Agenda 02-26-13
CITY OF BOYNTON BEACH
PLANNING & DEVELOPMENT BOARD
MEETING AGENDA
DATE: Tuesday, February 26, 2013 TIME: 6:30 P.M.
PLACE:Commission Chambers, 100 E. Boynton Beach Boulevard, Boynton Beach, Florida
___________________________________________ __________________________ ___________
1. Pledge of Allegiance
2. Introduction of the Board
3. Agenda Approval
4. Approval of Minutes from January 22, 2012 meeting
5. Communications and Announcements: Report from Staff
6. New Business:
City Towing (NWSP 13-001)
A.1. – Approve new site plan for construction of a 954 square foot
building and associated site improvements for a motor vehicle towing service, consisting of
486 square feet of office and 468 square feet of garage for vehicle storage, and temporary
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outdoor storage of towed vehicles on site located at 510 NE 3 Street in the Light Industrial
(M-1) zoning district. Applicant: Charles W. Cook, Jr.
Manatee Seaview Apartments (LUAR 13-001)
B.1. - Approve Manatee Seaview Apartments
(LUAR 13-001) reclassifying subject property from High Density Residential (HDR) to
Special High Density Residential (SHDR) and Approve Manatee Seaview Apartments
(LUAR 13-001) rezoning subject property from Multi-Family Residential (R-3) to Infill
Planned Unit District (IPUD); and Infill Planned Unit Development (IPUD) with a Master
Plan for 64 for-sale units to Infill Planned Unit Development (IPUD)with a Master Plan for
88 for-rent units located at 1620 North Federal Highway. Applicant: Alfred LaFavre with
Olen Development Corporation.
Manatee Seaview Apartments (NWSP 13-002)
B.2. - Approve new site plan to construct 88
dwelling units and associated site improvements on a 4.52-acre parcel located at 1620
North Federal Highway in the IPUD zoning district. Applicant: Alfred LaFavre with Olen
Development Corporation.
7. Other
8. Comments by members
9. Adjournment
The Board (Committee) may only conduct public business after a quorum has been established. If no
quorum is established within twenty minutes of the noticed start time of the meeting the City Clerk or
her designee will so note the failure to establish a quorum and the meeting shall be concluded. Board
members may not participate further even when purportedly acting in an informal capacity.
NOTICE
ANY PERSON WHO DECIDES TO APPEAL ANY DECISION OF THE PLANNING AND DEVELOPMENT
BOARD WITH RESPECT TO ANY MATTER CONSIDERED AT THIS MEETING WILL NEED A RECORD OF
Planning and Development Board Meeting Page 2
Agenda February 26, 2013
THE PROCEEDINGS AND FOR SUCH PURPOSE MAY NEED TO ENSURE THAT A VERBATIM RECORD
OF THE PROCEEDING IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON
WHICH THE APPEAL IS TO BE BASED. (F.S. 286.0105) THE CITY SHALL FURNISH APPROPRIATE
AUXILIARY AIDS AND SERVICES WHERE NECESSARY TO AFFORD AN INDIVIDUAL WITH A
DISABILITY AN EQUAL OPPORTUNITY TO PARTICIPATE IN AND ENJOY THE BENEFITS OF A
SERVICE, PROGRAM, OR ACTIVITY CONDUCTED BY THE CITY. PLEASE CONTACT THE CITY
CLERK’S OFFICE, (561) 742-6060 AT LEAST TWENTY (24) HOURS PRIOR TO THE PROGRAM OR
ACTIVITY IN ORDER FOR THE CITY TO REASONABLY ACCOMMODATE YOUR REQUEST.
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NEW BUSINESS
6.A.1
City Towing
(NWSP 13-001)
New Site Plan
Staff Report – City Towing (NWSP 13-001)
Memorandum No PZ 13-001
Page 2
General Commercial.
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject property were mailed a notice of this request and its
respective hearing dates. The applicant has certified that they posted signage and mailed notices in
accordance with Ordinances 04-007 and 05-004.
