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Baywalk MPMD 23-003 and MSPM 23-004 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Bay Walk (MPMD 23-003 and MSPM 23-004) APPLICANT: Felipe Vergara, 3101 Boynton Development, LLC APPLICANT'S ADDRESS: 4001 N. Ocean Boulevard, Unit 801, Boca Raton, FL 33431 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: September 5, 2023 APPROVAL SOUGHT: Approve request for Major Site Plan Modification (MSPM 23-004) and Master Plan Modification (MPMD 23-003) of the Bay Walk development consisting of 25 dwelling units, associated recreational amenities, required parking and related site improvements on a 2.27-acre property, located at 3103 North Federal Highway, in the IPUD (Infill Planned Unit Development) zoning district. LOCATION OF PROPERTY: 3103 N Federal Highway DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant / HAS _ HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included." 4. The Applicant's request is hereby V GRANTED subject to the conditions referenced in paragraph 3 above. _ DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: __--,,,,`,� h� '1�RPOR,� pn cif DATED: ll7e r a�13 (� ( ç) )I S'.\Planning\SHARED\WP\PROJECTS\Southern Homes of Palm Beach\Bay Walk IP I 3103 N Fe eral Highway\ 'c•M 23 ,0103 .94141?MD DO doc ‘'` lORIDP ` EXHIBIT "C" Conditions of Approval Project Name: Bay Walk File number: MSPM 23-004 & MPMD 23-003 Reference: 3rd review of plans identified as a New Minor Site Plan with a July 14, 2023 Planning and Zoning Department approval date stamp marking. INCLUDE REJECT DEPARTMENTS ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES Comments: 1. The existing overhead lines shall be undergrounded. The developer shall make necessary cost and other arrangements for such underground installations with each of the persons, firms, or corporations furnishing utility service involved. Utilities shall be constructed in easements. (a) For the overhead lines along Federal Hwy, the developer will be required to provide a minimum 10' utility easement across the portion of the lot adjacent to a street and may opt to submit X an Engineer's Estimate of Cost along with a bond for the site's pro-rata cost in lieu of undergrounding the overhead lines. (b) The overhead lines along the south property line shall be relocated underground within an easement. Note: Easements shall be coordinated with requisite utility authorities and shall be provided for the installation of underground utilities or relocating existing facilities in conformance with the respective utility authority's rules and regulations. 2. Provide a letter of no objection from all utility providers. X 3. Replatting of the property shall be required in accordance with the 2010 LDR Ch. 2, Art. III, Sec. 2. No building permit shall be issued X and no city service may be rendered until a final plat has been approved by the city and properly recorded. 4. At the time of the Land Development Permit (LDP), the applicant shall submit S&S Civil Plans and any supporting calculations in compliance with the drainage requirements of the South Florida Water Management District and other external agencies, and the X respective standards described in the Engineering Design Handbook and Construction Standards, the City's Code of Ordinances, and Land Development Regulations. These plans shall include, but are not limited to the following: paving, drainage, Bay Walk(MSPM 23-004& MPMD 23-003) Conditions of Approval Page 2 of 5 INCLUDE REJECT DEPARTMENTS curbing, site lighting, landscaping and irrigation. 5. Per the 2010 LDR Ch. 2. Art. III, Sec. 3, the review of the LDP application may occur concurrently with the review of a final plat; X however, the LDP shall not be issued until the final plat is approved and recorded. 6. Prior to the issuance of the LDP, the Engineering Division fees and surety, as adopted by resolution by the City Commission, shall X be paid based on the cost estimates provided by a duly licensed professional in the State of Florida. 7. The Land Development Permit (LDP) and all external agency permits shall be required prior to the commencement of any new construction (or modification) of site improvements, required X infrastructure, and activities of clearing, grubbing, excavation, and fill. 8. In order for final closeout and project completion of the required improvements, the engineer of record shall certify in writing that the required improvements were installed under his responsible direction; that all improvements conform with the approved civil engineering drawings, and all laws, regulations, codes, and ordinances. In addition, the applicant's engineer of record shall X submit tests and reports (concerning the work and materials used during construction of the required improvements), in addition to as-built drawings on a high-quality time stable reproducible material showing the original design as compared to the actual finished work. PLANNING AND ZONING Comments: 9. It is the applicant's responsibility to ensure that the application requests are publicly advertised in accordance with Ordinances 04-007 and 05-004. An affidavit with attachments (ownership list, X radius map, and copy of mailing labels) has been provided by the applicant. 10. Prior to permitting, provide a copy of the executed Maintenance Agreement between the Bay Walk COA and the adjacent property X owners for the maintenance of the perimeter wall running along the north property line. Bay Walk (MSPM 23-004 & MPMD 23-003) Conditions of Approval Page 3 of 5 INCLUDE REJECT DEPARTMENTS 11. Provide a 10' by 30' bus shelter easement at time of platting and X prior to permit approval, as required by Palm Tram. 12. Provide the required bus shelter structure at time of permitting. The architectural design of the structure must be compatible with X the design of the proposed buildings fronting Federal Highway. 13. Prior to final inspection, the landscape located in the west landscape buffer must provide a dense barrier, restricting the view between the two properties to the maximum extent possible. Staff X may require additional plant material if deemed insufficient and in order to secure approval of the final inspection. 14. Secure approval of a Land Development Permit prior to removing the existing landscape, including exotic and invasive species, in X accordance with the procedures set forth in Chapter 2, Article III, Section 3. 15. The required 12-foot wide Type 2 landscape buffer running along the north property line must be tract at time of platting. Be advised that the entire landscape buffer must remain clear of obstructions (i.e. walls, fences, pavers, etc.). If permitted by the City Engineer, X the landscape buffer may be overlapped by the proposed easements (UE, DE and AE) a maximum of five (5) foot, in accordance with the Land Development Regulations (Chapter 4, Article II, Section 4.A.10). 16. If the associated Variance application (ZNCV 23-003)— requesting the reduction of the required 8-foot wide Active Area — is not approved by the City Commission, the project must adhere to the X applicable build-to-line and Pedestrian Zone requirements (Chapter 4, Article III, Section 8.B.). 17. The glazing of the proposed gym and game room buildings shall X consist of vision glass panels. 18. Provide construction details of the proposed green wall fronting Federal Highway at time of permitting. Ensure the plant selection X and irrigation system is appropriate and well maintained in perpetuity. 19. The design and surface material of the proposed tree pits must be reviewed and approved by the City's Engineering Division at time X of permitting. 20. The established Bay Walk Property Owners Association (POA) or X Condominium Association (COA) is required to enforce the below Bay Walk (MSPM 23-004 & MPMD 23-003) Conditions of Approval Page 4 of 5 INCLUDE REJECT DEPARTMENTS resident and guest parking restrictions: (a) The vehicles owned and/ or operated by the unit owners shall be parked inside their respective garage. (b) Surface parking shall be assigned for guest parking. (c) COA documents must include the aforementioned parking requirements and must be submitted for review prior to final inspection. 21. Revise the west landscape buffer to meet the Urban Landscape Buffer (Type 2) requirements. The buffer must include a X continuous hedge of three (3) feet in height, which must be located along the west side of buffer wall. 22. The source for the irrigation water must conform to the applicable X code requirements (Chapter 4, Article II, Section 4.A.5). 23. The caliper of all trees, except for palms and those trees classified as the development's "signature trees" shall be a minimum of four X (4) inches at the time of planting (Chapter 4, Article II, Section 4.A.3.a). 24. Provide the required signature trees on both sides of the development's entrance. Be advised that the caliper of a development's signature tree shall be a minimum of one (1) inch at the time of planting. Signature trees, if sized with a caliper of less than four (4) inches, will not count toward the minimum required number of trees. In order for the proposed tree to meet the Signature Tree requirement, it must be selected from the below plant list: X (a) Yellow Elder(Tecoma stans); (b) Bougainvillea (Bougainvillea); (c) Glaucous Cassia; (Cassia surattensis); and (d) Orange or White Geiger (Cordia sebestena or boissieri). PUBLIC ART Comments: 25. Revise the elevations of the five green wall areas on the Federal X Bay Walk(MSPM 23-004 & MPMD 23-003) Conditions of Approval Page 5 of 5 INCLUDE REJECT DEPARTMENTS Highway privacy wall to show only green walls without the smooth, scored, brown stucco elements. BUILDING Comments: None. All previous comments addressed at time of DART. POLICE Comments: None. All previous comments addressed at time of DART. FIRE Comments: None. All previous comments addressed at time of DART. PARKS AND RECREATION Comments: None. All previous comments addressed at time of DART. COMMUNITY REDEVELOPMENT AGENCY Comments: None. All previous comments addressed at time of DART. PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: None CITY COMMISSION CONDITIONS Comments: None The City of Boynton Beach DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISON 100 East Ocean Avenue Boynton Beach,Florida 33435-0310 TEL: 561-742-6260 www.boynton-beach.org September 18,2023 Felipe Vergara 3101 Boynton Development, LLC 4001 N.Ocean Boulevard,Unit 801 Boca Raton,FL 33431 RE: Bay Walk IPUD -3103 N Federal Highway File No.: MPMD 23-003 and MSPM 23-004/ZNCV 23-003 Dear Mr.Vergara, Enclosed is the Development Order granted by the City Commission on September 5, 2023 for the Major Site Plan Modification(MSPM 23-004)and Master Plan Modification(MPMD 23-003)applications associated with the Bay Walk IPUD (Infill Planned Unit Development)project proposing 25 dwelling units,recreational amenities,required parking and related site improvements on a 2.27-acre vacant property. Also enclosed,is the Development Order for the associated Variance(ZNCV 23- 003) request, to allow a six (6)-foot wide Active Area along North Federal Highway in lieu of the required eight (8)-foot wide Active Area, a variance of two (2) feet. This approval is valid for an eighteen (18) month period from the above-noted date of approval.To maintain vested status,a building permit must be secured or an extension applied for before the