The HarborsDEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME:
The Harbors
APPLICANT'S AGENT:
Jennifer Morton - Land Design South
APPLICANT'S ADDRESS: 8198 Jog Road, Suite 200 Boynton Beach, FL 33437
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: October 15, 2002
TYPE OF RELIEF SOUGHT: New Site Plan Approval to construct 51, three (3)-story townhouse units
on a 3.208-acre parcel.
LOCATION OF PROPERTY: 2300 North Federal Highway
DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO.
X
THIS MATTER came before the City Commission of the City of Boynton Beach, Florida
appearing on the Consent Agenda on the date above. The City Commission hereby adopts the
findings and recommendation of the Community Redevelopment Agency, which Agency found as
follows:
OR
THIS MATTER came on to be heard before the City Commission of the City of Boynton
Beach, Florida on the date of hearing stated above. The City Commission having considered the
relief sought by the applicant and heard testimony from the applicant, members of city administrative
staff and the public finds as follows:
Application for the relief sought was made by the Applicant in a manner consistent with
the requirements of the City's Land Development Regulations.
The Applicant __~ HAS
__ HAS NOT
established by substantial competent evidence a basis for the relief requested.
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".
The App. li,cant's application for relief is hereby
~ GRANTED subject to the conditions referenced in paragraph 3 hereof.
DENIED
DATED:
This Order shall take effect immediately upon issuance by the City Clerk.
All further development on the pr~_ ,~!~if/~ made in accordance with the terms
and conditions of this order. .,~x, ~,o ¢~'~o4~ ~.
Location Map
EXHIBIT "A"
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EXHIBIT "C"
Conditions of Approval
Project name: The Harbors
File number: NWSP 02-012
Reference: 3rd review plans identified as a New Site Plan with a September 24. 2002 Planning and Zoning
Department date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments:
1. In accordance with Chapter 6, Article III, Sections 11, 12 14, and 16, X
widen Las Palmas Park from Federal Highway (U.S. 1) approximately
240 feet east (to the intersection of the roadway centerline with the
extension of the subject parcel property line. Roadway configuration will
consist of 3 lanes, of width as determined by the Director of Public
Works (one eastbound lane, one dedicated left turn lane, and one
westbound through lane), Type "F" curb and gutter and two - four (4)
foot wide sidewalks (one on each side of the roadway).
2. Reconfigure signalization at the intersection of Las Palmas Park and X
Federal Highway to add a left turn arrow to the signal head(s) for
westbound Las Palmas Park traffic (Chapter 6, Article III, Section 16).
The developer has coordinated with Palm Beach County Traffic
Division. The rephasing of the signal shall be completed prior to the
issuance of a Certificate of Occupancy.
3. Detail signing and striping as necessary (Chapter 6, Article III, Section X
16).
4. At the time of permitting, coordinate with the FDOT and Palm Beach X
County Traffic for roadway and signalization improvements.
UTILITIES
Comments: None X
FIRE
Comments:
5. Design documents where underground water mains and hydrants are to X
be provided, must demonstrate that they will be installed, completed,
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DEPARTMENTS INCLUDE REJECT
and in service prior to construction work per the Florida Fire Prevention
Code, (2000) Section 29-2.3.2.
6. Pursuant to City Ordinance 9-3F, the Fire Marshal has developed an X
Administrative Order dated May 9, 2001 that provides the minimum
performance for all security gates and emergency access. (Copy
attached).
7. Emergency access shall be provided at the start of a project and be X
maintained throughout construction per the Florida Fire Prevention
Code, Section 3-5, and NFPA 241, (1996) Safeguarding Construction,
Alteration, and Demolition Operations, Section 5-4.3.
POLICE
Comments: None X
ENGINEERING DIVISION
8. A lighting plan including photometrics, pole wind loading, and pole X
details in conformance with the LDR, Chapter 6, Article IV, Section 11,
Chapter 23, Article I, Section 5.B.7 and Chapter 23, Article II, Section
A will be required at the time of permitting. The lighting design shall
provide a minimum average light level of one foot-candle. On the
lighting plan, specify that the light poles shall withstand a 140 MPH
wind load (LDR, Chapter 23, Article II, Section A.l.a.) Add a note that
the fixtures shall be operated by photo-electrical control and to remain
on until 2:00 a.m. (LDR, Chapter 23, Article II, Section A.l.a.)
Artificial lighting used to illuminate any property shall be directed away
from all residential districts.
9. A plat shall be submitted with construction drawings for fee simple X
housing. The plat must be recorded prior to the issuance of a building
permit for the project.