BACKGROUND
Site Features:
The subject property was platted as Lot 47 of Arden Park (PB 2, PG 96) in 1913
with dimensions of 45 feet by 150 feet (6,750 square feet), and the lot abutted a
platted alley right-of-way ten (10) feet wide to the north.On July 1, 2008 the
subject property’s land use and zoning was changed at the request of the property
owner from General Commercial to Industrial (LUAR 07-003). Also on that date
the abutting 10-foot wide alley was abandoned (ABAN 07-002), increasing the size
of the subject property to a total of 7,500 square feet.
The subject property was considered to be a valid, nonconforming lot due to the
minimum lot area of 10,000 square feet required for lots in the M-1 zoning district.
For many years the development regulations restricted redevelopment of
nonconforming lots in nonresidential zoning districts unless a variance to lot size
was approved. To promote business and economic development, the regulations
were recently amended for nonresidential lots that are nonconforming in size. The
code amendment establishes criteria that require the nonconforming lot to contain
a whole platted lot and not be combined with other lots under the same ownership.
The subject property meets the requirements therefore this lot is now considered a
conforming lot in the M-1 district any may be redeveloped without the need for a
variance to lot size.
The subject property is currently a vacant lot located in the Heart of Boynton
Community Redevelopment Area. In 1928 a 1,526 square foot building was
constructed on the subject property; however it was recently demolished (Building
Permit #12-3230) due to its poor condition. An area of 5 feet by 150 feet located
directly north of the subject property, being the remaining 5 feet of abandoned area
conveyed to the adjacent property owner (Beck’s Towing), is labeled as “potential”
leased area on the plans. A lease agreement between Beck’s Towing and City
Towing for their use of the five (5) foot strip has since been executed and
submitted to the City.
Proposal:
According to public documents, the applicant, also a managing member of City
Towing, LLC purchased the property in February, 2007. The applicant is
requesting new site plan approval for construction of a 954 square foot building
and associated site improvements for a motor vehicle towing service, consisting of
486 square feet of office and 468 square feet of garage for vehicle storage, and
temporary outdoor storage of towed vehicles. City Towing is currently leasing and
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operating from the abutting property to the south at 506 NE 3
Street and plans to
relocate the business to the subject property when construction is completed.
A Motor Vehicle Towing use is defined in Chapter 1, Article II. of the Land
Development Regulations as an establishment primarily engaged in towing light or
Staff Report – City Towing (NWSP 13-001)
Memorandum No PZ 13-001
Page 3
heavy motor vehicles, both local and long distance. These establishments may
provide incidental services, such as the temporary storage of towed vehicles and
emergency road repair services. This use excludes junk and salvage yards. A
motor vehicle towing use is a permitted use in the M-1 zoning district however it
may not be located on a collector or arterial street. Also a motor vehicle towing
use requires conditional use approval if it is located within 200 feet of any
residential zoning district. The subject property is located on a local street and is
approximately 265 feet from the nearest residential zoning district. Therefore the
motor vehicle towing use proposed on the subject property is a permitted use.
ANALYSIS
Concurrency:
Traffic:
This project is exempt from concurrency requirements due to the redevelopment
which proposes replacement of a previous nonresidential building (1,526 square
feet) with a smaller nonresidential building (954 square feet). The subject property
is also located in the designated Traffic Concurrency Exception Area (TCEA) in the
Comprehensive Plan.
Drainage:
Conceptual drainage information was provided for the City’s review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review.
School:
School concurrency is not required for this type of project (nonresidential).
Utilities:
Sufficient sanitary sewer and wastewater treatment capacity is currently available
to serve the project.
Police/Fire:
The Police Department has reviewed the site plan and all review comments have
been acknowledged by the applicant and will be addressed at the time of
permitting. The Fire Department notes that they will be able to provide an
adequate level of service for this project with current or expected infrastructure
and/or staffing levels. Further plan review by Police and Fire will occur during the
building permit process.