expiration. To continue this project through the development process,please revise relevant pages of your approved site plan to incorporate all conditions of approval as applicable. A copy of this Development Order, including these conditions, must accompany the submission of the fully amended site plan set. The person managing your permit applications should be made aware of any additional documents and any third-party letters listed in the conditions of approval that need to be submitted with your permit package. The Building Division is committed to speedy and efficient completion of the building permit process for your project. However, please note that failure to meet all applicable Development Order conditions in the submitted plan set may produce unnecessary delays in permit issuance. A thorough review will be conducted by the reviewers and if the necessary documentation is not attached and/or the plans are not amended to reflect all of the approval conditions, the plans will be returned to the applicant for correction and re-submittal before the permit is further processed. Feel free to contact any DART member for additional clarification of comments. Important:If you plan to introduce any changes to your approved site plan beyond those required by conditions of approval, please contact our staff for a review before submitting a permit package to the Building Division. A copy of the complete Development Order and Amended Site Plans reflecting the "Conditions of Approval" must be submitted to the Building Department with the first permit request to avoid any delays in the processing of your permit. Should you have any questions regarding this matter,please feel free to contact this office at(561) 742-6260. Since ely, Amanda B. Radigan,AICP Planning&Zoning Director Enc.: DO w/COA urban BAYWALK desian PROJECT NARRATIVE MUCK) Request(s): Major Master/Site Plan Modification & Variance Application No: MSPM 23-004/MPMD 23-003 Urban Design Submitted: December 7, 2022 Land Planning Resubmitted: February 15, 2023/June 2, 2023 Landscape Architecture The property that is the subject of this application is 2.27-acres, located on the west side of Federal Highway, approximately 0.12 mile south of Old Dixie Highway and is undeveloped. On January 2, 2008, the City Commission approved the Baywalk project for 40 condominium units at 17.7 dwelling units per acre. Time extensions of the approvals have been granted since the original approval and therefore, the development order remains valid. The property is under the same ownership, however since those approvals, the property has a new Contract Purchaser who is proposing to redesign the project. On behalf of the Contract Purchaser, 3101 Boynton Development, LLC ("Applicant"), Urban Design Studio has prepared and hereby respectfully requests approval of this Major Master Plan Modification & Major Site Plan Modification to redesign the site with 25 townhouse units consisting of six (6) buildings, and related amenities along with a variance request to reduce the required 8' wide Active Area for 6' in width within the Pedestrian Zone (per Chapter 3 Article III Section 8.B.5). This site is located in the Infill Planned Unit Development (IPUD — 20 du/ac) zoning district and has a future land use designation of Special High Density Residential (SHDR — 20 du/ac). Pursuant to Chapter 2, Art.2, Section 2.D.6.f of the code and confirmed by Staff at a pre- application meeting held on October 5, 2022, the proposed modifications classify as a "major modification". The site plan must be consistent with the master plan; therefore, any request to modify a master plan may require the submittal of a concurrent request for site plan modification in accordance with Section 2.F.7. The following is a description of the project. PROJECT INFORMATION Applicant 3101 Boynton Development, LLC/ Felipe Vergara Owner Southern Homes of Palm Beach V, LLC Agent Urban Design Studio, Bradley Miller, AICP/Ailish Villalobos Site Location West side of Federal Highway, approximately 0.12 miles south of Old Dixie Hwy. PCN's 08-43-46-04-17-000-0620 Existing FLU Special High Density Residential (SHDR—20 du/ac) Existing Zoning Infill Planned Unit Development(IPUD—20 du/ac) Existing Use(s) Approved (unbuilt)40 condominium unit development(17.7 du/ac) Proposed Use(s) 25 townhouse unit development(11.01 du/ac) Site Area 2.27-acres 610 Clematis Street, Suite CU02,West Palm Beach, FL 33401 P: 561-366-1100 www.udsfloride.com LA0001739 Baywalk Page 12 Justification Statement Major Master&Site Plan Modification/Variance Rev. June 2, 2023 SURROUNDING PROPERTY North: Developed commercial property (self-storage facility) zoned Community Commercial (C-3); South: Developed multi-family residential property (Seabourn Cove) designated Special High Density Residential (SHDR) and zoned Planned Unit Development (PUD); East: Right-of-way for Federal Highway, followed by developed multi-family residential property (Waterside Village) designated Special High Density Residential (SHDR) and zoned Infill Planned Unit Development (IPUD); West: Developed multi-family and single-family residential property located in unincorporated Palm Beach County designated Commercial High, 5 units per acre (CH/5) and zoned Residential Multi-family (RM). PROPOSED DEVELOPMENT DESCRIPTION The subject site is a 2.27-acre property located on the west side of Federal Highway, approximately 0.12 mile south of Old Dixie Highway with a physical address of 3101 N Federal Highway. The subject site is currently undeveloped. Under the SHDR land use classification and IPUD zoning district, the maximum allowable density is 20 units per acre, which would allow the Applicant a maximum of 45 dwelling units on the 2.27-acre subject site. The site is currently approved for 40 dwelling units (condominium), which equates to a density of 17.7 dwelling units per acre. This application proposes a decrease to 25 dwelling units (townhome)which equates to a density of 11.01 units per acre and below the maximum allowable density for the site. Townhouses are permitted uses in the IPUD zoning district. The intent of the proposed project is to provide a fee simple — for sale quality residential community. The project proposes one point of ingress/egress located on Federal Highway. The point of access is comprised of 2 lanes that total 24-feet in width and allow for right turn only. A gated entry feature is located 60-feet from the project entrance to provide for sufficient and safe vehicular stacking. A preliminary approval letter from FDOT for the driveway and gates is provided with this application and will ultimately be permitted through the City and FDOT. A turn-around space is also provided at the project entrance along with a handicap parking space and access to the resident recreational amenities, which includes a dog park, a swimming pool, a fitness center (gym) and a game room. The 25 dwelling units are intended to be sold as fee simple lots and are proposed within 6 separate buildings, with 3 buildings located on each side of the internal driveway and turnaround spaces provided at the terminus of the driveway. Building 1 contains 5 units and Buildings 2 through 6, contain 4 units each. All units will include 3 bedrooms, 3.5 bathrooms, an office/den area, a 2-car garage, covered patio and optional splash pool. Baywalk Page 13 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 The maximum building coverage in the IPUD zoning district is 50%, which equates to 49,342 for the 2.27-acre site. Provided is a total building coverage of 45.16% (44,566 square feet) which is below the allowable amount, along with 28.43% (28,058 square feet) of landscape area and 26.41% (26,061 square feet) of hardscape. A breakdown of the project building coverage is provided below: BUILDING COVERAGE BUILDING# BUILDING COVERAGE UNIT A-BUILDING#1 8,050 SF UNIT B-BUILDING#2 6,435 SF UNIT B-BUILDING#3 6,435 SF UNIT B-BUILDING#4 6,435 SF UNIT B-BUILDING#5 6,435 SF UNIT B-BUILDING#6 6,435 SF GAME ROOM BLDG. 2,480 SF GYM BLDG. 1,861 SF TOTAL 44,566 SF Each unit will be provided a city trash roll-out bin which will be individually stored within the unit garage and rolled out for pick up on designated days. Provided internal to the site is a covered mail kiosk and a fenced in dog park is designated in the southwest portion of the site. The recreational amenities provided meet and exceed the IPUD recreation and useable open space area requirements. While the IPUD zoning district is flexible on minimum building setback requirements, the proposed setbacks have been provided for compatibility purposes to mirror the surrounding uses. Additionally, the setbacks are provided to accommodate a buffer wall and required buffer landscaping. The maximum height of buildings in the IPUD zoning district is 45-feet, all proposed structures comply. Building elevations and floor plans, prepared by Randall Stofft Architects, are provided with this application for further detail. Based on the proposed 25-unit development and code parking requirement at 2 parking spaces per unit, along with 0.15 parking spaces per unit for guest parking, that would equate to a total of 54 parking spaces required. Each unit will have a 2-car garage and will be regulated by Property Owner Association documents to park their vehicles within the garage only. There are also 6 guest parking spaces provided throughout the site for a total parking count of 56 spaces, which meets and exceeds the 54-parking space requirement. Landscaping remains in compliance with the prior approval which includes a complimentary mix of trees and palms with ROW landscape strips, perimeter buffers, landscape islands in parking areas and foundation plantings around the buildings. For the frontage of Federal Highway, footnote #1 of Table 3-27 in the code requires a build to line which consists of a 5' street tree area, a 10' wide sidewalk measured from the center of the street tree area (net 7.5') and an 8' Active Area to create a Pedestrian Zone. In addition to the Pedestrian Zone, there is a requirement for the dedication of a 10' wide general utility easement for the future undergrounding of utilities. Due to the location of existing and future underground utilities, it Baywalk Page 14 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 may be necessary to reconfigure the Pedestrian Zone requirements during the permitting process when more detail is known as to specific utility line locations. This application proposes a variance to the Pedestrian Zone requirements to reduce the width of the required 8' Active Area to 6' in width measured from the western edge of the 10' wide sidewalk. As is permissible by the property's current land use and zoning district, the project exclusively offers residential buildings and recreational amenity structures located along the property frontage and Pedestrian Zone. In order to comply with the Pedestrian Zone requirements, the recreational amenities areas have been designed to provide building frontage, a green wall amenity to engage with the public sidewalk and access along the property frontage. The recreation buildings will have glass facades visible to Federal Highway and direct access to the public sidewalk area to be reconstructed along Federal Highway. In addition, there will be a section of the property frontage adjacent to the pool area where there will be a green wall constructed. The proposed 