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Pulte Cottage District ZCVL-2023.06.4139 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Pulte Cottage District (ZCVL-2023.06.4139) APPLICANT: Aimee Carlson, Pulte Group APPLICANT'S ADDRESS: 1475 Centrepark Boulevard, Suite 305, West Palm Beach, FL 33401 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: January 16, 2024 and February 6, 2024 APPROVAL SOUGHT: Approve request for a Variance (ZCVL-2023.06.4139) from Part III, Chapter 4, Article XIII, Section 2 Required Sustainable Development Standards (Table 2- 1) Electric Charging Stations requirement for the Pulte Cottage District. LOCATION OF PROPERTY: Generally located between NE 5th Ave and NE 4th Ave, and between Seacrest Blvd and NE 1st St. 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. Should conditions for development be recommended by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "E"with notation "Included." 4. The Applicpnt's request is hereby ✓ GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. 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MU-3 Mixed Use 3, 50 du/ac cn; ( REC Recreation M P 0 625 125 250 375 t o LU IJN II� WA PU Public Usage Z • 1 'II 111 AKA JUSTIFICATION STATEMENT Pulte Cottage District Variance Application Initial Submittal: December 6th, 2023 REQUEST On behalf of the Applicant, WGI, Inc. is requesting the following: 1) Approval of proposed Variance to Chapter 4, Section 14 of the Land Development Regulations of Boynton Beach, to remove the requirement of providing Electric Vehicle Charging Stations. Please note that this request is being submitted for review concurrently with a Rezoning application and a Major Site Plan application and a Master Plan application for the proposed Pulte Cottage District. The requests above are being sought for the subject site in order to allow for the development of 19 fee-simple single-family homes and 22 fee-simple multi-family townhomes (4 buildings). All of the single-family homes are proposed to accommodate workforce housing units at the Palm Beach County Moderate 1 income level and all of the townhomes are proposed to accommodate workforce housing units at the Palm Beach County low-income level. This project represents a 100% workforce housing development. Even though this project is 100% workforce housing,Applicant is not requesting or utilizing any of the density, intensity or height bonuses available to applicants under the City's workforce housing program. SITE INFORMATION The subject site is comprised of 20 individual parcels, totaling 4.63 acres (MOL) in area. Collectively, the subject site will be referred to herein as the "Property" and all 20 parcels will be viewed as part of the overall Property. The Property is located within the City of Boynton Beach, approximately 750 feet north of the intersection between East Boynton Beach Boulevard and North Seacrest Avenue. - -.--,Z tzar i ?LL,;,161,i..:,„-..4.4 .41.1.14. .1.r.i--; "Ifiarlein i li -, - - -c;"-totil ' ' ' - . ,.,...„„, ,,,„ iri%._ IR, ,. . The , : _ 7r�/ a, 1 •— •, ''i _—.tti A 1411.,rl4 1,,migt, itt,- ,,i,„ iii, 14,1"11.1r4... . ,;,--r--,_• it,. S; r, 1, -r 14., 4.1° r tok .. `..1.- 1� lr `_' iF • tea. .r: lir t -r t .16i.. il 1.tparl ,, ..,:iiii.. . a ,,,,t-' 41,H. ii.v..,, .. r [eV x i.,_ ,, :fib • , *%,--..---- , -• r rP'fbii.. - - ( I. ,,, -.. ..41 ;:dy : iViefr4211.. - . L ; .-*-- i' — ®WGI Property Location Map Figure 1. Property Location Map. 2035 Vista Parkway, West Palm Beach, 1-L 33411 561.687.2220 WGlnc WGI. See table below for full parcel list of the whole property. Parcel Number Address 08434521280010010 114 NE 5TH AVE 08434521280010020 118 NE 5TH AVE 08434521280010031 122 NE 5TH AVE 08434521280010041 136 NE 5TH AVE 08434521280010061 140 NE 5TH AVE 08434521280010071 144 NE 5TH AVE 08434521290030033 NE 4TH AVE 08434521290030032 NE 4TH AVE 08434521290030020 NE 4TH AVE 08434521290030011 517 NE 1ST ST 08434521290030013 515 NE 1ST ST 08434521290030012 511 NE 1ST ST 08434521290030014 145 NE 4TH AVE 08434521290030031 133 NE 4TH AVE 08434521290030034 127 NE 4TH AVE 08434521290030041 121 NE 4TH AVE 08434521290030052 115 NE 4TH AVE 08434521290030051 105 NE 4TH AVE 08434521290030081 103 NE 4TH AVE 08434521290030071 508 N SEACREST BLVD Property (all above) 4.63 acres The property is currently zoned as R-2 Single and Two-family residential district and has a Future Land Use Designation of Medium Density Residential. Additionally, the property is currently vacant. SURROUNDING USES The surrounding uses are described below by relative direction to the property. North: To the north of the Property and across NE 5th Avenue, there are detached single-family residential homes and a child-care center. These properties are all collectively zoned as R-2 Single and Two-family residential (10 du/ac max), with a Future land use of Medium Density Residential (11 du/ac max). South: To the south of the Property and across NE 5th Avenue, there are single-family residential homes. These properties are collectively zoned as R-2 Single and Two-family residential (10 du/ac max), with a Future land use of Medium Density Residential (11 du/ac max). East: To the east of the Property and across NE 1st Street, there is a mixture of duplex style two-family residential homes and detached single-family residential homes. These