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Driveways:
The site plan indicates one (1) primary point of ingress and egress from NE 3
Street for customers and employees. The proposed driveway will be gated and
include a knox lock override for emergency access. A separate gate along the east
property line would provide additional access from the rear alley for tow truck
access to the temporary vehicle storage yard located at the rear of the property.
Parking:
Within redevelopment areas, the location of off-street parking between the building
and the street is strongly discouraged. The site plan proposes all off-street
parking to the rear of the building for enhancement of the streetscape.According
to the Land Development Regulations, parking space requirements for
manufacturing and industrial uses not listed elsewhere shall be calculated at one
(1) parking space per 500 square feet of gross floor area. Based on this
requirement a total of only two (2) spaces would be required. However, a
nonresidential use requires a minimum of four (4) spaces, including one (1)
handicapped accessible space. The site plan depicts a total of four (4) parking
Staff Report – City Towing (NWSP 13-001)
Memorandum No PZ 13-001
Page 4
spaces provided, including one (1) handicapped accessible space as required.
All parking spaces are reduced from nine (9) feet – six (6) inches to nine (9) feet in
width and 18 feet in length (excluding the handicapped accessible space), as
permitted in the CRA area.
Building and Site:
The building and site design as proposed would generally meet code requirements
when staff comments are incorporated into the permit drawings. The building has
been designed as a one (1)-story structure approximately 26.5 feet in width and 36
feet in depth. The site plan indicates the structure would comply with all required
M-1 building setbacks. The proposed front building setback is 15 feet and the side
interior setback is zero (0) feet from the south property line, which is allowed where
the rear yard abuts a paved alley or street.
The site plan indicates a new sidewalk along the front property line, and a sloped
handicap accessible walkway with handrails from the sidewalk to the front entry of
the building. A walk-up service window is located next to the front door for
pedestrians, and another service window adjacent to the parking spaces is located
at the rear of the building. To enhance the appearance of the building from the
street, the building was designed with the overhead garage door located at the rear
of the building. Temporary outdoor storage of towed vehicles is proposed at the
rear of the lot behind the parking spaces in an area approximately 50 feet by 50
feet (2,500 square feet) that will be enclosed with opaque fencing and gates to
screen the stored vehicles from street view and from adjacent properties.
Design:
The proposed one-story building, approximately 18 feet in height, would have a flat
roof deck with parapet walls; typical characteristics of an industrial building.
However, the design includes enhancements and decorative features to make the
building attractive, especially as viewed from the street. Score lines, banding, and
decorative lighting are proposed for the front building elevation. A dark red and
white striped vinyl awning is proposed across the entire front of the building, and a
matching awning is proposed above the rear window and door. A neutral color
palette is proposed for the exterior of the building. The main exterior wall color
would be “Monroe Bisque” (HC-26), with “Quincy Tan” (HC-25) as the accent wall
color. The proposed trim color is dark brown “Texas Leather” (AC-3). All paints
would be Benjamin Moore.
Landscaping:
Recent code revisions allow valid nonconforming lots (relative to minimum lot area
standards) zoned M-1 that are to be redeveloped to provide landscaping on-site
that meets the intent of the urban landscape code to the maximum extent feasible.
An Alternative Landscape Plan (ALP) may be utilized to consider spatial
limitations, limited visibility by the general public, and use characteristics of the
subject and adjacent properties. The intent of the landscape design is to
emphasize plantings of trees, shrubs, and groundcover between the building and
the street where it is most visible.