6' wide Active Area will be between the green wall and the 10' sidewalk which is measured from the center line of the 5' wide Street Tree Area, therefore in the areas where there are no trees, there will be 18.5' of paved pedestrian area along Federal Highway. The variance is further discussed and justified later in this statement. Through review and discussions with City staff, this proposed design of the Pedestrian Zone meets the intent of the Code and is consistent with the goals for a Complete Street design. The proposed development will meet all Concurrency requirements. Preliminary Engineering Plans, prepared by Caulfield & Wheeler, and a Traffic Study, prepared by JMD Traffic Consulting, are provided with this application for review and analysis. Also provided with this application is a Traffic Performance Standards (TPS) letter from Palm Beach County which confirms the proposed 25-unit development meets the TPS roadway standards and a School Capacity Determination letter from the School District of Palm Beach County confirming there is adequate school capacity to accommodate the resident population for the 25-unit development. The Applicant is proposing the green wall be designed and utilized as the required public art piece located along Federal Highway and will work directly with the Public Arts Administrator on further design details to be addressed at permitting CODE CRITERIA Master Plan - Pursuant to Chapter 2, Art.2, Section 2.D.6.f., changes to master plans are considered "minor" or "major" based on the following six (6) criteria. A pre-application conference with staff is a prerequisite to filing an application for modification. (1) The modification increases or decreases the building square footage (intensity) or number of dwelling units (density) by more than 5%; (2) The modification eliminates a point of ingress and egress; (3) The modification reduces the cumulative area of each of the required or provided open spaces, green spaces, and pedestrian plazas by more than 5%, changes the location of such spaces, or does not otherwise meet the intent of these regulations; Baywalk 15 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 (4) The modification alters the project so that the modified master plan does not resemble the approved master plan; (5) The modification affects or does not comply with a condition of approval of the preceding development order; and (6) The modification is proposed to a city-owned or operated facility and does not adversely impact adjacent properties and/or public lands. As referenced prior, a pre-application meeting was held with Staff on October 5, 2022, and it was determined that the proposed modifications with this application are considered to be a Major Master Plan Modification and a concurrent Major Site Plan Modification would also be required per Code. As such, and pursuant to Chapter 2, Art.2, Section 2.D.6.g. and Section 2.F.2.b, the proposed Master Plan and Site Plan are in compliance with Chapter 3, IPUD zoning district regulations and Chapter 4 site development standards. It is also understood that at the time the City Commission approves this request for a Major Master Plan Modification, any previously approved Master Plan, including Conditions of Approval, shall be null and void, all future development shall be consistent with the Master Plan provided herein and approved by the City Commission. Variance - This application requests approval of a variance from Chapter 3 Article III Sect. 8.B.5 Urban Commercial District Overlay (Table 3-27), Footnote 1, to reduce the 8' wide Active Area requirement to 6' wide to create an 18.5' wide Pedestrian Zone along the frontage of Federal Highway. 5. Building and Site Regulations(Table 3-27).Development within this overlay shall be in accordance with building and site regulations applicable to the underlying zoning district except as follows: - _ IR 11.1)1%()51I I.RECUI.XI IONS I rhan t bmmerciat Iristrtet Oneria Build-to line:I. Front(abutting any public right-o`-way) 0 ft. Rear 0 ft. Interior side 0 ft Minimum card settruetn: Rear(abutting residential district). 30 feet Interior side(abutting residential district) 15 feet Mashburn structure height: Zonngl 11 Buildings and structures fronting Federal Hghwayor other roads described in the CRA Plan.stall be located no father than zero(0)feet from the property line.except in conjunction with providing required visibility at intersections.driveways.open spaces and public plazas or when additional setback is necessary to provide for required'Pedestrian Zone(PZ)The minimum PZ is comprised of three(3)components:1)a five(5)foot wide street tree area,measured from the back of the curb.or future curb on roads requiring a right-of-way dedication,2)a ten(10) fool wide sidewalk.free from obstruction&measured from the centerline of street trees.and 3)an eight(8)foot wide active area,measured from the sidewalk The PZ components may vary in placement order only on sites with conflicting nghtof-way regulations.See Section 5.0 2.below for additional relief provisions from!wild-to line requirements 2 Notwithstanding the required build-to line and pedestrian zone requirements portions of buildings and structures may be constructed in excess of the distance specified above,but not to exceed 15 feet when necessary to 1)optimize landscape design.2)maximize on-site drainage solutions.3)accommodate architectural features and building enhancements.and/or 4)to otherwise enhance public spaces such as sidewalks.plazas fountain.or outdoor seating areas in order to further the purpose and intent of the Overlay Major deviations from the build-to line requirement above lin excess of 15 feet)may be allowed.but only with sufficient justification and contingent upon the approval of a Community Design Appeal application(see Chapter 2,Article II.Section 4.B). 3 Shall be defined by the applicable zoning district As indicated in the footnote, the width of the entire Pedestrian Zone within the Urban Commercial Overlay District is 20.5' measured from the back of curb for Federal Highway and Baywalk Page 16 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 consists of three components including a 5' wide Street Tree Area with trees spaced between 20'-25' on center apart, a 10' wide Sidewalk measured from the centerline of the Street Tree Area and then an 8' wide active area. This application proposes to comply with the 5' wide street tree area and the 10' Sidewalk however requests a variance to reduce the width of the Active Area from 8' to 6' in width. In total, the proposed width of the Pedestrian Zone is 18.5' and will be improved completely with pavers except where there are the 6 required 5' x 5' street tree wells. In other words, 167'-4" of the 197'-4" frontage will be a paved area that is 18.5' wide and shaded by the street trees. In the remaining 30' where there are street trees, the Sidewalk and Active Area will be a paved width of 13.5 feet. (6' Active Area + 7.5' to the centerline of the Street Tree well). There will be a continuous unobstructed public pedestrian paver sidewalk area that is at least 13.5' in width along the entire frontage. Although it could be argued that the design meets the intent of the Pedestrian Zone, the variance is being requested to document the technical reduction of the Active Area from to 8' to 6' in width. In consideration of this variance request, it should be noted that there are discrepancies in City documents that regulate this area of Federal Highway. The CRA Community Redevelopment Plan (CRA Plan) that was adopted by City Commission in 2016/2017 recommends the frontages in the Federal Highway Corridor Area have a 5' wide street tree area, an 8' wide sidewalk with NO requirement for an 8' Active Area for a total of 13 feet. Whereas, the Urban Commercial Overlay District found in the City's Code that regulates this same Federal Highway frontage requires the Pedestrian Zone to include a 5' Street Tree Area, a 10' wide Sidewalk measured from the centerline of the street tree area and an 8' wide Active Area for a total of 20.5 feet. Therefore, these two City documents directly contradict each other. According to City staff, the intent was to have a larger Pedestrian Zone in the downtown area where there will be greater pedestrian activity than areas such as the subject site that are closer to the southern extent of Federal Highway in the City that have less pedestrian activity. The regulations in City Code have not been updated to correspond with the CRA plan. There is another anomaly for the Urban Commercial Overlay District versus other overlay districts identified in the City Code that should be considered. There are other overlay districts that make up the downtown area, which will have more pedestrian activity, where the current regulations require a total width of 18.5' for Pedestrian Zone. These areas include the Downtown Transit Overlay Development District (DTODD), Boynton Beach Boulevard Overlay District (BBBO) area and the Cultural District Overlay area (CDO) along Ocean Avenue. The sidewalk width requirement for the Pedestrian Zone in each of these other overlay districts is 8' versus the 10' required in the Urban Commercial Overlay District where there is less anticipated pedestrian activity. These overlay areas also require commercial uses along the street frontages which will utilize the Active Zone with uses such as outdoor dining and retail displays whereas the frontage of the subject property requires active areas along the street frontage, such as the proposed recreational amenities, but not commercial uses. In fact, according to the City Code's Use Matrix, commercial uses are not allowed in the IPUD zoning of this property. Therefore, the Active Area could be considered to be unnecessary in its entirety, however, the Applicant is proposing the minimum reduction to the width to continue to provide a more than functional Pedestrian Zone and accommodate City staff's recommendations. Baywalk P a c 17 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 It is the understanding of the Applicant that City staff is aware of these discrepancies and are working on code amendments to address them, however for this application, the regulations exist and therefore a variance is required to deviate as proposed by this application. As a last general point related to the variance request, Baywalk is a proposed quality townhome development that will rely on being marketed as a secure and upscale community and the individual townhomes offered for sale. Contrary to the commercial uses (open to the public) required in other areas of the City, the proposed recreational areas will be for the sole use and enjoyment of the residents of the community and their guests. Although there will be points of ingress and egress from the recreational buildings to the public sidewalk, there must be a sense of security and privacy for the project to be marketable and for townhomes to sell. The recreation buildings are strategically placed with closest proximity to Federal Highway and directly adjacent to the Activity Zone so as to make the community's most active and interactive spaces visible to the public. The recreation buildings will have glass facades visible to Federal Highway and direct access to the public sidewalk area to be reconstructed along Federal Highway so residents can be seen utilizing these spaces and further integrating