-1560
cristale@bellsouth.com
,
~ton Don 1/10/06 2556 SW 23RD Edward Jones & Company
CRANBROOK DR 901 N Congress Avenue, Ste D-101
BOYNTON BEACH 33436 Boynton Beach, FL 33426
(561) 737-0793 (561) 737-1442
Fax (561) 364-1536
"
~aVilin Jeanne 1/10/09 PO BOX 243693 (734 NE Salefish Realty
Chair 9TH AVE) 532 E Ocean Avenue
BOYNTON BEACH 33424 Boynton Beach, FL 33435
(561) 731-4474 (561) 738-6613
Cell: (561)901-8714 Fax (561) 738-7911
jheavilin@msn.com
X Horenburger Marie 6/20/08 3020 PINE TREE LANE Business Consultant
BOYNTON BEACH 33435 Fax (561) 733-0034
(561) 733-0041 nhorenburger@cs.com
/ cell(561) 901-2583
'" VMyott Steve 1/10/09 3012 FERNWOOD DR Vice President, Commercial Division
BOYNTON BEACH FL Quincy Johnson Architects
33436 949 Clint Moore Road
(561) 736-3564 Boca Raton, FL 33487
/ Cell (561) 436-5834 561-997-9339 X31
J Tillman Henderson 1/10/09 54 BEN1WATER CIRCLE Spanish River High School
Vice Chair BOYNTON BEACH, FL 5100 Jog Road
33426 Boca Raton, FL 33496
(561) 965-6776 (561) 241-2200 Ext. 2540
6
S:\CC\WP\BOARDS\LISTS\CRA Board.doc - 12/12/2005
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-200
STAFF REPORT
ftJr~//r/&J .
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TO:
Chair and Members
Community Redevelopment Agency Board and City Commission
..~.~
Michael Rumpf (y
Planning and Zoning Director
THRU:
FROM:
Kathleen Zeitler
Planner
DATE:
November I, 2005
PROJECT NAME/NO: Intracoastal Park Pavilion/ MSPM 05-013
REQUEST:
Major Site Plan Modification
PROJECT DESCRIPTION
Property Owner: City of Boynton Beach
Applicant: City of Boynton Beach
Agent: Mr. David Stump, Project Manager, City Engineering Dept.
Location: 2240 North Federal Highway (see Location Map - Exhibit "A")
Existing Land Recreational (R)
Use:
Existing Zoning: Recreation (REe)
Proposed Use: A two-story, 12,800 square foot community center
Acreage: 8.88 Acres
Adjacent Uses:
North: The Harbors townhomes zoned Infill Planned Unit Development (IPUD);
South: Water's Edge townhomes zoned Multi-Family Residential (R-3);
East: Right-of-way of the Intracoastal Waterway and the eastern city limits; and,
West: North Federal Highway right-of-way, Florida East Coast Railway right-of-way,
and farther north a Veterinarian Office/ Animal Hospital zoned C-2, and East
Ridge Condos zoned PUD.
PROPERTY OWNER NOTIFICATION
All property owners within 400 feet of the subject property were mailed a notice of this request for a major
site plan modification and its respective hearing dates per the Applicant who has certified that the required
Staff Report - Intracoastal Park (MSPM 05-013)
Memorandum No PZ 05-200
Page 3
Parking:
Highway. There are no additional points of ingress/egress or modifications to the
existing access proposed for this request. A one-way circular drive is proposed as a
drop-off area at the entrance of the proposed community center. The drop-off area will
be 20 feet in width and located east of the existing roundabout and connect with the
existing parking lot. One-way traffic control signage will be provided to clearly
delineate the direction of circulation.
All parking spaces at Intracoastal Park were developed with Phase I and no additional
parking is proposed for this request. There are a total of 84 paved parking spaces on
site, including four (4) designated for handicapped use. The proposed use of a
government-owned and operated recreational community center requires one (1)
parking space per 100 square feet of gross floor area. The enclosed gross floor area of
the proposed community center is 7)03 square feet, which would require a total of 73
parking spaces. No additional uses are proposed, and existing uses are for passive
recreation, with no specified parking requirements. With a total of 84 parking spaces
already provided, the park has sufficient paved parking on site to accommodate the
proposed community center. A loading area 12 feet in width and 35 feet in length is
proposed next to the existing dumpster enclosure. All necessary traffic control signage
and pavement markings such as diagonal striping will be provided on site to clearly
delineate the loading area.