The applicant has submitted an ALP that staff has determined meets the intent of
the landscape code. The plan proposes two (2) Yellow Elder (City signature
trees), one (1) on each side of the access drive. In addition a full, triple-trunked
Christmas Tree Palm is proposed in front of the building. Proposed accent,
shrubs, and groundcovers within the front yard include Crotons, Cocoplum, and
Dwarf Natal Plum. A total of 11 Sabal Palms are proposed at 14 to 16 feet in
Staff Report – City Towing (NWSP 13-001)
Memorandum No PZ 13-001
Page 5
height around the perimeter of the site, along with Dwarf Natal Plum within
landscape cut-outs in paved areas. To achieve site buffering as intended by City
standards, the side and rear property lines would have opaque fencing and gates
to screen the temporary outdoor storage of vehicles.
Lighting:
Four (4) freestanding outdoor light fixtures are proposed 15 feet in height to
provide lighting for the parking lot and vehicle storage area. Two (2) decorative
light fixtures are proposed on the west (front) building elevation, and a total of four
(4) wall packs are proposed on the north (side) and south (rear) elevations. All
proposed exterior lighting will be photocell controlled. Photometric illumination
readings will be required to comply with the City’s code requirements at the time of
permitting (see Exhibit “C” – Conditions of Approval).
Signage:
The front (west) elevation indicates the proposed wall sign with the name of the
business consisting of black 12” channel letters centered within a three (3) foot by
eight (8) foot sign band with a contrasting background color. For properties zoned
industrial, the cumulative area of all wall signage cannot exceed the value of the
length of the tenant space or building façade that fronts the street. Based on this
requirement, a total aggregate of approximately 28 square feet of wall signage is
allowed on the building. The proposed sign lettering is approximately seven (7)
square feet, however when located within a sign band area with a contrasting
background color, the entire sign band area counts toward the maximum area
calculation. The proposed sign is approximately 24 square feet in size and
complies with the sign requirements. No monument sign is proposed.
Public Art:
The total project cost has not been determined at this time. At permitting, if the
total cost of this project is $250,000 or more, the Art in Public Places will apply and
the applicant will be responsible for compliance with the requirements (see Exhibit
“C” – Conditions of Approval).
RECOMMENDATION:
The Development Application Review Team (DART) has reviewed this request for new site plan approval.
Staff recommends approval, contingent upon all comments indicated in Exhibit “C” – Conditions of
Approval. Any additional conditions recommended by the Board or City Commission shall be documented
accordingly in the Conditions of Approval.
EXHIBIT "A" - SITE LOCATION MAP
CITY TOWING (NWSP 13-001)
M-1
R-2
C-4
NE 6th AVE
C-4
CBD
NE 5th AVE
M-1
SITE
R-2
NE 4th AVE
Text
C-4
C-4
NE 3rd AVE
M-1
CBD
C-3
BOYNTON BEACH BLVD
C-3
170017034051068085
Feet
EXHIBIT “C”
CONDITIONS OF APPROVAL
CITY TOWING (NWSP 13-001)
Project Name: City Towing
File Number: NWSP 13-001
Reference: 2ndreview plans identified as a New Site Plan with a January 8, 2013 Planning and
Zoning Department date stamp marking.
DEPARTMENTSINCLUDREJECT
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ENGINEERING DIVISION
Comments: None (all previous comments addressed).
FIRE
Comments:
1. The fence shall not impede access to any Fire Department
connections, fire hydrants, roads, or entry points.
2. A flow test using the nearest fire hydrant is required to be conducted
by the Fire Department before any construction begins. Call (561)742-
6600 to schedule the flow test.
3. All gates or barriers shall have a Knox Lock or Over-Ride or padlock
for emergency vehicle access. Gates shall be 12’ wide (in the clear)
for one-way traffic and 20’ wide (in the clear) for two-way traffic. The
angle of entry shall be such that all emergency vehicles can access
the property in one turn, with no backing up. Gates will be field tested
by Fire Department equipment before acceptance.
4. Any further concerns will be addressed during the permit plan review
process.
POLICE
Comments:
5. Prior to issuance of a building permit, the applicant shall prepare a
construction site security and management plan for approval by the
City’s Police Department CPTED Official.