10. A copy of the proposed POA documents shall be submitted for review X
and approval concurrent with the plat process.
11. Provide verification that the improvements within the submerged land X
lease shall be transferable to the new owner.
12. At the time of permitting, indicate by note to what standard the project is X
to be constructed; if the FDOT Standard Specifications for Road &
Bridge Construction and Standard Index are to be used - the 2000
Specifications are recommended since they contain both English and
Metric units.
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DEPARTMENTS INCLUDE REJECT
13. An excavation and fill permit will be required for this development. X
14. Provide written and ~raphic scales on all sheets. X
BUILDING DIVISION
Comments:
15. At time of permit review, submit signed and sealed working drawings of X
the proposed construction.
16. At time of permit review, submit a copy of the recorded resolution that X
verifies the abandonment of the alley, right-off-way or easement.
17. Add to the submittal a partial elevation view drawing of the proposed X
perimeter wall. Identify the type of the wall material and the type of
material that supports the wall, including the typical distance between
supports. Also, provide a typical section view drawing of the wall that
includes the depth that the wall supports are below finish grade and the
height that the wall is above finish grade. The location and height of the
wall shall comply with the wall regulations specified in the Zoning
Code.
18. At time of permit review, submit for review an addressing plan for the X
pro)ect.
PARKS AND RECREATION
Comments:
19. Since it has been determined that there are 54 single-family attached X
units in this development, the Park and Recreation Facilities Impact Fee
is computed as follows: 54 single-family attached units multiplied by
$771 per unit equals $41,634 (Chapter 1, Article V).
20. The fee is due prior to the issuance of the first applicable building X
permit.
2 I. Submit detailed irrigation plans for right-of-way landscape and irrigation X
improvements during the construction document permitting stage, for
review and approval by Parks Department and Public Works Department
staff. Include on the plan location of any existing irrigation in the fight-
of-wa/.
FORESTER/ENVIRONMENTALIST
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DEPARTMENTS INCLUDE REJECT
Comments:
22. The applicant must identify and quantify the existing trees on the site as X
shown on the surve7 sheet #1.
23. The landscape sheets should indicate the existing trees that will be X
preserved, relocated or removed and replaced on each portion of the
entire site. These trees should be shown with an appropriate symbol on
each of the landscape sheets.
24. Any of the existing hedge plants noted on the sheets that are not of X
acceptable quality during the landscape inspections must be replaced
throughout the site.
25. All trees noted on the plant list must be a minimum of 12 feet in height X
and three (3) inches in diameter at time of planting.
26. The plan does not show the City "signature trees "required at the X
ingress/egress sites.
27. The plan does not show the seven (7) foot wide landscape buffer strip X
along the adjacent public right-of-way. Revise the list to include 50%
native shrub material.
28. Sheet LP4 of 6: The shrubs, and accents list meets the 50% native X
species requirement, the palms list does not meet this requirement.
Revise the plan accordingly.
29. Sheet LP5 of 6: The palms, shrubs, accents, and ground covers list does X
not meet the 50% hative species requirement. Revise the plan
accordingly.
30. There is no irrigation system plan included or noted on the landscape X
sheet. Provide an irrigation plan at the time of building permit
submittal.
PLANNING AND ZONING
Comments:
31. Place a note on all the primary landscape plan indicating that mulch X
other than Cypress shall be used and maintained for landscape purposes
(Chapter 7.5, Article II, Section 5.C.8.).
32. The site data on sheet "SP I of 2" indicates that ! 10 parking spaces are X
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DEPARTMENTS INCLUDE REJECT
required. Revise the data to indicate the correct number of required
parking spaces (107).
33. The existing six (6) foot high wall, located along the north property line X
shall be refurbished to match the color and style of the new wall.
34. On the landscape plan sheet labeled "LP 1 of 6" and "LP 2 of 6" X
identify the row of hedges proposed along the southern property line.
Also, staff recommends installing palm trees (single or double trunk
Alexander, Montgomery, or Solitaire) along the southern facades of the
four (4) unit buildings.
35. On the floor plan, the total area for "Model 1601" is incorrect. Any X
change to the floor area on the floor plan will need to correspond to the
tabular data of the site plan sheet "SP 1 of 2".
36. The buffer wall may not exceed six (6) feet in height (Chapter 2, Section X
4.J. 1). Prior to the City Commission meeting, provide a detail of the
entry gates, including the dimensions, material, and color(s) used.
37. Provide an elevation of the "existing covered tiki bar" to be a "cabana". X
Ensure that the colors of the cabana will be compatible with the color
palette of the proposed townhouse buildings.