and engaging them to the adjacent activity zone via direct points of ingress and egress to Federal Highway. Reduction of the Active Area from 8' to 6' in width continues to provide the pedestrian space and visual intent of the Pedestrian Zone, yet with active and secured recreational amenities for the exclusive use of residents of the Baywalk community. Based on the general factors above, this application therefore requests approval of a variance to reduce the 8' Active Area to 6' in width for a total 18.5' wide Pedestrian Zone. Pursuant to Chapter 2. Article II. Section 4.D, in order for the City Commission to grant a variance, the following criteria must be demonstrated: a) That special conditions and circumstances exist which are peculiar to the land, structure or building involved, and which are not applicable to other lands, structures or buildings in the same zoning district. Response: As indicated above, there are conditions and circumstances for this property which apply to this property that may not be applicable to other lands, structures or buildings in the same zoning district. The IPUD zoning of this land could be applied to other lands within the City that are not within the Urban Commercial Overlay District and therefore not required to provide the Pedestrian Zone. In addition, as indicated above, the total width of the Pedestrian Zone in other overlay areas in the downtown of the City is the same 18.5' as proposed by this application but those areas will have a greater amount of pedestrian activity where commercial uses are required along the street frontage. Even with the variance, Baywalk will still provide the total width of the 18.5' of Pedestrian Zone without having commercial uses. b) That special conditions and circumstances do not result from the actions of the Applicant for the variance. Response: the factors outlined above for consideration of this variance are all related to plans or regulations that have been adopted by the City. The proposed variance provides a Pedestrian Zone that is consistent with the CRA Recommendation Plan and Baywalk Page 18 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 other overlay areas where there will be greater need for pedestrian areas. The Applicant proposes to implement the 5' Street Tree Area and 10' wide Sidewalk but reduce the Active Area from 8' to 6' in width for a total Pedestrian Zone of 18.5' in width. This will allow for more efficient private recreational space for the residents of the community but continue to provide a Pedestrian Zone that is equal to the downtown areas. The inconsistencies of the plans and regulations are not the result of actions of the Applicant although the intent is continued to be provided. c) That granting the variance requested will not confer on the Applicant any special privilege that is denied by this section to other lands, structures or buildings in the same zoning district. Response: This request is specific to this project and property., There are other areas and zoning districts within the City where the proposed total width of the Pedestrian Zone is a requirement and therefore does not confer a special privilege. d) That literal interpretations of the provisions of the 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. Response: A literal interpretation will require a wider Pedestrian Zone than downtown areas of the City where there are no proposed commercial uses which typically utilize the Active Zone proposed for reduction and take away viable land that is intended for the sole use and enjoyment of the residents of Baywalk and their guests. With that said, the project continues to provide a Pedestrian Zone that is consistent with other areas and adopted plans of the City. e) That the variance granted is the minimum variance that will make possible reasonable use of the land, structure, or building. Response: The proposed variance is to reduce the 8' wide Active Area to be 6' in width to allow for a sufficient and consistent Pedestrian Zone but yet provide a recreational space suitable for marketing and use of the community. Although the Applicant would enjoy even more area for recreational amenities, the proposed reduction of 2 feet is the minimum variance for reasonable use of the land. f) That the granting of the variance will be in harmony with the general intent and purpose of this chapter and that such variance will not be injurious to the area involved or be otherwise detrimental to the public welfare. Response: The intent of the Pedestrian Zone is to bring buildings closer to the roadway frontages and to engage public spaces with the pedestrian walkway. The proposed development plan meets this intent. Upon granting of the variance, the build-to line is 2' closer to Federal Highway and the proposed Pedestrian Zone will be the same total width as other areas in the City, which is consistent with the adopted CRA Plan. There will still be a minimum of 13.5' of paver area along the frontage of Federal Highway Baywalk Page 19 Justification Statement Major Master& Site Plan Modification /Variance Rev. June 2, 2023 within the Active Area and Sidewalk where there are Street Trees and 18.5' in between the Street Tree areas. In comparison, the width of a sidewalk required by the American Disabilities Act is 44 inches and considered to not be injurious or detrimental to the public welfare. Thus, the proposed variance to reduce the Pedestrian Zone by 2' will NOT be injurious or detrimental to the public welfare. CONCLUSION We appreciate your consideration of this request for Major Modification to the Master Plan and Site Plan for the Baywalk project as well as the proposed variance to reduce the Pedestrian Zone. Should you need any additional information, the project managers at UDS are Bradley Miller, AICP (bmillerudsflorida.com) and Ailish Villalobos (avillalobosudsflorida.com) who can be reached at 561-366-1100. Boynton Beach Community Redevelopment Plan v Li r� : 4rell°1- BOYNTONT RA =BEACH CITY COMMISSION CRA BOARD Steven B. Grant, Mayor Steven B. Grant, Chair Mack Mcray, Vice Mayor Mack Mcray, Vice Chair Justin Katz, Commissioner Justin Katz, Board Member Joe Casello, Commissioner Joe Casello, Board Member Christina Romelus, Commissioner Christina Romelus, Board Member CRA ADVISORY BOARD CITY STAFF Linda Cross, Chair Lori LaVerriere, City Manager Robert Pollock, Vice Chair Vivian Brooks, Executive Director Paula Melley, Board Member Michael Simon, Assistant Director Rick Maharajh, Board Member Andrew Mack, Development Director James DeVoursney, Board Member Michael Rumpf, Planning and Zoning Director Thomas Murphy, Jr., Board Member Amanda Bassiely, Senior Planner/Urban Designer Allan Hendricks, Board Member Hanna Matras, Senior Planner Adoption Date: October 4, 2016 3 The Boynton Beach Boulevard District is envisioned to serve as a welcoming and beautiful entry into the Downtown District. Pedestrians will be encouraged to walk along the broad sidewalks in the shade of mature trees to visit the various stores and restaurants along the corridor. Bicyclists will safely travel along the corridor and will be able to park their bikes at one of the local shops where they'll meet a friend for a cup of coffee. Visitors will be able to find their way to the marina, the Children's Schoolhouse Museum and the Public Library using the various way finding signs along the corridor. Investors will see the value of developing in downtown Boynton Beach based on the public improvements and will begin to assemble land for development of mixed-use projects. Recommendations: Streetscape Streetscape enhancements are recommended for the Boynton Beach Boulevard District. The space for these enhancements may be obtained through either right-of-way dedications or public easements and should include: • Implement a Complete Streets program • Minimum 8' wide active use area abutting the for Boynton Beach Boulevard including the building addition of: • Decorative light poles at both the vehicular and • On-street parking pedestrian scales • Bike lanes • Enhanced street furniture, bus shelters, bike • Enhanced median with mature tree canopy racks and receptacles (at time of planting) and landscape lighting • Active uses along the first floor of development • Marking of major intersections with • Create a greenway along the north side of NW 1st materials such as pavers, paint, etc. Avenue per the Connectivity Plan • Narrowing of travel lanes to create space • Create way finding signage to mark the entry into for landscaping and wider sidewalks and the City and brand the district to make the street safer for bicyclists and • pedestrians. • Install public art in key locations • Create a Pedestrian Zone adjacentto the right- Provide additional pedestrian crossings where of-ways that is inviting, safe and includes: needed • • Addition of canopy street trees • Underground overhead utilities • Minimum 8' wide clear sidewalk '. ' `" ` - r ,, ,-* , r , ¶ma-wk=.r '� ; -1 t, —1114F-'..F 0 - , ti,i *P.,, a'.4` :414,, _,• 114.**, '� p ir,- - , _� , •-r ; N4,r ffi �e ./1 i - A 6r;'.4 elf - . . . c.,:.*. \--'.. :Cg'.: g - 1:' ' 1-- ./ �vlk • .,., ,r^ * j� �l�s ]iia ;ff� '1 - .. i' I . , °.' LT w.t•.+ :f..*t' °1' F• t: Vii' -'Tr- „6, . '' ' - 'i .ra':' ' ” ''itvt 4140• t 4: wims-r.,_ ti,..., i ' iliMigia _ . Figure 13: Boynton Beach Blvd. District Streetscape Recommendations Area Recommendations: Urban Design Create an overlay district for Boynton Beach Boulevard to control height at street frontage, building setback, design, uses, and overal character. • The building shall be setback to accommodate the pedestrian zone. • Active commercial uses shall be required on the street frontage of Boynton Beach Boulevard.Automobile oriented uses, such as, gas stations and car washes, are prohibited. Drive-thrus are only permitted when not visible from right-of-ways and completely behind a structure. • Buildings fronting Boynton Beach Boulevard shall have maximized glazing on first floors. • Approximately 75%of the lot frontage must be occupied by structure and adjacent to the pedestrian zone. • Buildings fronting Boynton Beach Boulevard shall have a minimum height of 30' • Buildings fronting Boynton Beach Boulevard shall be a maximum of 45' in height, any additional height permitted by the zoning districts must be stepped back proportionately to the overall height, a minimum of 10' deep. • Parking shall be located to the rear or side of the property. MU-L Land Uses are permitted to have one (single loaded) row of parking in front of the structure. • Only when access is not possible from the rear or side shall curb cuts be permitted on Boynton Beach Blvd. • All buildings along Boynton Beach Blvd shall have pedestrian access from the right-of-way/ sidewalks. • The main pedestrian entry, or front door, must be fronting Boynton Beach Blvd. • Mixed use projects adjacent to single-family areas shall include greenways for proper buffering Staff will review architectural styles and make recommendations regarding Architectural Guidelines that may enhance the character of the District. This process will include public input. --- - ... ---.% lir - . 64 i,.... .. • iii, ieli _ tom`* 4,..'"` ' .. `� , fa ., .A: -rte ..