Landscaping: Staff has reviewed the Landscape Plan and determined that it is in compliance with the
Landscape Code requirements. The existing park site (Phase I) is already landscaped,
therefore only the affected area where the building is proposed for Phase II is indicated
on the landscape plan. A total of 15 Montgomery Palms (10-12 feet in height) and 3
Sabal Palms (12-14 feet in height) exist where the building is proposed. These 18
palms will be relocated and used for required landscaping. Another Sabal Palm (12-14
feet in height) will be added, for a total of 19 palms (10-14 feet in height) around the
proposed building. Proposed shrubs surrounding the building foundation and within the
drop-off median include Variegated Pittosporum, Shillings Holly, Cocoplum, Viburnum,
Indian Hawthorn, and Fakahatchee grass. All shrubs will be planted tip to tip and will
screen outdoor air conditioning equipment. Fifty percent (50%) of site landscape
materials must be native species. The landscape plan indicates a total of one hundred
percent (100%) of the trees and eighty percent (80%) of the shrubs are native species.
Building:
Colors:
The proposed two-story community center will be constructed to correspond with the
other structures on site. The building design includes a 10 foot wrap-around covered
porch on each floor, several columns, a hip, metal roof which is blue to match other
structures on site, and lots of floor to ceiling windows on the Intracoastal side.
Features that enhance the proposed building include fiber cement board siding, metal
folding window shutters, a second floor porch balcony with aluminum rails, decorative
windows on front, and decorative metal louvers between first floor columns. The
building and site design as proposed would generally meet code requirements when
staff comments are incorporated into the permit drawings.
The elevation plan indicates the following proposed exterior building colors:
Building and columns: Cream (Benjamin Moore #2159-60);
Trim/ banding, column base,
door/ window trim: Amber Waves (Benjamin Moore #2159-40)
Staff Report - Intracoastal Park (MSPM 05-013)
Memorandum No PZ 05-200
Page 4
Doors, window frames, railings,
fascia, and gutters/ downspouts:
Shutters:
Roof and decorative louvers:
Brilliant White (Benjamin Moore)
Country Redwood (Benjamin Moore)
Evening Blue (Benjamin Moore #2068-20)
The Applicant has provided color samples of the proposed exterior building colors and is
in compliance with Chapter 9, Community Design Plan, of the Land Development
Regulations, Section 9.A., which requires buildings, structures and site elements to be in
visual harmony with surrounding development.
Height: The elevations indicate the proposed two-story structure will have an overall roof height
of 42 feet, measured from finished floor elevation to the highest point of the roof. The
maximum building height allowed in the REC zoning district is 45 feet.
Floor Plan: The proposed floor plans indicate similar layouts for the first floor and second floor. The
first floor will consist of a lobby area, two (2) multipurpose assembly rooms without
fixed seats, handicap accessible restrooms, offices, pantry, storage, and mechanical
rooms. Exterior stairways located under the wrap-around covered porch are proposed
on each side of the entrance, as well as an interior elevator off the lobby. The second
floor will consist of a lobby area, one large multipurpose assembly room without fixed
seats, handicap accessible restrooms, and pantry/ storage areas. A covered balcony
with railings wraps around the entire second floor. The proposed building area on the
first floor is 3J03 square feet, and 3,600 square feet on the second floor, with a total
enclosed building area of 7,303 square feet. The covered porch area which wraps
around the first floor is 2,697 square feet, and 2,800 square feet on the second floor
balcony, for a total of 5,497 square feet of roofed porch area. The total building size
proposed, including enclosed building area and covered porches, is 12,800 square feet.
Setbacks: The minimum building setbacks for the REC zoning district are 25 feet for front, rear,
and each side. The location for the proposed community center on the plans indicates
setbacks are: 745 feet (front), 69 feet and 262 feet (sides) and 55 feet (rear, measured
from existing mean high water line) which complies with all REC setback requirements.
Lighting: Freestanding outdoor lighting poles were installed in Phase I for the park areas,
including the parking lot, therefore, the only light fixtures proposed are wall mounted.
The plans indicate wall mounted light fixtures will be white to match doors and railings.
Signage: Existing signage on site was installed with Phase I. No new signage is proposed.