properties are collectively zoned as R-2 Single and Two-family residential (10 du/ac max), with a Future land use of Medium Density Residential (11 du/ac max). West: To the west of the Property and across N Seacrest Blvd, there are single-family residential homes and a church. The church is located on the southwest corner of NW 4th avenue and N Seacrest Blvd. These properties are zoned R-1 Single Family Residential (7.5 du/ac max) and R-1A Single Family Residential (6 du/ac max)with a Future land use of Low Density Residential (7.5 du/ac max). Pulte Cottage District Variance Application December 6th, 2023 0 WGI. PROPOSED DEVELOPMENT PROGRAM The proposed project consists of a mixture of single-family units and multi-family townhome units. The site plan proposes 19 detached single-family homes and 22 attached multi-family townhomes, all being fee-simple ownership. As proposed, this equates to a density of 8.86 du/ac. The site plan has been designed to facilitate harmony with the adjacent existing land uses. The multifamily townhome buildings are located such that they face inward to the proposed project along a new north-south private street, with two of the four townhome buildings having their sides facing NE 515 Avenue. To further the intended harmony of the proposed project with the adjacent residential homes, the detached single-family homes are proposed along the periphery of the property, with the front yards facing outward onto the surrounding public streets just as the surrounding existing homes do. The proposed project includes 0.19 acres of recreation space in the form of a pocket park. The pocket park has a bike rack, a mail kiosk for the community, a shade structure, walking path, benches and landscaping. There will be interpretive signage near the benches explaining the native landscaping provided in the pocket park and dry detention area. Please note that the proposed 40' private roadway, pocket park, drainage system and easements are all proposed to be under control and ownership of the HOA. z : ar I � 1"dr.�.rNLt 'mss :. • r tea. ,0 0s or arr,,;., -1i ii ... y� I Unit Count:15 units `�a i _ Density:7.5 unns,n r nur• } , t�!�t �'P�•- l ..w A, , r i f .3.0 Dr!ir,:i.A _.ji 1 Ir , 'Ilk_ ' i, ./ ..' aitivirj 1.1:. or rw 1 . ' 'Ir • . f., —V— , ! ......R. • _ 4.I tik �` �'4 At .it -1 -.3-7 Lifigir tk. ! ...,, .,. � > - 4 • . ..r< + . A � t} �1f • 'C '.�.. ! v t— - �Area:153.000 SF or 3.S acres MOL e[ •• " , Unit Count:32 units ' 1a7 i{jA •• Densit .9.I units.er acre � e I wr...pommui .4- ns I r n '047.S.- '���� am, { _ 1 •c � _ �) `i:..r.lilt 1L r - C'�a• ,••; a•I:. ! 7 All te'. I . _ en Ch Sir:t J. E Boynton tieat:i 5.4. wa� ;Z., " ,1 ' ' !`G, ..IC!_.j:rl;14laiiM',..-. el WGI Surrounding Densities Map -- v Figure 2. Surrounding Densities Map Pulte Cottage District Variance Application December 6th, 2023 WG!. Workforce Housing One of the core tenets of the proposed project is to provide fee-simple workforce housing in a diverse arrangement of unit types that complements the community. To this point, the Applicant is not requesting any density, intensity or height bonuses available under the workforce housing program. In total, the project is proposing 41 fee-simple workforce housing units.The units are proposed to be sold according to the Palm Beach County Workforce Housing Program's guidelines, using the lower 2 income categories of Low and Moderate 1. The low-income category corresponds to residents earning between 60 to 80% of the median family income for the county, which for 2022 falls between $54,180.00 and $72,240.00. Homes sold within this low-income category are to be limited to $189,630.00 using the county's 2022 rates.The Moderate 1 category corresponds to residents earning between 80 to 100% of the median family income for the county, which for 2022 falls between $72,240.00 and $90,300.00. Homes sold within this Moderate 1 income category are to be limited to $243,810.00. Please note that the income rates and unit prices are updated by the county each year. The most up to date rates will be used for the proposed units at the time of sale. The unit types are proposed to be distributed so that all of the low-income units will be townhomes and all of the Moderate 1 income units will be single-family homes. This corresponds to 22 fee-simple low-income units and 19 fee-simple Moderate 1 income units. Please note that the provision of the proposed 100% workforce housing units will only be economically feasible for the proposed residents if a waiver is provided for relief from the City's Sustainable Development Standards. Further discussion of the proposed waiver can be found within the Review Criteria section of this report. 