38. A fence is required around the pool area. Provide a detail of the fence. X
On the site plan, show the points of access to the deck area currently
outside the property line.
39. Provide a cross access agreement or written verification that access is X
allowed between the subject property and the property to the east (with
the wood deck and boat mooting area).
40. The plan shows that public "green" area will be provided in the form of X
the 0.2 acre recreation area and the 32-foot wide front paseos. Staff
recommends creating additional public "green" space equipped with
amenities such as benches, a gazebo, and/or BBQ pit area.
41. The buffer wall along the north property line acts as a "terminating X
vista" from each paseo area. Staff recommends incorporating additional
decorative features such as fountains, statuary, or wall score lines to
break the mundane wall expanse.
42. Staff endorses the concept of having a "focal point" to be located at the X
northwest comer of the property. In addition to the landscaping, staff
recommends that the "focal point" as shown as an asterisk (*) should be
a fountain, statuary, gazebo or some other attractive public amenities.
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DEPARTMENTS INCLUDE REJECT
43. Provide an elevation of the "existing covered "tiki" bar to be a cabana" ' X
Ensure that the colors of the cabana will be compatible with the color
palette of the proposed townhouse buildings.
44. The entryway to the recreational area appears as though it is an amenity X
for just the five (5) easternmost townhouse units. Staff recommends
redesigning the entryway so that it is more welcoming to the entire
development. Create an entrance pavilion to the recreational area that is
on axis with the sidewalk.
45. Off-street parking for the development will be limited to two (2) car X
garages in each unit and guest parallel parking spaces. Because there is
no alternative parking provision, staff recommends that the garage area
in each unit be increased in size in order to maximize the storage space
for both vehicles and various items and to prevent / minimize the
haphazard parking of cars throughout the development.
46. The 3~d floor plan does not show the side "bump-outs" and therefore, the X
plan does not correspond to the revised elevations. The plans must be
corrected to correspond with each other.
47. The plant list of landscape plan "sheet LP 5 of 6" does not indicate 34 X
"VOA" plants. Correct the plan's tabular data.
48. Staff recommends configuring or angling the buildings in such a way X
that will allow for more units to have direct visual access to the future
Intracoastal Park.
49. Staff recommends incorporating a second or third story porch (or on X
both stories) into the design of the townhouse units that face (front
and/or side fagades) either the Intracoastal Waterway or the Intracoastal
Park.
50. The main east-west sidewalk is four (4) feet in width. Staff recommends X
increasing the width to at least five (5) feet.
51. Staff recommends further increasing the distance between buildings X
(paseo areas) to allow for additional amenities and landscape material.
52. Staff endorses the concept of a pedestrian connection from the subject X
property to the Intracoastal Park as shown on the southeast portion on
the property. However, staff recommends that the entranceway be
enhanced with additional landscaping, decorative lighting, and park-like
benches.
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments:
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DEPARTMENTS INCLUDE REJECT
53. Since it has been determined that there are 51 single-family attached X
units in this development, the Park and Recreation Facilities Impact Fee
is computed as follows: 51 single-family attached units multiplied by
$771 per unit equals $39,321 (Chapter 1, Article V).
54. The opening of the garage doors shall be 18 feet in width. X
55. Additional 90 degree parking (extra) spaces shall be provided along the X
western property line. Driveway widths shall not be reduced to
accommodate the additional parking.
56. Enhance the building facades of Building #1 and Building #2 by adding X
architectural elements such as faux windows, shutters, raised bandings,
and balconies to improve the appearance of the buildings that face US 1.
57. Provide landscaping nodes along the northern buffer opposite each drive X
aisle. The northern perimeter hedge shall be maintained at six (6) feet in
height.
58. Provide floor plans / details of the "cabana". The cabana shall be X
compatible of the proposed townhouses.
59. Provide more specific details of dumpster enclosure including gates. X
60. The proposed first floor color (Sherwin Williams #1335 - Thai Tan) of X
the buildings shall be softened two (2) shades.
61. The proposed freestanding outdoor lighting fixtures shall be type "A" X
rather than type "B".
62. The buffer shall be C.B.S. rather than pre-cast. X
63. Architectural changes in response to these conditions shall be X
re-reviewed by the CRA prior to issuance of permits.
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DEPARTMENTS INCLUDE REJECT
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
64. Omit #54 and #62. X
MWR/elj
S:\Planning\SHARED\WP\PROJECTS\Tho Harbors\NWSP 02-012\COA2.OocS:\Planning\SHARED\WP\PROJECTS\The Harbors~NWSP 02-012\COA.doc