City Towing (NWSP 13-001)
Conditions of Approval
Page 2
DEPARTMENTSINCLUDREJECT
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6. Security measures at a construction site are determined after a
security survey is conducted using the following procedures:
a. One (1) staging area, to store equipment and park machinery, must
be fenced.
b. The staging area must be visible from an accessible roadway to
allow effective police patrol.
c. Lighting must be provided to allow complete visibility to the area.
d. Approved padlock for all storage trailers and equipment trailers and
park within staging area.
7. LED lighting or metal halide lighting is required for parking lot and
green space following IESNA lighting standards. LED is energy
efficient and has excellent color rendition.
8. Landscaping shall not conflict with lighting (to include long-term tree
canopy growth).
9. Timer clock or photocell lighting for nighttime use shall be above or
near entryways.
10. All exterior doors shall be equipped with security hinges.
11. The building shall be pre-wired for an alarm and surveillance system.
12. Any landscaping (hedges) around fence shall be kept at a maximum
height of four (4) feet to allow for visibility into the compound.
BUILDING DIVISION
Comments:
13. Please note that changes or revisions to these plans may generate
additional comments. Acceptance of these plans during the DART
(Development Application Review Team) process does not ensure that
additional comments may not be generated by the commission and at
permit review.
14. At time of permit review, submit signed and sealed working drawings
of the proposed construction.
15. At time of permit review, submit separate surveys of each lot, parcel,
or tract.
16. Pursuant to approval by the City Commission and all other outside
agencies, the plans for this project must be submitted to the Building
Division for review at the time of permit application submittal. The
plans must incorporate all the conditions of approval as listed in the
development order and approved by the City Commission.
City Towing (NWSP 13-001)
Conditions of Approval
Page 3
DEPARTMENTSINCLUDREJECT
E
17. The south wall of the building shall have a minimum 3-hour fire rating
per Table 602 of the 2010 Florida Building Code, Building volume.
Refer to Sections 601. and 705.5.
18. Openings are not permitted in the south wall per the 2010 Florida
Building Code, Building volume Table 705.8.
19. The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. The addressing
plan shall be approved by the United States Post Office, the City of
Boynton Beach Fire Department, the City’s GIS Division, and the Palm
Beach County Emergency 911.
a. Palm Beach County Planning, Zoning & Building Division, 2300 N.
Jog Road, West Palm Beach, Florida 33411-2741(Sean McDonald
– 561-233-5016)
b. United States Post Office, Boynton Beach (Michelle Bullard – 561-
734-0872)
20. At time of permitting revise plans to clarify classification of storage
area as either S-1 or S-2. If the square footage of the storage area
exceeds 10% of the building area of the story in which it is located, the
wall separating the storage and business area shall be fire rated per
Table 508.4. This will depend upon the classification of the storage
area as either S-1 or S-2. (FBC Sec. 508.2, 508.2.1.)
21. The finish floor elevation of all habitable space in new construction
located in a flood zone shall be elevated a minimum of 12 inches
above the base flood elevation (BFE). The finish floor elevation of all
habitable space in new construction not located in a flood zone shall
be elevated a minimum of six inches above the surrounding ground
elevation such that the building or structure will not experience isolated
flooding nor will there be adverse drainage impacts to adjacent
properties. Sec. 110.8 of the CBBA to the 2010 FBC.
RECREATION AND PARKS
Comments: None
FORESTER/ENVIRONMENTALIST
City Towing (NWSP 13-001)
Conditions of Approval
Page 4
DEPARTMENTSINCLUDREJECT
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Comments: None (all previous comments addressed).
PLANNING AND ZONING
Comments:
22. This project is subject to Ordinance 07-002, the amended “Art in Public
Places” program if the total project cost is $250,000 or more. If so, the
applicant is responsible for compliance with this requirement and must
demonstrate their participation by completing an Art in Public Places
application on the official form.
23. At time of permitting, revise site plan, civil plans, and landscape plan to
clearly match property boundaries and proposed improvements within
the abandoned area and potential leased area. Clarify plan by
providing arrows to location of labeled items.