RECOMMENDATION:
Staff has reviewed this request for approval of a major site plan modification and recommends approval,
contingent upon all comments indicated in Exhibit "C" - Conditions of Approval. The Technical Advisory
Review Team (TART) recommends that any deficiencies identified in this exhibit be corrected on the set of
plans submitted for building permit. Also, any additional conditions recommended by the Board or City
Commission shall be documented accordingly in the Conditions of Approval.
M R/ kz
S:\Planning\Shared\Wp\Projects\Intracoastal Park\MSPM OS-013\Staff Report.doc
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Conditions of Approval
Project name: Intracoastal Park Pavilion
File number: MSPM 05-013
Reference: 1 streview plans identified as a Maior Site Plan Modification with an October 4,2005 Planning and
d ki
Zonimr Denartment ate stamp mar ng.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: NONE
PUBLIC WORKS - Traffic
Comments: NONE
ENGINEERING DIVISION
Comments:
1. Please note that changes or revisions to these plans may generate additional
comments. Acceptance of these plans during the Technical Advisory
Review Team (TART) process does not ensure that additional comments
may not be generated by the Commission and at permit review.
2, Paving, Drainage and Site details will not be reviewed for construction
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards"
and will be reviewed at the time of construction permit application.
UTILITIES
Comments:
3. Palm Beach County Health Department permits may be required for the
water and sewer systems serving this project (CODE, Section 26-12).
4. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. with 20 p.s.i. residual pressure as stated in LDR
Chap. 6, Art. IV, Sec. 16, or the requirement imposed by insurance
underwriters, whichever is greater (see CODE, Section 26-16(b)). The
existing site contains only one 8-inch spur water main extended from North
Federal Highway down to the area of the proposed pavilion. One fire
hydrant is located in this building general area, However, one 8-in. water
main line alone cannot provide the necessary fire flow required. Pumper
truck(s) utilizing the waters of the Lake Worth Lagoon may be an additional
alternative. Applicant shall provide a report substantiating this concept (if to
be used.)
CONDITIONS OF APPROVAL
Page 2
Intracoastal Park Pavilion MSPM 05-013
I I
DEP ARTMENTS INCLUDE REJECT
5. A building permit for this project shall not be issued until this Department
has approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15,
6, Utility construction details will not be reviewed for construction acceptability
at this time. All utility construction details shall be in accordance with the
Utilities Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates) and will be
reviewed at the time of construction permit application.
FIRE
Comments: NONE
POLICE
Comments: NONE
BUILDING DIVISION
Comments:
7, Please note that changes or reyisions to these plans may generate additional
comments. Acceptance of these plans during the TART (Technical Advisory
Review Team) process does not ensure that additional comments may not be
generated by the commission and at permit review,
8. Buildings, structures and parts thereof shall be designed to withstand the
minimum wind loads of 140 mph. Wind forces on every building or
structure shall be determined by the provisions of ASCE 7, Chap.ter 6, and
the provisions of 2001 FBC, Section 1606 (Wind Loads). Calculations that
are signed and sealed by a design professional registered in the state of
Florida shall be submitted for review at the time of permit application,
9. Every building and structure shall be of sufficient strength to support the
loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table
1604.1, Indicate the live load (pst) on the plans for the building design,
10. At time of permit review, submit signed and sealed working drawings of the
proposed construction.
11. As required by LDR, Chapter 4, Section 7, submit a current survey of the
subject property.
12, If capital facility fees (water and sewer) are paid in advance to the City of
Boynton Beach Utilities Department, the following information shan be
provided at the time of building permit aoolication:
CONDITIONS OF APPROVAL
Page 3
Intracoastal Park Pavilion MSPM 05-013
I
DEPARTMENTS INCLUDE REJECT
A The full name of the project as it appears on the Development Order and
the Commission-approved site plan.
B The total amount paid and itemized into how much is for water and how
much is for sewer.
(CBBCO, Chapter 26, Article II, Sections 26-34)
13. At time of permit review, submit separate surveys of each lot, parcel, or
tract. For purposes of setting up property and ownership in the City
computer, provide a copy of the recorded deed for each lot, parcel, or tract.
The recorded deed shall be submitted at time of permit review.
14, Pursuant to approval by the City Commission and all other outside agencies,
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must
incorporate all the conditions of approval as listed in the development order
and approved by the City Commission.