• Figure 22: Example Greenway Recommended on First Avenue The Cultural District is envisioned to be the principal hub for the City's civic uses, public spaces and events. The concentration of public art and other cultural amenities will foster a sense of community. Public events such as the Kinetic Art Expo and the Haunted Pirate Fest are already anchored within the District and attract residents and visitors to experience Boynton Beach's unique character. Ocean Avenue will maintain its character through the creation of an overlay district. Recommendations: Streetscape Streetscape enhancements are recommended for both Ocean Avenue and Seacrest Boulevard. The space for these enhancements may be obtained through either right-of-way dedications or public easements and should include: Ocean Avenue • Implement a Complete Streets program for Ocean Avenue to accommodate bike lanes and bike racks, safe pedestrian crossing at the FEC Railway and on-street parking where possible. • Create a curbless festival area between Seacrest Boulevard and S.E. 1st Street • • Enhance the intersection of Ocean Avenue and Seacrest Boulevard with a vertical entry feature, with changes in surface materials such pavers and paints. • Add signage at the FEC Railway announcing entry into the Downtown area. • Create a Pedestrian Zone adjacent to the right-of-ways that is inviting, safe and includes: • Addition of canopy street trees • Minimum 8' wide clear sidewalk tz • Minimum 8'wide active use area abutting the building • Decorative light poles at both the vehicular and pedestrian scales • Streetscape Enhancements Streetscape Enhancements • • On-street parking On street parking • • Designated bike lanes&facilities Desegnated hike lanes • Landscaping/street tree improvements • Reduce lane wth ;� Enhance crosswalks • Sidewalk expansions and repairs , • Public art along Avenue a + r • Curbless'festival'street section - f • Material and pattern enhancements , „*It . ti ..4.. 1104 _ `.1 ' lillift '4/ 40' ' -411%-:' -iiik ft , 144 .ate.. .. ,,-- ,. _ -pil-Aerirrit....‘rr ---., is' ,,. ., .,, 01.1 t v J.. _ . P • : viiii ' .,,,,,,„.. - 4._ "Y w . -,..4.Wit , , ,.7' :rt 4 . ,41,15if_ : • • , •••,Vt_ r"" - ." ...!W : , - 4 r 't=. . ' ''' Tat •'- 4--'4 i4..7 . ':...414,.11; 7. ' lir.: ' . 9 . ". -6� - • L.A."l4 aim. >]Arsobilek 601, r,.i Figure 28: Ocean Ave. Streetscape Recommendations Figure 29: Seacrest Blvd. Streetscape Recommendations Recommendations: Urban Design Create/ modify an overlay district for Ocean Avenue, which encompasses the entire Cultural District, to control height at street frontage, building setback, design, uses and overall character. • Ocean Ave will be designed to have a streetwall (building faces) abutting the pedestrian zone. • Active commercial uses shall be required on the street frontage of Ocean Ave. Automobile oriented uses, such as gas stations, car washes, and drive-thrus, are prohibited. • Structures along Ocean Avenue shall be designed to the pedestrian scale and have a maximum height of 35', consistent for a depth of a minimum of 30'. • Maximize glazing on first floors • Require street canopy trees • Public spaces such as plazas or greens shall be created as part of each project. Staff will review architectural styles and make recommendations regarding Architectural Guidelines that may enhance the character of the District. This process will include public input. Streetwall Design • 35 max fronting Ocean Ave • Additional height must be stepped back 30 • Commercial uses required along Ocean • Public spaces such as plazas or green areas required along Ocean • Maximize glazing on first floor • Pedestrian shade j' . :s i I+ • . Y4 t '44 Jk 41: yy¢ +rte• J , • rI f t ' Figure 35: Ocean Ave. Streetwall Design ResMm24aIJOrf+v• FNed10!r•ze• •Wrapp aerwlfORg• 1S ft JO't,' • Prclestritt,n Zorf• •• Corps'Shut Podastron Zone• , CorOIo.S Sart • • • • .. c \, Figure 36: Ocean Ave. Design Diagram 11 Vision Downtown Boynton Beach will be where people live, work and play in an environment that provides bikeable and walkable access to the beach, restaurants, transit, parks and cultural experiences. There will be areas to gather and socialize. Entrepreneurs will open new restaurants and businesses creating financial benefits to the local economy. Attractive new buildings will provide housing for people of all ages and incomes, and accommodate new shops and restaurants. Recommendations: Streetscape Streetscape enhancements are recommended for the Federal Highway corridor. The space for these enhancements may be obtained through either right-of-way dedications or public easements. The enhancements should include: • Create a Complete Street design for Federal Highway including the addition of: • On-street parking • Bike lanes • Enhance median with mature tree canopy (at time of planting) and landscape lighting • Marking of major intersections with materials such as pavers, paint, etc. • Create a Pedestrian Zone adjacent to the right-of-ways that is inviting, safe and includes: • Addition of canopy street trees • Minimum 8' wide clear sidewalk • Minimum 8'wide active use area abutting the building • Decorative light poles at both the vehicular and pedestrian scales • Enhanced street furniture, bus shelters, bike racks and receptacles • Active uses along the first floor of development • Canopy trees that provide immediate shading at time of construction • Bus shelters with unique design for the downtown district • Underground overhead utilities • Public art in key locations • Additional pedestrian crossings where needed • A greenway along SE 4th Street and Ocean Avenue connecting Pence Park and the Marina, per the Connectivity Plan • An eco-trail connecting the pedestrian zone to Mangrove Park, per the Connectivity Plan. Vision The Federal Highway Corridor shall serve as a major point of entry into the City and the downtown from both the north and south direction. There shall be a mix of uses that front the road, improve and activate the area. The streetscape will encourage biking and walking by providing shade, attractive lighting and a sense of safety. The single-family neighborhoods will experience an increase in value and become more attractive to buyers. Recommendations: Streetscape Streetscape enhancements are recommended for the Federal Highway corridor. The space for these enhancements may be obtained through either right-of-way dedications or public easements and should include: • Create a Complete Street design for Federal Highway including the addition of: • On-street parking • Bike lanes • Enhance median with mature tree canopy (at time of planting) and landscape lighting • Marking of major intersections with materials such as pavers, paint, etc. • Create a Pedestrian Zone adjacent to the right-of-ways that is inviting, safe and includes: • Addition of canopy street trees • Minimum 8'wide clear sidewalk • Decorative light poles at both the vehicular and pedestrian scales • Require installation of canopy trees that provide immediate shading at time of construction • Underground overhead utilities • Provide additional pedestrian crossings where needed • Create a greenway along SE 4th Street per the Connectivity Plan Urban Design The following urban design guidelines are recommended for the Federal Highway north district: • The buildings shall be set back to accommodate on-street parking and the Pedestrian Zone. • All overhead utilities shall be installed underground. • For buildings incorporating commercial uses, these uses must front Federal Highway and shall maximize glazing facades visible from rights-of-ways. • Approximately 75% of the lot frontage must be occupied by structure and be adjacent to the pedestrian zone. • Buildings fronting Federal Highway shall have a minimum height of 30' • Buildings fronting Federal Highway shall be a maximum of 45' in height, any additional height permitted by the zoning districts must be stepped back proportionately to the overall height, a minimum of 10' deep. • Parking shall be located to the rear or side of the property. MU-L Land Uses are permitted to have one (single loaded) row of parking in front of the structure. • Curb cuts shall be permitted on Federal Highway only when access is not possible from the rear or side. • Adjacent single-family areas shall be protected through the use of landscape buffers and/or walls as appropriate. • Building roofs shall have vertical breaks to prevent long unbroken spans. • Building facades shall be articulated with plane changes at least one foot deep with changes in color texture and material. • All buildings along Federal Highway must have pedestrian access from the right-of-way/sidewalks. ■ • The main pedestrian entry, or front door, must be fronting Federal Highway. The Heart of Boynton area will become a model neighborhood, with its unique character and history preserved. The vision includes enriching the original vernacular architecture of the neighborhood, investing in housing and commercial uses, and connecting both through the pedestrian and vehicular networks. Recommendations: Streetscape Streetscape enhancements are recommended for the Seacrest Blvd and Martin Luther King Jr. Blvd. The space for these enhancements may be obtained through either right-of-way dedications or public easements. The enhancements should include: • Implement a Complete Streets program for Seacrest Boulevard and ML K Jr. Boulevard to accommodate bike lanes and bike racks, widening of sidewalks, decorative street lights, street furniture, and on-street parking. • Marking of major intersections with materials such as pavers, paint, etc. • Enhanced median landscaping • Bus shelters (will be required as part of new construction) • Additional signalized pedestrian crossings (including mid-block)along Seacrest BoulevardAddition of canopy street trees • Creation of a Pedestrian Zone adjacent to the right-of-ways that is inviting, safe and includes: • Minimum 8' wide clear sidewalk • Decorative light poles at b the vehicular and pedestrian scales • Require installation of can py trees that provide immediate shading at time of construction tj • Undergrounding of overhead tilities • • Creation of a greenway to co nect the greenway proposed along NW 1st Avenue, Sara Sims Park, and Wilson Park per the Co ectivity Plan • Creation of an eco-trail to c 'nnect the existing scrub and linear parks per the Connectivity Plan mow ' 17 ,L., i , i ' �� lir- + "• t •— 0 --/-- 41111/4 14'1 ,ic ar , t ` • ,i i I,.Z. 1 11.ZHV': ,i ;'>.C5 ' ' I — :0 .: 7— LY a� T W .�dx } \ -d• (u . i _ �,m �: -, may �L apis�a�e U' Mori' f- �i. r :iii, S CO m � � R •�ue�s3`W;f= Palmer l �r L t ' -Pierson Dr„ a• �yo i� ' F $i -i� .- a)- �r�` ��a. v r i12 1`S `.� :1 l.: - 'I 1< b ` 4 fel 1 �•pa j S oto .� I. ,Ftp o f- Itoiti , • 4 , a: q W dam' .``F. ~ 4 0#4rt .. .,• ' p,••••:-..- C. . • , `�' I £ � q Jkt F r lik -r,.. . , . ! .."`, ',i1/44,. 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LOCATION 3103 S.FEDERAL WA'warn.BEACH.FL Rao BUILDING FOOTPRINT AREA .5465F .16% 111_ LANDSCAPEAREA 200311 SF 18.43% PROPERTY OWNER.FELIPE VERGAM (581}3166050 J0 - ws ("•,..4 .,.-14 .. S.y�'' IWIDSCAPE 280111 S F. .41% I.PAATIOWECREATIO$N • WiGD 1Y�� ''.14i. \. � ' .• LOT SDE (211 ACRES)16655 F. 100.53% HCA ONLISCAPENRAIINOE TRACT AREA PAVERS PLANNER: URBAN DESIGN STUDIO CML' GlAFB:LD a W'IEELER -•` n i •• •. ' •.� ROW 201E X- DFE.56'ABOVE CROWHOROw 3 3 3 3 810 CLEMATIS STREET.WEST PALM BEACH MOO GLADES RD SUITE 103,BOCA RATO. • - AVGXE.CNOURIaRow. w sNAw FL 33401 FL.3344 3;',..;,i• ... ,1 If 9 APPROVED ME. 635.1!