24. At time of permitting, Indicate all existing and proposed easements,
their purpose and widths on all plans.
25. At time of permitting, revise site plan to label front gate as a swing gate
rather than a rolling gate. Also add circulation arrows and traffic
pavement markings and traffic signage locations to site plan.
26. At time of permitting, revise the photometrics plan to comply with
Chapter 4, Article VII. Exterior Lighting Standards. Off street light
levels for non-residential uses may not exceed 5.9 footcandles for any
spot reading location.
27. At time of permitting, revise the photometrics plan to include a detail of
typical freestanding light (pole) fixture including maximum height from
ground to top of light fixture, type of fixture (baffled, shielded), type of
material (aluminum, concrete), and paint color.
28. At time of permitting, revise photometrics plan to include a detail of
typical decorative wall mounted light fixture, type of fixture (baffled,
shielded), type of material, and color.
29. At time of permitting, revise landscape plan to move the proposed
Sabal Palm away from the building to a location between the two
Sabal Palms along the south property line.
COMMUNITY REDEVELOPMENT AGENCY
City Towing (NWSP 13-001)
Conditions of Approval
Page 5
DEPARTMENTSINCLUDREJECT
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Comments: No comments and no objection.
ADDITIONAL CONDITIONS
FROM PLANNING & DEVELOPMENT BOARD
Comments:
To be determined.
ADDITIONAL CONDITIONS FROM CITY COMMISSION
Comments:
To be determined.
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: City Towing (NWSP 13-001)
APPLICANT: Charles W. Cook, Jr.
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APPLICANT’S ADDRESS: 506 NE 3 Street, Boynton Beach, FL 33435
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: March 19, 2013
TYPE OF RELIEF SOUGHT: New site plan approval for construction of a 954 square foot building and
associated site improvements for a motor vehicle towing service, consisting of
486 square feet of office and 468 square feet of garage (vehicle storage only,
no repairs), and temporary outdoor storage of towed vehicles on site on a
vacant parcel in the Light Industrial (M-1) zoning district.
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LOCATION OF PROPERTY: 510 NE 3 Street
DRAWING(S): SEE EXHIBITS “B” ATTACHED HERETO.
________ THIS MATTER came on to be heard before the City Commission of the City of Boynton Beach,
Florida on the date of hearing stated above. The City Commission having considered the relief sought by the
applicant and heard testimony from the applicant, members of city administrative staff and the public finds as
follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with the
requirements of the City’s Land Development Regulations.
2. The Applicant
___ HAS
___ HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or suggested
by the public and supported by substantial competent evidence are as set forth on Exhibit “C”
with notation “Included”.
4. The Applicant’s application for relief is hereby
___ GRANTED subject to the conditions referenced in paragraph 3 hereof.
___ DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms and
conditions of this order.
7. Other: _______________________________________________________________
_____________________________________________________________________
_____________________________________________________________________
DATED:__________________________ _____________________________________________
City Clerk
S:\Planning\SHARED\WP\PROJECTS\City Towingl\NWSP 13-001\Development Order for NWSP 13-001.doc
NEW BUSINESS
6.B.1
Manatee Seaview Apartments
(LUAR 13-001)
Land Use Amendment
Rezoning
Page 2
Manatee Seaview Apartments
LUAR 13-001
Parcel “A” – 0.708 acres (30,804.48 square feet)
Parcel “B” – 3.817 acres (166,268.52 square feet)
Adjacent Uses:
North: To the northwest, developed multi-family rental complex (Manatee
Bay) designated Local Retail Commercial (LRC) and Community
Commercial (C-3); to the northeast, designated High Density
Residential (HDR) and zoned Multi-family Residential (R-3);
South: To the southwest, developed commercial strip center (Yachtsman’s
Plaza) designated High Density Residential (HDR) and zoned Infill
Planned Unit Development (IPUD); to the southeast, single-family
residential (Yachtsman’s Cove) neighborhood designated Low
Density Residential (LDR) and zoned Single Family Residential
(R-1-AA);
East: Right-of-way for Intracoastal Waterway; and
West: Right-of-way for US1; farther west is the Florida East Coast
Railroad, still farther west is developed property fronting on
Northeast 4th Street, designated High Density Residential (HDR)
and zoned Multi-family Residential (R-3).