1PUD District Applicant seeks to utilize the IPUD zoning district due to the infill nature of the proposed development and to also provide a high-quality design scheme that could not otherwise be accommodated through traditional or basic zoning districts in the City's code. Moreover, the Property's location with regard to existing infrastructure, public transportation, employment centers, and community areas are all prime factors that make the Property an ideal IPUD district location. Furthermore, the proposed infill and redevelopment of the Property furthers the sustainability and resource management components of the IPUD district,as the proposed development represents a sustainable reuse of the land to a more efficient overall use of the available land (from vacant to residential workforce housing). Boynton Beach Community Redevelopment Agency In addition to workforce housing, another major underpinning of the proposed project is the relationship and partnership with the Boynton Beach Community Redevelopment Agency (BBCRA). The Property is owned by the BBCRA and has been included in long term planning documents for the BBCRA, such as the 2016 Boynton Beach Community Redevelopment Plan and the 2014 Heart of Boynton Community Redevelopment Plan. The 2016 Boynton Beach Community Redevelopment Plan identifies the project at part of the Heart of Boynton CRA district. According to the 2016 Plan, the Heart of Boynton District has "been the victim of disinvestment over the last 50 years." Additionally, the 2016 Plan calls out the significant planning challenges that the neighborhood is experiencing. First, the 2016 Plan states that the Heart of Boynton District "suffers from an aging and poorly maintained housing stock."The 2016 Plan goes on to state that the housing stock struggles are further exacerbated by crime and visual blight, which have worsened the disinvestment in the area. In an effort to address the struggles that the Heart of Boynton District has faced over time, the 2016 Plan created the following vision statement for the district: "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." BBCRA Community Redevelopment Plan 2016 Pulte Cottage District Variance Application December 6th, 2023 0 WGI. Moreover, the Property itself is referenced within the 2016 Plan as the "Cottage District", where the goal of the BBCRA is to attract private developers to create housing that aligns with the surrounding community, focused on style and compatibility with the adjacent homes. As such, the proposed development program represents a collaborative planning project between Pulte Homes and the BBCRA that incorporates the vision of the 2016 Plan to provide high quality, affordable workforce housing. On May 17, 2023, the Palm Beach Post featured a news article titled "Heart of Boynton, Cottage District and The Pierce will bring affordable housing to Boynton Beach"authored by Gisueppe Sabella, which discussed the current housing trends for Florida as a whole and how the trends are fueling increases in the cost of living. The article, as made evident by the title, reported on how the Pulte Cottage District project will bring affordable housing to Boynton Beach. A copy of the news article has been included within the application materials submitted to the City. Further discussion of the proposed project and how it meets the standards, requirements, and vision of the City of Boynton Beach is provided in the review criteria section. DEVELOPMENT HISTORY Historically, the property was developed with 19 single family and two family homes. Please see the map below showing the overall change on the property for the last 17 years. 7 ' 1 F 't ry • ',\ I .'- -..„r rf ,,- 5,? •r4, itt ,:-..., 1\ ..Rt Irl t i y w ir.... ; ;, . • iih, „ i si v s. .„., ,. • ., , , .s 4, .. i ' , pitql110.,_,1 tf..' -,.. .: lit ,r, 1 -., ,, '''', ' 0.0, .'.,..' . 1,Z; tr- 4 4....' s';'—'t f \f— lif . t.---i, , ,,,..,1' .1...e--*,,, -, * .,' -1 . ;,-1 -: , : ' ',if ! .• AV: w „' '*'fr^. t, .,,4 1.,- " • imp -- ,V , ill: .r 's : ' r. 11. j 4 '__ r �y ayea- 2005 : F , .fi . it, _t k Lem - =:fix ,fes.: 2022 ®WGI Historial Aerials of Property(2005&2022) A Figure 3. Historical Aerials of Property REVIEW CRITERIA FOR VARIANCE REQUEST The City of Boynton Beach requires that Variance requests are reviewed upon Criteria A through F below. For the purposes of this report, the applicant has provided responses below to establish the proposed development's compliance with the criteria. Diagrams of the proposed development have been included within the full application package. The applicant is proposing a 100% workforce and affordable housing project. The City Code says, "If compliance with a land development standard would preclude construction of a residential or mixed use development in which workforce housing units are included, pursuant to this chapter, the applicant may submit a proposal for waiver or reduction of the development standard." This variance application is being sought because the required standard in the sustainability code would preclude the construction of the proposed workforce housing Pulte Cottage District Variance Application December 6th, 2023 WGI. project. The variance being sought is to not provide electric charging stations as per the requirement of Table 2-1 in Article XIII, Sec. 2. 