•916 NAw (.133331100 (561)•1811.1I F...A...O...., HOA RECREATION TRACT PAVED DRIVEWAY/SIDEWALK i 8�6 SMACKS REQUIRED PROVIDED ARCHITECT-RANDALL 9TOFFT MCHITECTS SURVEYOR GIAFIELDIwHEELER CCC r In , ' Joy 14,2023 42 NORTH WANTON AVE.DELRAY BEACH. 1100 GLADES RD.SUITE 103.BOG RATON, J FROM. FLIX lad �^-I FL.D444 FL.33414 -`! %I 1 .rN»640.woilmi SIDE RIX 15d I9PU311PWL _ (561FWWW (1161*1031031 MF W l� REAR PARKING 1 d DEME DRAINAGE a ACCESS EASEMENT y , /y� -� FLm1Ms RTIM-AVAVR .RAGE PARKING PARKING ANALYSIS W PUN INC LOT MN.LOT WN.LOT DENSITY MAX BID MAX BLDG - J 'T I➢1-, lll, _4 BUILDING COVERAGE SlgO TRIANGLE I¢716p WOsH00.DEPDIOO IOTA COVERAGE(%) HEIGIITIS) „Tilt- _ WDIYCND KING 1 - �� - :1' r .� ADDRKNAL PARKING 0 BUILOM6 BUILDING COVERAGE 5014 '� I V REQUIRED NA FUN W IYA 3' 04"1:01 U ler _ (44.342 6) 1, .,-4. K -� M TOTAL PARKING W _ �. REQUIRED PROPOSED UNRA-BUILDING 61 6.050 SF PARKING COUNT �3 �y _ U1R0-BUILDNG62 635 SF PROVIDED NAW 190-11' S1SS 11.RICA8053 DFE • AAS.8 memo sm. N {W 44! R,GIZ 1(4 =__ _ 7.37.7._- UNRB-BUILgNG3 81153E FRE ,..,Zr:,...u11a 61 . LE.. �- UNITB•BUILDWOM. 6435 SF ♦ HYDMM - 154119-BUILDING 05 635 SF M. LIGHT POLE . p + i -TSAg� UIIrt B.BUILDING 66 3550 • 7 , 1 REQUIRED PROPOSED ME R..BLDG. 24.SF -•- CHAIN LINK FENCE ' CA - RRPEMORE .....PP 10.2163E GYM BLD 1.11613E - - OVERHEAD O LOCATION MAP 1 TOTAL 4aw6 sF -- LOT LINES N.T.S. A 1 OO PEDESTRIAN CIRCA/MON j co) Iamv- I3Y1TAATE PI 11.9 • F, / v.. 11 11......,•:,:. .T A. =iii 4:17:77:11:: � ,.rE�a l ® ErR Zana... :gl e . _�mj. .. u m.. , ""; aNaa3,W�Wm :.IIYIM'": � m - _ • Pii- 115 a 7„,.....,; ‘,.... . 11� �• ccalr n®miri�mimr...:_...imi p .. 4.„,,,,p,,,„ -i........,,...,/ - n 16�$le 6 ea�91: n I 19 ---nI$!6 ee�c .I �r_ . .. a iiia MOM i� lid moi: :St ansa I. !HE .1. M Mill "l MB -- �� -•�.`I :::_::II Mil aiu ®1n� I� 1��1IF seax• -- // ;� / m BUILDING#4 BUILDING#5 BUILDING#6 �, TYPES TYPES TYPES R .__ �:0�� .< 0.P / 'B 1 I c 4 UNITS II_r� I i�IIII c 4 UNITS s I 4 UNITS I I L� r �, 4N,-." L� F F ELEV.10 0 NAVD.. ID+ F F ELEV.10.0 NAVD F.F.ELEV.10.0 NAVD `rri,((i ''0)F -NN_ is- - __NN -_.Illi_ IIII/ -N-- :NN- I Ii 110 Ei_--NN_� - 'ILL.. .lila '•`^^� ��04 y' �', AI 3 / F.F.ELEV AI ullF.F.ELEV®< F.F.ELEV®4 L O( ' INy4 / d l I GARAGES=B.O NAVD GARAGES= / ~'L' ,�}' � I GARAGES NAVD�'_ EI .-� �� } �J �I � �ii 9.0 NAVD li /.6 �� dl Il/^4e'M Vr•w r4 cB � 11' : .:;t oB - �6 a inix nI:A�tI : it: is ee.l.d I�-; x: -ea ,I . ;►��A / ": / w .N.0.:R TR a•N i s: Baa Re:s :9 aaa axx 11x1. a:a ii i Ba r Raalw N.aND 4 �.t a roti- n iili rg-. o L I titbit€t'''irism A��. ni_ iiig e:Id- l F "AMINI�I I I ,. 3; ,CI a A M 4,f1.7A 504 ^"^e / t It',9s, oA� s'sm3��ili�iiO� � a��sea,� ass.' es,as e�:e s��ssi r,:m: � 8 1.sc."5s: sss Baal �� /�.• .LKS ,�� 1�, � /// rv«nuEi iMFi .m-i�w-..�.r;. OPTEDm k .. `/ ,Ar. / !/1 ✓' 4O mor �4,/, 'a . ua _ -. f,y�/., D''"-"""/ mn�` i (:C1 O Z`- as x . , sion�r• x'gt -L tno ELMER �`• iii" / - .,w.p` g AL1 A ,'l 35; N;.aaa frx lrs.l65a, ,,1;T�.�;: •.r'w 1.,. I RIF ::: argii:::4 IS 2:WI Ml le$x6 �ii13$ $$'�$i.�1 $ 'i!I$1 :ifiik q' i - 44 i s r}.:�:i �:::i �� _ �I r. ,:..,,....,..,,i,11,,,,,,,..,...,....,,,,...4:1151m � Cdl 's�3, 1i:a33i531 ,�I,d:5 :i5:r k :e:a k kL.A::3,d.�J `�1�� n� / /Q COC S �� rsraiii ;rill' �'ae 0..0 ..� �.- - 7!i, E - �j n -i F.F.ELEV®5 '"""' �� ,'1 / / eN �` F.F.ELEV®{ F.F.ELEV®1 fel - 0� '� �GARAGES=BAN AD �� GARIIGES-9.O/UVD �.,-�N- ?1 GARAGES=9.O NAVD _ � _'/ aeue / / 30 ;No P,r_�_ _ -.1/wl 1,'IxI..M -_.._--0 I■le' --pp l.'-_ -'�i8 ill V_-_ _ �,i IIII 18! .-110�'_-_ _ -/Ila p3 •r' BUI:ENGA#1 / 0.i '4 j //1. o •.aE,r... NN BUILDING#3" v. k•NN BUILDING#2 NN isl. ..........a NN NN• / �'• /j�'2/ n � TYPE BII TYPE B n n i i i 5ITSY.I11 �pI /� �4j / �"a ��- 4UNITSII4UNITSFF.ELE10.0 NAVD 1a' ^-4.- .• �� ,e,s.�- * F.F.ELEV-10.0 NAVinj D 'rte F.F.L.ELE NAVD r / / / tV 2, 4.4 SI 44 M. ° >.�..EL.N.,•.Ens,.�.a ...g.,.. Ili-7611:.7:<'%".fiimN>ROM LO.W aMTN ,:: _.,. ,.. P.5>.�...,.... �. ME N. �� PROJECT DATA NC BUILDING AREA TABULATION SUSTAINABILITY DEVELOPMENT CHART S.,MS +�..R•.sS,.eR«.4. / �W'� f„� C ZONING IPUD LAND USE: OR IRli01g8 15OFUMFT Ts ISO. I EKT.marls°.FTINT.um I TOTAL SQ.FT.' REOUS®SURAINMLESTNCARDs ,r.Ji O PROPOSED SITE PLAN / S PROPERTY CONTROL NUMBER 011.41004-12.00001120 0)50005 LIGHTING IRILRATIWA N OF RM WAPARKING RE LEO LIGHTING FOR NG LOTS. - +00 • NO.OF DWELLING UNITS 251NT3 PATHWAY LIGHTING,ACCENT LIGHTING AND EXTERIOR BUILDING DWELLING UNI PER ACRE 11.01/ACRE LIGHTLAMA-BUlLM051 2.051.2 2621.3 12}6 - L010SC BUILDING FOOTPRNTMEA 44566 SF. .510% INS}B-SOLDING83 264.2 2522.2 10X12 TUECNG. .M LANDSCAPE AREA 26ANSF. 2341% mar6-BULDIIg/3 2,514.2 252].2 10.222 BUTTERFLY THEERFLTHPE PUN IS SHRUBSD TO UTILIZE AMIMMU5OF 5% `*54 HARGSCME 26.61 S.F. 26.41% UNIT B-BUILDINGS/ 2514.2 252].2 10.262 ATTRACTING BUTTERFLY ATTRACTING AND TREES IN THE PUNTA* .... _ „ . LOT SUM (227/GRES)0.685 S.F. 100.00% UMTS-BULDNG66 2,564.2 2527112 10.262 LANOSCME SCHEME,WTI A MINIMUM OF THREE(!)DIFFERENT SPECIES OF • , FLOOD ZONE OC- DEE 0 r ABOVE CROWN OF ROAD UNTO-BUILDING 0 2561.2 2522.2 10,222 MATERIALS PUM.UTERI. AVG.CROWN OF ROAD• Rea NAW - 7 , / ... • 0 DHE• 6.26.16.3.26RAw TOTAL 25 0.650 ELECTRIC CHARGING PROWSION OF LEVEL 2 CHARGING STATION CAPABLE OF 1Y •''''' ', : `.CO. .E#iA .1 V SETBACKS REWIRED PROVIDED STATORS SERVICING TWO(2)PARKING SPACES FOR EVERY FIFTY 1501 •IH - •_ -- _ TOTAL BUILDING AREA TABULATION i AWELLNA UNITS OR FRACTION THEREOF IN RESIDENTIAL - y FRONT FLEX 10J' ammo/ I5 OF UMTEISOKr,err.L.#TIW.FTI INT.uteri TOTAL SOFT. DEVELOPMENTS AND ONE(1)EVERY FIFTY OPIIOTHOUSAM 150.000) -l1 ,P .- 1 .' 14.1 SSE FLEX 150' SQUARE FEET OF NON-RESIDENTIAL DEVELOPMENT I APPROVED 1 11 {{ REM FLEX 12-0' UNIT A-BUILDRgS, 3.257.2 3]32.3 18.155 WHITE ROOF REDUREO FOR ALL PRODUCTS UR110NG FIAT SURFACES.ROOF i P""np6Lonnp 11...11. i op,r,, f l -� - /� 7 = PARKING ANALYSIS INRs-SOLOMON S.W.2 32350 13.070 MUST BE WHIE I July 14,2023 I IS 1 • - L+A... IIP °7,11 •Walim GARAGEPARIONG GMT PARKING) 50 LAIR B-BOLDINGI 3.23752 3,210.2 13.020 -. GUEST PARKING 6 UNIT B-BUILDINGS/ 3,23762 3,23302 13,020 COOL ROOF USE ROOFING MATERIALS TUT A SOUR REFLECTIvE INDEX Hwro k011. ADDITIONAL PAR.NG 0 UNTO-BUILDING IN 3,23752 223662 13510 (951)15 FOR LOW-SLOPED ROOFS(40:12)0523 FOR '��];� ..aSI ^ -r q�' _. e + C yTM TIAL PARKING REQUIRED PROPOSED55 UNRB-BULDINO6 3202.2 3]6112 13,070 ROOFPSUR�DR FS(>2:12)FORA MMMUM OF 75%0F THE Y U c.�' •ry" 36�� h . +.��:D %�.;rt war 3.• wT..F 60PNiuS Saw TOTAL 211 31,566 POSTS �;' i O „It'd v/ �' 2 v. rc,o<E.SSR _ p56Di nrn•».c. zva...'�. .....mo gnaw KEY ENERGY ,. a q. 125 ALL NR CONDITIONERS ARE ENERGY STM DIEED,MNW , /IMSEER 16 2 ;' e • _ 5 ABLEIR OPtN SPAM REQUIREMENT '"'y"-"i REOU ED PROPOSED SIGHT TRIANGLE ATLEAST 761{OFHOT WATERONPREMISES 16HEATED WAE]ERBYSTM 2 LOCATION MAP 6�s.x`�arm-RAmiEReW 10,3135 • "''DRIVEWAY PAVERS �/ CERTIFIED WATER HEATERS OR BOAR WATER HEATERS 2 O NTA. BUILDING COVERAGE .. _.PATIO/RECREATIONAL O PARKING COUNT USE ROOFING MATERIAL 71AT HAS A SRI a 5 LOW SLOPED ROOFS FOR A wT2e FL-001D35 PUNT-M06II19 BUKDINBI I BUILDING COVERAGE -_I AREA PAVERS MINIMUM MUM OF 25%0F TIROOF SURFACE 2 T6o,Nou - --",---,..--77-.1F-' ROTA-01715 01 6.0503E * FIRE MDRAM USE OF WHITE OR COOABSORB COLORS FOR THE BODY OF NG LDINGSCOSTS TO mE.o awu,mm COTe OMER MP.m11ARe PRAM.COE.Pa EFFECT PT TIE UNRB-BULDIN052 6,4968E PAVED DRIVEWAYSIDEWAU REFLECT RATHER THAN RALPLANSHEAT AND REDUCE COOLING COSTS-AS I&RJ1I m.a.Tm TaoTBlea urlm aria.,I0RA am '� ��_ UNIT B-BULDING52 04369E LIGHT POLE SHOWN ON ARCHITECTURAL 2 - -_ 4.7 UNRB-BUILDING S/ 6436 SF ��•'�-II -CHAIN LINK FENCE "- Il UNIT B.BULON066 6.436 SF I SPLASH POOL - WHERE URES SUCH OF SHADE STRUCTURES ARE NOT REQUIRED PER CODE: ,ry„e•„-„_,,,„ UNTO-BOLDING*, 6.435 SF - OVERHEAD WIRES STRUCTURESSUCHDEVICES AWNINGS.OVER AML MINIMUM OF OR OTHER 4 sANM rnm.PK On,551531503 MTV.NE GAME ROOM BLDG. 2450 SF DEAF DRAINAGE 6 ACCESS EASEMENT ---LOT LINES ARCHITECTURAL DEVICES SHALL LOVER A 50%OF GLAZED GYM BLDG. 1,613E OPENINGS1wrRTawTKNR.JONOM IS CAT.0.1.42.0 METOTE COVER.MOLL BE SENTLE ERODE TOTAL 4,5668E SIZE l AN MN.LOT MN.LOT MIN-LOT DENSITY MAX BLD MAX BLDG ALL APPLIANCES WITHIN A BUILDING ARE 100%ENERGY STAR 0•8,48.8)8.848.84,,u8 rMar MaaRT020oVTAIrE6Wrd NUS A101 a-R) WIOM(N DEPTH 6B /GFA COVERAGE I%) HEIGHTM 2 ACTUAL• MA FLEX 20UA 50% OWE WIT SE ORTERMINSI AT Me or ESSMETE TIE OIRRONO BTATIOMS WILL RE METALLED TOR 70 C.O. REWIRED 45 TRANSPORTATION T .S5N¢ SWoEM, n wm.muirTEEI5LR1R ATE5RU® 7E TIwo naarE E 27005.lu.R (56'30 6) PROVIDE FOUR(4)OVER THE REWIRED NUMBER OF ELECTRIC CAR CHARGING MIEN 45t� STATIONS 4 14 nu livrEur.810 Fawn'01.8.71.48 ul•FEE Smut E 0,15ERESE EACH LOT 8um i.RE raLv-SuRF 0 Ann LECL•Lue OESCREEP7FROMISEEFRICATHEMETERMMORm. PROVIDED 6,65 101,11• 5150• 11.01 UA W.SNI 506)IP ABOVE DEE •acwua+ T TOTAL POINTS IS aMPgT TIE 0,0 E022µ,,mr.•us l T.moven=.ETC.1 Tea.wwr..o TIF usnrw 1113...cu.,os.sun I - X11.1{iMwiIJ R - a 'iii Iposhimr14.1111 um 4 �4 a , J \ r A"1 � X90990919' gm Q $ i \ fl I fl g ' 1 II 7J , SVP. I...CAPE APIAm z ,- ! 11 1k raft N° �` M if .-. ,� /:) ♦ ON 1 `‘k° -n Gl \ y •� �_� � oar it AspHACT gra £§ o \\_ .�` Ppe, -- ‘/- E ; ;,'�:.� `Sky. A.,� � \ �� lt 4 - ilt_• �S 3 �L k? �� , S rq rE R \_\ "TER MEDiA f 8�' �,E _ \\ a`� Dq D \is---_____________ � 9 � d r 'L� .. iL L AS•a : FDO i°° PU s (C �� --� HALT < v; Ti MaP epic Ri N/G \ it Sec 7-Ci °1 OF, H Wq Y \ pL ON N0. g3p1oA Y A/(--)---- j \ ANTE M N 2205 7) ss._ \ \ iZ 11 4 $ go ! g8 ! ' SITE PLAN RE-SUBMITTAL 02-10-23 1�4ili�i;��i��'7�it Il 31D►►.A BAY WALK 1;;; , ,_ 1,11'0111 I .1�� Iiiriii1 RANDAS STOFFT 3103 S.FEDERAL HWY �i�- s. C::› I��IIIoi.,�!;i1 ARCHITECTS i+ ! �_j,i I i distinctive.inspirational.architecture. BOYNTON BEACH,FLORIDA Sb_8 i8 8 8>' N 1jlj,��i11i-1 L._. 6 b b s n o pq mvsora TI DAM N N .7=1::: I I m 1 1111111 E111111111111111 11111111111111.E■IuuiI 11111111111 •uIIIIIIII.■1.1111111111 y d ' ' I■IIIIIIIIIIIIII IIIIIIIillllll■�■11111 IIIIIIIIIII 01111111111111111 1111111111 w i,,, h I 1■�■11111 '--=— ■■11111111■ ---= iip CI* REVISIONS FIV DAT{ o -I ..1 i < 1 1 3 m 1 -4 W 2 r r re _ _ ___. _ _to, nal __ -- !_a F.Et Eli 1! r e.„,,. 7---.....0:• ra. o OA . - ---, 4 iri . lc. 1 mil [....6 W. ,.. 111 _ I.k il g*111111 OW A j"--- - '-- 1 1 V AI A EA ri_-.1 Mk 1 A rp\411 (7) ' .1 vs2 mcj I /.. -WW-i.....,.. W•,-. rf.7 ..171 pa ..., .. 1 ,„, iza i„.. k kVA. 1 111 A '41 ' ."'--- 4 t 71 , ,. .... ' I a mi rn© mmi•••M 0.0 —Ai I 11 .----iii AI 11 41 .....--- ---...,.. FM 11111 Mb EN- . ,m L :: !ILI Mc 3 DI"to 124.4 • alltd4 ,=.112 2 . Mimi MEM tial ril Wl_ EHRE=Milii MU Ng -1i. r 1.0. 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NON A/C AREA CALCULATION NON NC AREA CALCULATION EXTERIOR UNIT INTERIOR UNIT E .1177:5.7 :7 7 COVEREDIMICONY :: COVERED BALCCOn 0/ef (I., TOTAL AREA EXTERIOR UNIT TOTAL AREA INTERIOR UNIT C..., AIC TM MOOR 141 ter NC MO iLCOR 4 OCINIRED 111.1.COIX Mr COVERED SALCOIIV It?81, — a A202 .-. 0:1 cw, REVISIONS BY ORM 111111111111111111.11 •1111 1111111111 T1 HI ! 11" I I III N 0„ ,.. o. "7:N ;R:::::::. 1111111111111111111 1111111 1111111111 II ILII IIIII IIIA I�1 r—==-� . r iiiiiiiiiiu=inii r i�Ell��lli�l��II — — — ��- �— r 7 inn Pill' --_ Ming„ �, -- —' , � l II 1 ,, ^ -41Lii ' ' 11J11, I I; i � IV '�► ►�' �� ► I nI"tE:p o :�11' ), 1,',,,11 � B��II��,�■■ ��li R � ►ENTRY I I I`e2 '6 { IF II It 2 I I ■�I, I ?, �I ENTRY _ el= FOYER ,! arm FOYER � � FOYER 1 E I �� FOYER „ d MI= I I 1 �- M i �rI I'I ! 