15. The full address of the project shan be submitted with the construction
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shaH be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
16. Sheets A 1 00 and Al 0 1 indicate enclosed stairs and sheet 201 shows open
stairs. Please clarify.
17, Sheets AI00 and AlOl - Stairway construction shall comply with 2001
FBC, Chapter 10, including Sections 1006.1.3.2 and 1006.2.4.
PARKS AND RECREATION
Comments: NONE
FORESTER/ENVIRONMENT ALIST
Comments: NONE
PLANNING AND ZONING
Comments: NONE
S:\Planning\SHARED\WP\PROJECTSllntracoastal Park\MSPM 05-013ICOA.doc
Conditions of Approval
Page 4
Intracoastal Park Pavilion MSPM 05-013
DEPARTMENTS INCLUDE REJECT
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
MWR/kz
S:\Planning\SHARED\ WP\PROJECTS\Intracoastal Park\MSPM 05-0 1 3\COA.doc
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Intracoastal Park Pavilion
APPLICANT'S AGENT: Mr. David Stump, City Project Manager
APPLICANT'S ADDRESS: 100 East Boynton Beach Boulevard, Boynton Beach, FL 33425
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION:
December 6,2005
TYPE OF RELIEF SOUGHT: Request a major site plan modification to construct a two-story
recreational community center building of 12,800 square feet under roof
on an 8.88 acre parcel zoned REC.
LOCATION OF PROPERTY: 2240 North Federal Highway (Intracoastal Park).
DRAWING(S): SEE EXHIBIT liB" ATTACHED HERETO,
X THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency Board, which Board found
as follows:
OR
TH IS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief 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 relief 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 relief 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 Applicant's application for relief is hereby
- GRANTED subject to the conditions referenced in paragraph 3 hereof.
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
DATED:
City Clerk
S:\Planning\SHARED\WP\PROJECTS\lntracoastal Park\MSPM 05-013\DO.doc
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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
XII. - LEGAL
ITEM C.1
o February 1,2005
o February 15,2005
o March 1,2005
o March] 5, 2005 ~
o AdminiS"Pf"\~~\SS\O 0
o Consent A~~ 6 0
o Public Hearing \J~C. O'J p..\.. ~
o Bids p.??R
o
o
Requested City Commission Date Final Form Must be Turned
Meetinl! Dates in to City Clerk's Office
~ December 7,2004
o December 21, 2004
o January 4, 2005
D January 18, 2005
November 15,2004 (Noon.)
December 6, 2004 (Noon)
December 20, 2004 (Noon)
January 3, 2005 (Noon)
NATURE OF
AGENDA ITEM
Announcement
City Manager's
Requested City Commission
Meetinll Dates
Date Final Form Must be Turned
in to City Clerk's Office
January ]7,2005 (Noon)
January 31,2005 (Noon)
February 14,2005 (Noon)
February 28, 2005 (Noon)
Development Plans
New Business
Legal
finished Business
Presentation
RECOMMENDATION: Authorization by Resolution of Amendment to issue tax increment bonds on behalf of the
Boynton Beach CRA in an amount not to exceed $19,575,000 to fund capital and redevelopment projects.
EXPLANATION: The City Commission authorized the CRA to pursue the bfutd issue on October 4,2004 (see
minute excerpts attached.) Bond Counsel, Mr. Mark ~..m.m.l of Moyle, Flanigan, Katz, ~~ & Sheehan. P. A. will be
present at the City Commission meeting to address the final structure of the bOud issue.
PROGRAM IMPACT: The CRA has requested Commission authorization of the bOlld issue to allow the CRA's completion
of a number of capital and redevelopment projects. The Chair of the CRA reported at the October 4, 2004 Commission
meeting of the following projects or activities to be funded:
Boynton Beach Boulevard Extension; the Promenade (at end of Boynton Beach Blvd and Intracoastal); additional public
parking at the Marina Village parking garage.
FISCAL IMPACT: None directly to the City, However, the City needs to carefully review the final version of the City
guarantee.
AL TERNA TIVES: Do not proceed with bOnd issue.
the revenue stream from the annual increment.
Department Head's Signature
Department Name
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
The eRA will need to proceed with selected projects based on
~~~s;gnaMe
City Attorney / Finance / Human Resources