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: The Pulte Cottage District project is comprised of forty-two 100% affordable workforce housing units. These units are restricted to residents making between $54,180.00 and $90,300.00 as a household, not individual income. Due to the project's commitment of providing 100% affordable workforce housing, it is economically unfeasible and potentially burdensome to the future residents to require electric vehicle charging stations. According to the Alternative Fuels Data Center within the US Department of Energy (US DOE), maintenance costs alone can reach up to $400 per year. On top of the to the day-to-day maintenance costs, the US DOE cites research from the International Council on Clean Transportation showing that the installation of level 2 charging stations cost approximately an additional $2,080 for single-family detached homes and up to $7,400 for apartments/townhomes. Transferring these yearly costs to the already economically burdened residents is the main impetus for this variance request. The applicant does not wish to create additional expenses that could result in the economic unsuitability of the much-needed housing project. There is also no such thing as a "universal" charging system that the Applicant could install in the garages. Each electric car manufacturer has their own charging system. Furthermore, the CRA specifically requested that the pocket park is for the private enjoyment of the proposed workforce housing residents, not open to the public. Therefore, requiring charging stations at the guest parking spaces in the pocket park is contrary to the CRA's goal because it would draw people seeking to charge their cars from outside the proposed project. The cost (installation and maintenance) of what would amount to a publicly accessible charging station would be burdensome on the HOA. By providing relief to the charging station requirement, the City of Boynton Beach would make the proposed workforce housing units economically feasible while upholding standards related to life or safety. All residents will retain the ability to install level 2 charging stations within their units whenever they like. In addition, the proposed relief waiver will not compromise any safety standards within the City, as charging stations do not impact safety. B. That special conditions and circumstances do not result from the actions of the applicant for the variance. Response: The applicant understands and echoes the City of Boynton Beach's commitment to sustainability. Moving forward, the sustainable development standards will provide the City the necessary apparatus for infusing and requiring sustainable development standards into development processes. However, this code section does not account for affordable or workforce housing projects such as the Pulte Cottage District. Workforce and affordable housing projects are unique in that the products proposed are not envisioned to be purchased or rented at market prices.These products are envisioned to be purchased or rented at below market rates so that they can be affordable.The sustainability standards provide options that are appropriate for typical non-workforce housing/affordable housing projects, as the costs associated with each option would be transferred to the eventual purchaser/renter. However, the Pulte Cottage District is a 100% affordable workforce housing project. The costs associated with the majority of the sustainability options are not exceptionally burdensome,with exception to the electric vehicle charging stations. Charging stations require yearly maintenance costs in addition to installation fees that are economically unfeasible for affordable workforce housing. 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. Pulte Cottage District Variance Application December 6th, 2023 WGIR Response: By granting this variance, the City will only be removing the requirement to provide electric vehicle charging stations in the guest parking lot.All other requirements of the City's code and sustainable development requirements are met. The applicant is proposing 20 sustainable development points, meeting the required point total for this size of project. 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: Literal interpretation of the code could in turn transfer undue hardship to the proposed residents of the project, as these residents will be forced to pay yearly costs associated with maintaining an electric vehicle charging stations, even if they do not own an electric vehicle. E. That the variance granted is the minimum variance that will make possible reasonable use of the land, structure or building. Response: As previously mentioned in response to criteria item C, this is the minimum variance that will make reasonable use of the land for 100% affordable workforce housing possible. All other code requirements and sustainability requirements are met. 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: Granting this variance will be directly in harmony with the general intent and purpose of the chapter, as this variance will further promote public welfare by ensuring that this project can provide 100% affordable workforce housing. Aside from Electric Vehicle Charging stations, the applicant is providing all of the other required sustainable development standards. This includes the following features: White roof, Butterfly attracting landscaping, and Outdoor lighting. In addition to the required sustainable development standards,the applicant is providing 20 points tabulated from the optional sections of the City of Boynton Beach's Sustainable Development Standards (Article 13 of Chapter 4). Please refer to the site plan drawing for the details of the points claimed for the proposed project. Based on the above and attached information, the Applicant respectfully requests the approval of the Variance Application. Pulte Cottage District Variance Application December 6th, 2023