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NON NC AREA CALCULATION NON NC AREA CALCULATION �' EXTERIOR LMR INTERIOR UNIT W7WACO 01013000RIASO IN 1.1, _ rus 712 Sr TOTAL AREA EXTERIOR UNITTOTAL AREA INTERIOR UNIT 'J p A211 M Itm"maa BT 1MTB 0 ..s..m a . stir "11111111111 Nle k• U MI FIF 13 El BATH Ob .� BEDROOM� f ), it BED:300M B� Tr. BEDROOM �� BEDROOM -. .. i I� ,,. ,w • �\ BAT�I .., 16-11B3KJ TH ip L m /] C" A" .��, [4. BEDROOM J^ BEDROOM l i BEDROOM %, BEDROOM /_ ! Z - '� DI/0.-i A 1111k 1 ..N. _, Ell 11 i g a. x M. Aim �.Illi . W c IMAM Q ,. � �BATII N2\fir\�©�1� -'�■ 12 ,��l�OI STH N2, ' .. 0 aow " -"T,t2 Et A IWW� UIB�TH' �• ,. co .��.� Lj ..gyp .—,', .Wir a t J .IIINE 2. I� 0 ■■■I.I • , iffy nail jOrir unurr ROOM U1 ROOM ' I.I/■ '' Rte_ At rT— IF' DET�RFFIOE �� N/OFFICE ,-^1. F�'1 DEWOFFK:E �� MAN w MAIN BSB D rT. �-_ .J W• •• \ / _ VV.I.0 L-..--' FY `' Fr O m f �, e MMN MNN i1 .a. ' - �. a+ M lUI 41 v_ 'u 1 in Al @ I' ' u v) I ' L. Li ... .,--- ,...L.i.. (L „ ,_ . . }��j�� MNN MAIN MAIN MAIN I�}(� MAN LSI BATH+ BEDROOM J BATH MAIN /�� MMS BATH yam' \�` BgTNl U .7?-2- .,•. BEDROOM //_-` BEDROOM ,. ,... \\ FLY _,_ ___ _, \.. itII ._- � �� ' _ I 1Y11__I \,_ ; op _ W f 0 1IMME aim �/ LG AP.P. .6 D I — E � _81 ....4.......6—, BALCONY I BALCONT BALCONY BALCONY iI4I14.71113 L_ O SECOND FLOOR PLAN(BUILDING TYPE B) FLS "IlUd-A MIN NC AREA CALCULATION NC AREA CALCULATION v NINTERIOR EXTERIOR UNIT RUNIT _ �• SNC AREA CALCULATION SNC AREA CALCULATICOMV ON 4.1 - _ EXTERIOR UNIT INTERIOR UNR 2" arr TOTAL AREA EXTERIOR UNIT- TOTAL AREA INTERIOR UNIT 0 CONNEOINLCONT N., WAVED� SrSP 1412 4 A212 5 CC M REM.. BY CATs t. e ` lim /!--148' Iir . o n. . smn 4 1 iM� Ai �i hill ® $grA., . . 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J - Li *n_ord APS'''''' a, r . ; D 9 al IX -----�_r rA___. .._-�» � w a. W wC 0 FRONT ELEVATION-BUILDING TYPE B N m .._,a Z II 1 illier.,, ail itr373s e).-\vp*>\_, .0 T 0. ...,„ t il i I t :-llii W - 7: co INIP n 1"'*4: rt., LLI il +nraTru. 0w 1H I e- 1*-9/ 1014 O&M 1111141111 _ �:..p� .,ww, Cii O SIDE ELEVATION-BUILDING TYPE B a SIDE ELEVATION-BUILDING TYPE B Q MATERIALS 8 PROFILES 1,0 FtEmenE0 FCR PROF...OE-T.3 . .... .r.a e»�ta'urn,' ▪ GUM TOE ▪ ...=...m.am Mil lill 111 PRII 1111 AFM IIII 11111 Iwo WWI ��1 m NMI „ COMPOSITE FX.8.1•Var WED(WADE roltaAl COLVPrOVERil MLR 70I APPROVED PIM./lamp Onnwon I • =0.0411.0 am ro: July u,1031 . n...mnr.caA+ 4 WINDOW FRAMES, ENTRY DOORS. CO _ COLUMN COVERS& GARAGE DOORS,& RAILINGS SCORED STUCCO STUCCO STUCCO O REAR ELEVATION-BUILDING TYPE B ---- ..�....... 4 A311 4111' I annnnannnnaaannm — — a, — 1111111111111111111111111131111111114 F A r�1 -r -- _ _ _ �,'..r. -J - P.• . 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RT.DATE CMI mamma cm ma 44 C Ilei.,.,......ma.. .�,.n timi m k .PMAPET (n ETL o 11,F..05 A,Fw . X41 ZWj ." - - R T.O.PARAPET a. r�4 R ELNSd AF.F. d ��111 U � z PIM PIM MP 2 Iiiiio 9 I • EL If d(DATUM M.F6IMV0 i 041 O EAST ELEVATION MATERIALS 8 PROFILES 4.I AS MN ALM CAPRORAL CHUM TO 0 h' 31 REECT AA OW MERE COLOR TOU ELT.OPARAPET •Itld AfF. a --_ Cii4 N o0.acum IW caw TOM �m N RR G R RR . �1 TO.PARAPET ,�uw�mLSN CLAIMmwN '� ELNSd AF.F. N WTd LtImRPII�IIE A H .- --_ ____— _______ RNAP.,FFwlauMtu .J �j N SAM NIT WALL SCONCE l 1111 b �+W N E• IdWEnEwlm ME RACK ^ NMWNLNexmmm TON IP a ARIVCAL GREEN .L.001•AERE44 JIM w MAIN F r _momI L! - ELtl-O.(DANM bS MVOr WWI Rom Q I APPROVED —1 IPr.AN Am+Nww. I JDIy1A.ROb I O NORTH ELEVATION L s.MOM PMWES I FL-AISLE MEM-AARON WINDOW FRAMES, COLUMN COVERS 8 GATES&SCORED RAILINGS STUCCO STUCCO STUCCO BIKE RACK ...^....—.1.1,,V=..".- j E A321 BERMUDA TE� ISRASNERWSI IDOUBLE PURE MOTE( , NATURALAENI 0I Eo ei REVISIONS IIT OA1E , 4........., ..I... .-0 I m ' m ' 40;?..4-0.A.F.F. If •g N1!,` I Q E... 6 •T.O.PARAPET • elm ro A.F.F. -I— T Iil; In 1111111 IIII Pr Milifiv _Ail_ Aill. _ _ _ .EINN LEVEL F.,. • EL IY-0.(DATUM*OM NAVD) tt !:' W lii 64 0 >2, Z P:1 s c7). co 0 WEST ELEVATION E-4 4.4 MATERJAU3&PROFILES 4.1 1..to•E•Enwomommorm•...me ° a.man rum maw:ma oneorro DI REST A.L.00../13.COLOR TO VATORORNOOR MAWR WROOWS RiV ES WINCIORS COLOR TOM V REMO.RROIOF=MR)ROWE. Cl) OL.031-0 BE CLEM VIRICOO GUM SSCORERAPET . ONOCIORL!.T4CCO nir,COLOR TOM il. RR rn .0 "PLUMMY COLUMN COMM COLOR TO- r•••) . 04 MATCROVNIOCRY FRAME •fl EL.:!:2,0•AF.F. MO_ 3, MOOOTX=CORMBR OW - - W H 4 . i I, i , . CORN CRE,ROLL(CORM . rolOr•CORES,STUCCO MIMI CO.OR 4 . 'ccorc::.'""1"%r""'"'' Pi C)1 N . ,, ram roczro.COLOR TO II* ..., All . ARLVROAL OWEN VI0/4-4 COMERCIAL AM ,-- MEI IMO •MAM LEVEL F.F. • F.1.11-0.(DATUM..es ruvo I APPROVEDT . 1 ....,......,- I Jut,'l,2023 0 SOUTH ELEVATION RiURALZRIOILLAIRM22.1.3 I • ••......— Pl.-0:005 PIRM-AAODB79 WINDOW FRAMES, COLUMN COVERS& GATES A SCORED 7.7=.774. RAILINGS STUCCO STUCCO STUCCO BIKE RACK :,. ilM A322 =UTO'r'''' SNERWIN NILIORIS DOUBLE LATTE ISW9•0.1 RRERRIR WILLIAMS WM./LIM.PM,001 FORLI•SORFAC. RAY CRY BIKE RAOL COLOR POWDER COVED RUGICRELTVRE ,F, SPRISIONS n P1,1 A �II A OsaiNTIO.OM=` o� ..,W J m T TEl.Nrd A FARAAEr 9 8 --- -- - AF.F. � Z T0.F2d AFATP. dAMFEI L, yy -- --� - - ELMU 1141iikillrL 'LL4 VI Mr — iPlio __ LL , _ S<1 _-- — __ IWNLEVELF.F ELOd(DANMNbS WVe MATERIALS BPROFILES 10011.10/01.1.111.0.OESIONTO NP. P. P. O EAST ELEVATION n M .Tp. ockae443N1 MY W FM O m mmIou �� anxvrtgvlm VJ T.o.PARAPET mry M.iivi 1 }�1 EL.1Fd AFF. e T r a E tl _� r w wnx cw as ra. ��y I1.1 •TO.P • EL.12d AP F. WW]t]J ti D �9,A.�� a. ,ter. ,wF..�f^^ 1..:ii MEL_ _MIMI MIME__ '1 lig■II tl II _ MAIN LEVELFF. am 1 • EL.W0(DARPA b.OT REVS O NORTH ELEVATION Ft-VS 15 FIRM-A.1003733 WINDOW FRAMES, ,,4 _ COLUMN COVERS& GATES B SCORED /y _ RAILINGS STUCCO STUCCO S,UCC[) BIKE RACK Q�ii A IMO=UMW. WIERWIN VILIJNYS SIIERVOM Wt LAW �. A331 rvciowj Nuns ur.promo Ma wpm(WARM) .wAVW.L LN (MAO/ SW CM' mmol:orruFalewreo 2P\'®Dl6 IV DATE Np... w ,.m 0 A.n....... m town < A m m N W T.O.R IPET __, CL EL.tf4 AF.F. O Z [ja 5 -10 T.O.PARAPET W ILII ELN2SAF.F. i al to .. co __. z b CO M Q I C h eWl co INTERNES 8 PROFILES '. ,C - - _t_ .NN0.(DA F.F. ` - -- EL.f-?(DATUM MISS MVO �I ID MAMMY MR.CT WED 0001...MO WEST ELEVATION gyM - .a 4.4 . •.Id MR O m ▪ w.MAMMY.COLL.mow.COLOR o H B T.O.PARAPET ▪ ro.mw.urniww�an a 0 ------- I ELHSV AFF. - -- ., O GREEN WALL OESION AS MARC ART• CONCEFRAL MO stALEcr TO FM. ___ .i.•PARAPET ^ 0 y APPROVAL ',ELECTED 111®w ITW� A ElM2-0•AF.F. wean To^naworew.r ewrr� b nU n i h ----:i---' ♦ARAM LEVEL F.F. I APPROVED mill min I -II w EL.fd IDATw MIS IMM] I w.w.I.A+..Fo..., 1 Josy/4,2023 O SOUTH ELEVATION • L FLUOK6 PNM-AAOUIIN WINDOW FRAMES, COLUMN COVERS 6 GATES 6 SCORED dd = - RAILINGS STUCCO STUCCO STUCCO BIKE RACK A A332 SMERWM LIMAS MAIM aul aa^. ,a w�we� W.. TED COLOR POWDER 0 INVASIVE/F%Qi1C NOTE' IFIII CH NOTE' IRRICATIDN NOTE / \ . MA MANS MO 2111112 4121A0 MTN NO AA11.6 r;� T I AGTLAND /, TNPrnLNR[ MEWS MONK .ONt t MINX IN rMv TM MBA I 1.749041411,112Ico minima 1) I 7 LANDSCAPE ARCHITECTURE Imx.,xm 1 U1 /• Ur• A 401.5 A =""1. EL I % I p d.w.0 01.11, v� f�• 0 1 ©.,� TI sA AW m "21011..,. W o ! / a, °e �° ri y "WV" \\ . . - f - -+- 11 /.. ya 4.z`.: ssr::r �,.. �: d;4 «,- .:' ,., a _�,�R" , / fYArreY ..,////�� ` NAGE SNA ' 1 4 `' ' 0 .. e.orpnu. ' / SOD AI ' ® , WAYS/wQ. r 'INS .mr ve e..P._ W f$.�J � Al �, ®: MIR'!;41 -,�[*01. I°)' A °A�1 mob. / e w� IF Al 211 .. .. `. .; 1�.,.+ © ;��` PI/ ��f m. •�I +' 0 BUILD G#4 ""x BUI e'NG#5 •� II 1,1' BUI .NG#B CA . S* v ,eft,�W / TV' B .I TY EB 11 EB f 44pp �7 0' r�/Aw !'' dUiITS r 4U1T5 V: 4UITS W :�' 06 �1.�©11n 11 I I' F.F.ELEV 10.0 NAVD A _ r ,x .-4,.:101. F.F.ELEV 0.0 NAVD / F,F.ELEV 10.0 NAVA 1fit W x..5a,4swr.e4..I :`"1111?! r` ,d ❑ E. 'J �: V'I.i� Ito 4�•7 L"' V©'JJ��r �- Viz ❑ m� 3 A �/ e.x „mH /'I ,'y, W A _'�1 A Ok urm 4V7 Uj \i� 4JI A ��`IW ...,„„ , e:o.J'•a.o.U,m.o.r....w.. 4 W orro t. '�i /©V �qATS s.'° AT/ ._:,,...4,-- A� v.;A. Amor A . Av I`-, 4 J A� O< i, .:74.,,,,,- 4,i.61:„.....„.., 1 / / I,,,, k £4jlt 4J/ 40/ 4.1'7 la .. i .i N...5dA.5.L I&I AW .Iii-'* \ /,�� 1�If ] ❑ MI EFl_ .Nj 1:.! (- ® ® BUILDING#1 A WV woroors / CD /,`• 1ior .1 BI�ILDING#3 !h IBUILD GN2 _ 1.1 1�,! TYPEA VIyA wlI 'AVIV L TYPE B \.a B 5 UNITS TWN'' A�� 0A UNITS Jx,n, `\ +.�1d U ITSI.., F.F.ELEV=10.0 NAVDm it IT- „,,,AFAIMW, Y / SCALE:1'.20'0' 0/.' ....G:i�a. F.F.EL It U 10.0 NAy� \P'AJjdF.F.ELEV=IO.O NAVD o"® , � I� f ITf �._ �G; �� _� F 1 + - - -P lL ;�, ■1 LriL--LCL a J:` $dryxl PLN p IRSPNC TREE KEY _ _ ,�1 r�`. ,"'►�i S►i �� 11��e.1'^� L!►� I',xiD,.S„ ^,�1► !►, 5.� DRP �;= �'%� s �� x V Nrc a►, �z _ _ I PALL!., „• -mac. >♦.�c �`_vl'-VO4 W_YYW � W'.-s� .W•%�f. ..411.1111,.,10115. NO 4... ��•. .^ ` \5\,_. .\.,x,1_• _) r r4�54.41 /u. �1.�'` `Liu'! "'a e� OA t wr WW I.El nm�NS P.r.rASe min IllrIIFt'IW OZ='O'T.. I r- VV' A'�x PLANT UST 41,7 / EI9S15G TREE KEY TYPE 2 URBAN LANDSCAPE BUFFER TABULATION KEY OUNTEN 14,21.TEO MINED REC,..110,0.H700.1? NCB LEE OT, PLANT AND s.<rnuNax ,r PLANT uo mECN1CAnd I ( N \ COMIC ME 15 MIN N-L es ,e uw.(cameo.uneeq SWUM / NIS I[ - : "7Rre 11 a m . N-L LA 3 IDSAIe.EE C,<n,m..s(S'm`...Leal) m2 tx AM W . rra,.aA.mo,t.�o;.•.wl.w..wp;eNr.A>.! .e.�':.( vw .N•..rI..e w01Asa m01m. e�01..) KIS MM. rs re i.r i., 747:*".." _ I y L is f YS ..Ke4s 044,mn) uupawrmon mne 7+a. ad) , r_�~_ yye5"1 m.tlswse.) L . Hoo roma(0444) .an.r en.or.rmv rypiCT •��•- I FOUNDATION PLANTING TABULATION N•L NV •rati•OrpinlanaNANA mA) 11 L Nun � n[ r(Came )/ WRONG I MB vvsews PROW= 0 L n e T.: *414(e"5.ea..m Ta.wN) ^ xi " Nem.,ma,No-n 3103 N FEDERAL HIGHWAY I { // ♦PIA i 0E a PO 15 PK x.LIP N OR i MV x .NA 4n OO▪LONG 3 2 1.1 ,lo.,Na 55 '.ac 32.m a 2 P31 PLA 3 N. a ha 32.R s�aroM▪ANN s :u 3 Pp 411 001.114 NPL ,S Nt,0. � l0eTmam r 5. ae.+.w „ n444ant r.ea,No N LW3ea P <(ruwa)rat PAWS e.a NI 50 3 m- a '.nem ea PA') NNdo a.l5°tlokr,omw en Nx POD oot Potato,.m.ver..Lc4<e<.nr.v T,e.F1nBOYNTON BEACH,FL ITU`.....__jYl e i U !PLL 1 PD N PRO TO UN OR b NEPYeA ',)=-.-.-..m. .(M.w. .a..) PEA e «om<•awcTrwwPalm)) NPEIASa'R. m. W'S' < LANDSCAPE PLAN NLmraepw.i.'7"2:o.1orwe •1.E%IPAVE DETAIL u w rs eTa.e.m. ..7, a�) SARA N 4 A./ ...e.N.e.....w.,.r.R.w.•^w 1, v t sR rr (Sam v:)... z. r.z..m iMe':rrt.."+as.v•••.a...e...•....rwr 4114 dm.ro --=',',7::...-',': . 013 : mm...O,.xeEANSes.Nm) N x AN. .Na a.,b5.�p.k.<e.�ro'(RAN ro R.mE S'OR,.) nro,w. �`. .(Wm Nmt....i P.m) `Aa zR.mS au,) rAENN. I 0,t_ I . x 01 s re ..et.:°w.tiL ra „e .«I W I f4,,... rp1A1p11 I P` ,5....1E SAAIL TREES L IAN NI o•Tr(nom.o.., o.5) 22 MON ✓ N 41"N - �x�..9wwTr�,N�,m.) --- tz-aT-u are I,, 1 . I q.1 r L u ,i Mr;p7,0,0z(,e.5...=0 N UR 124 02-15-23 REV. • h L RR .. r r R ��•w m'v..y.. m1'(utaw) • \ ' I ACCENTS RES.r.s'ra r.oeuNrriN m)Ia. N u ae A. ^Y'rd•PL.'. e� �)°N 06-02-23 _ O 9 9 1 v d!: (em.o .Pmae) 06-2E-2,3 2. I gib R �5, ,^�,.. ... I B/� !• Z. OR o 1,1;00441.0.(..:07,111Z? "p;"S:°4'..5.5 r... myna.,dr m.i,WO�e«r. • .. I �I n AA*..b.m.,ro te SKr rm........ B B _ RAP �(N..S.e,_,..) .Aa s_....•.a: e.,boom,moo tm.m.b•*ono.qua., LP-1 2 NEST BUFFER CROSS-SECTION A NEST BUFFER CROSS-SECTION B N NNONS NATE 4[2S WALE 1.41v-0. m.... -ra-P• AATLAND / �� LANDSCAPE ASCII TECTURE 1 wa1.r.M �n / wove'F.aw w \ 1 31.1 273.030 I I I I a � \ ___/ ` I J 7 K A�1 -VI TS [I�I 001111 -11.1- .Ij I� �a A ' It 5,r CPI 1 FI 66 I �7J't �/ — ---^I r , — - - li — -/ %IF 0 FF I-7 - ' 21 .4,4 v- UJVA$VF/XOTC NOTE ma nR n: RE .00 0Paa1 % s r .: w‘111174› 9 „,,,..---3-2-,7\,\c_. .'/' / // I � r —JIr — � LL— r — I , I :/ C N I� 3 C k � I / E 0 j ogile, I � ee t4 P"/ / Rn.AWPA.Oner�.wa I...ww..xro..wwIIIIIIIIIIIIII. � w. ., ._7" \`ys � / aaelenx. TREE OISPOSITWN CHART 3103 N FKderal Highwry.... wdyaaKA410... 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PEARMMu ,(EFERE„ -GROUND LIGHT 10183 ]FI PAVFMEMMARKINGSAND GEOMETRI04 SHALL BE IN ACCORDANCE W.THE R F1 -BFCT.0 HAD HOLE ,�' COS I N,U...PALM GM mIITRAM COxmOL DEVICES FOR STREETS AND HIGHWAYS RAE 1!•61141,a.,,_,,,,,,° • - CONTROL VMK 4.W.FR—dROE.I.AMwN CRETE POP.POLE &%ALL ADA ACCESSIBLE PANG.ARNTY TYPICAL TEs1AN°RAMP LANDINGS.ALL MOT ErEED g_ 1�-mEDEPARTMENTCONNECTION ,� _ C-1 2 NOPE IN ANY DIRECTION LOCATION MIH O ..0-,REE NUMBER '••�`a OF 2 SHEETS DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 23-024 STAFF REPORT TO: Chair and Members Planning and Development Board THRU: Amanda B. Radigan, AICP Planning & Zoning Director FROM: Luis Bencosme, Senior Planner DATE: July 19, 2023 PROJECT: Bay Walk Variance (ZNCV 23-003) REQUEST: Approve request for a Variance from Part III, Chapter 3, Article III, Section 8.B.6 of the Land Development Regulations (Building and Site Regulations) requiring an eight (8) foot wide Active Area along North Federal Highway, to allow a six (6) foot wide Active Area along North Federal Highway, a variance of two (2) feet, a property located at 3103 North Federal Highway, in the IPUD (Infill Planned Unit Development) zoning district. Applicant: Felipe Vergara, 3103 Boynton Development, LLC. BACKGROUND The subject 2.27-acre parcel is located south of Old Dixie Highway, abutting the west side Federal Highway. In 2008, approval of a Planned Infill Development (IPUD) consisting of 40 dwelling units was granted for the subject site; however, the project was not constructed and the approval expired. The current applicant seeks approval of a completely redesigned townhome development with fewer dwelling units than originally approved in 2008. The proposed project includes a total of twenty-five (25) fee-simple dwelling units located within six (6) separate buildings. In addition to the required parking and related site improvements (i.e. landscape, lighting, drainage), the unit owners and visitors will have access to various amenities (fenced dog park, pool area, game room, indoor & outdoor recreational space). Approval of the proposed Major Master Plan Modification (MSPM 23-004) and Major Site Plan Modification (MPMD 23-003) is dependent on the applicant's ability to secure approval of this Variance Application (ZNCV 23-003), which seeks to reduce the required Active Area along North Federal Highway from eight (8) feet to six (6) feet (a reduction of two (2) feet). The Variance application has been reviewed concurrently with the aforementioned Major Master Plan Page 2 Bay Walk Variance ZNCV 23-003 Modification and Major Site Plan Modification applications, and the reduced Active Area is reflected on the plans provided with these applications (Exhibit B). PROPOSAL The Variance application process is available to applicants requesting deviation from a quantifiable standard, measure or regulation of Chapter 3 and Chapter 4 of the Land Development Regulations, when the applicant is able to demonstrate that a hardship specific to the property exists and the request is not intended to circumvent the applicable Land Development Regulations. The Bay Walk property is located within the Urban Commercial District Overlay, which includes all properties that abut the west and east sides of North Federal Highway. New developments are required to meet the Pedestrian Zone requirements, consisting of a five (5)- foot wide street tree area measured from the back of curb, followed by a ten (10)-foot wide sidewalk measured from the center of the street-tree area, and an eight(8)-foot wide Active Area. The outer edge of the Active Area stablishes the applicable build-to-line. The Variance application requests the reduction of the required eight (8)-foot wide Active Area by two (2) feet, resulting in a six (6)-foot wide active area. ANALYSIS The City Commission has the authority and duty to authorize, upon appeal, such variance from the terms of a city ordinance as will not be contrary to the public interest when, owing to special conditions, a literal enforcement of the provisions of the city ordinance would result in unnecessary and undue hardship. In order to authorize any variance from the terms of an ordinance, the applicant must demonstrate that the request meets the following criteria (a-g). The applicant's justification and response to these criteria is attached (Exhibit C). a. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same zoning district. The intent of the IPUD zoning district is to encourage the construction of unique, high quality and compatible multi-family residential developments that exceed the basic development standards of the Land Development Regulations in terms of site design, building architecture, construction materials, amenities and landscape design. The project proposes a townhome development containing large (3,297 SF) and modern townhome units with residential amenities, recreational spaces and high-quality landscaping. The applicant is requesting the reduction of the Active Area from eight (8) feet to six (6) feet in order to provide the recreational spaces and amenities in line with market trends. The existing Urban Commercial District Overlay code section requires the placement of active uses fronting North Federal Highway. Therefore, the project's recreational spaces (pool area, gym and game room) — which would meet the active use requirements — have been located at the front of the site, abutting North Federal Highway in order to meet the Overlay's Active Use requirements. b. That the special conditions and circumstances do not result from the actions of the applicant. According to the Urban Commercial Overlay regulations, all projects fronting North Federal Highway are subject to the Pedestrian Zone requirements regardless of the parcel's Page 2 Bay Walk MSPM 23-004 & MPMD 23-003 Page 3 Bay Walk Variance ZNCV 23-003 dimensions, size and zoning district designation. The proposed IPUD (Infill Planned Unit Development) project is subject to the pedestrian zone requirements because the property fronts North Federal Highway. The proposed dwelling units, narrow property frontage (197.33 LF) and required site improvements (i.e. drive entry, landscape buffers, foundation planting, and full pedestrian zone) would reduce the recreational spaces (pool area, gym and game room) considerably to the point of impracticality, thus prompting the submittal of this Variance application. The additional space gained with the approval of the Variance would allow the construction of more functional and practical code-required recreational spaces, which would ultimately be enjoyed by the future residents and visitors of the development. c. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, buildings, or structures in the same zoning district. The project meets the core intent of the Pedestrian Zone requirements. Staff believes that the requested reduction of the Active Area width is reasonable and appropriate based on the parcel's spatial restrictions, the parcel's location along a more residential part of North Federal Highway, and the existing pedestrian zones of similar developments adjacent to and nearby the subject parcel. The applicant is not requesting the complete elimination of the Active Area; the project would still provide a well-integrated Active Area supported by the proposed active uses (gym and game room). The Active Area will be improved with the use of colorful and flowering foundation plantings, compatible architectural design features and treatments (glazing, light building colors and canopies) and an artist-designed green wall. 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. Literal interpretation of the Pedestrian Zone requirements would deprive the applicant of rights that are currently being enjoyed by multiple existing townhome developments(Murano Bay, Manatee Bay and The Harbors) that front North Federal Highway and are zoned IPUD (Infill Planned Unit Development). These developments do not provide a Pedestrian Zone with an Active Area. Additionally, the literal interpretation and application of the Active Area requirements may cause undue hardship on the applicant and future residents as the benefits of providing slightly larger recreational spaces (pool area, gym and game room) outweigh the benefits of providing larger Active Area. Disapproving the Active Area width reduction would result in smaller and less functional recreational spaces and amenities. The reduced Active Area requested by this variance would still meet the general intent of the Urban Commercial District Overlay requirements and the vision of the Federal Highway Corridor, per the CRA Redevelopment Plan. e. That the variance granted is the minimum variance that will make possible the reasonable use of the land, building, or structure. As previously mentioned, the applicant has requested a variance to provide a six (6)-foot wide Active Area rather than the required eight (8)-foot wide Active Area. The overall width of the Pedestrian Zone (18.5 feet) would be compatible with the existing Pedestrian Zones of nearby developments fronting North Federal Highway. Per the applicant's Justification Page 3 Bay Walk MSPM 23-004 & MPMD 23-003 Page 4 Bay Walk Variance ZNCV 23-003 Statement (Exhibit C), the two (2)-foot reduction would allow the applicant to provide code- required practical recreational amenities for the benefit and enjoyment of the future residents and visitors. f. That the granting of the variance will be in harmony with the general intent and purpose of this chapter[ordinance]and that such variance will not be injurious to the area involved or otherwise detrimental to the public welfare. Granting the variance would still allow the project to provide an appropriate Active Area that will be in harmony with the intent of the Pedestrian Zone. The project proposes a pedestrian- friendly environment that is cohesive, inviting and safe. The proposed building frontage and Pedestrian Zone would be in visual harmony with surrounding developments, consisting of colorful and flowering foundation plantings, an artist-designed green wall, a 10-foot wide sidewalk clear of obstructions and a 5-foot wide street tree area with shade trees. Additionally, the proposed building fenestration would allow the occupants of the active use buildings (gym and game room) to engage with the public, as the proposed windows and doors consist of large transparent glass panes. CONCLUSIONS / RECOMMENDATION Staff has reviewed this variance application against the general intent of the Federal Highway Corridor Redevelopment Plan and corresponding Urban Commercial District Overlay Zone requirements. While the width of the proposed Active Area is 6 feet rather than 8 feet, the architecture of the proposed buildings and Pedestrian Zone would be in harmony with the surrounding developments. The buildings have been designed to allow the occupants to engage with the public, while maintaining a certain level of exclusivity, privacy and security. Staff recommends approval of the variance request, subject to any conditions of approval added by the Planning & Development Board or the City Commission. S:\Planning\SHARED\WP\PROJECTS\Southern Homes of Palm Beach\Bay Walk IPUD - 3103 N Federal Highway - Copy\Variance Application\Staff Report\Staff Report- Bay Walk Variance Request.docx Page 4 Bay Walk MSPM 23-004 & MPMD 23-003