PROJECT OVERVIEW
This project is located within Study Area 1 of the Federal Highway Corridor Community
Redevelopment Plan. The property is comprised of several tracts of land that extend from US1
from its western boundary to the Intracoastal Waterway to the east. The site was once
developed with 64 mobile homes; however, in 2005, the property was rezoned to IPUD by
Lennar Homes in order to accommodate a 69-unit multi-family residential project (Seaview Park
Club). The mobile homes were removed in preparation of the project and Lennar started the
site work (i.e., drive aisles and parking areas), but construction of the buildings never
commenced, and the project was subsequently abandoned. It should be noted that the master
plan for Seaview Park Club still remains valid and development may commence in accordance
with the approved master plan. However, this request for land use amendment/rezoning
effectively represents a major modification thereof.
The total area for this project equals 4.524 acres, which is larger than the original Seaview Park
Club site plan. This project proposes to add an undeveloped 0.71-acre portion of land from the
abutting Manatee Bay Apartments development to the north. The Manatee Bay Apartments is
zoned R-3 and has a future land use classification of HDR; so in order to achieve the desired
density of nearly 20 dwelling units per acre, the applicant is proposing to add the 0.71-acre
portion, reclassify the future land use from HDR to SHDR, and rezone it from R-3 to IPUD. This
application for land use amendment/rezoning represents a new master plan for the entire
development.
2
Page 3
Manatee Seaview Apartments
LUAR 13-001
Because of the size of the portion of the property subject to the land use amendment, the
Florida Department of Economic Opportunity (DEO) classifies this amendment as a “small
scale” amendment. Pursuant to the Community Planning Act of July 2, 2011, small scale
amendments no longer have to be forwarded to the DEO following their adoption by a local
government.
REVIEW BASED ON CRITERIA
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Article II, Section 2.B and Section 2.D.3. These
criteria are required to be part of a staff analysis when the proposed change includes an
amendment to the Comprehensive Plan Future Land Use Map (FLUM) or a rezoning.
a. Demonstration of Need.A demonstration of need may be based upon changing conditions
that represent a demand for the proposed land use classification and zoning district.
Appropriate data and analysis that adequately substantiates the need for the proposed land
use amendment and rezoning must be provided within the application.
The existing future land use classification of the HDR does not allow for residential densities
in excess of 11 dwelling unit per acre. The proposed SHDR classification allows for up to 20
dwelling units per acre, which would be necessary in order to accommodate the density
proposed in the concurrent site plan. For this project, an overwhelming majority of the land
area is already classified SHDR and zoned IPUD (when the Seaview Park Club request was
approved in 2005). Only the 0.71-acre parcel that would transfer from Manatee Bay
Apartments contains a different future reclassification and zoning district.
The applicant is requesting the proposed density in anticipation of an immediate demand for
multi-family housing. This application is an excellent example of a developer who is aware
of the demand for multi-family housing and desires to complete construction prior to if/when
vacancy rates increase. It is also a reflection of the current trend to complete previously
approved projects that were abandoned or stalled during the recession. In March 2012, one
of the world’s largest real estate investment managers, Rosenberg Real Estate Equity
Funds (RREEF) published their U.S. Real Estate Strategic Outlook. Important findings from
the research report are summarized as follows:
The next couple years are expected to be a continuation of the slow but sustained
growth of 2011. A stronger above-trend economic recovery is not expected until 2014,
after which several years of healthy growth are forecast. Thus, in the mid- to long-term,
real estate markets should experience full recovery. This recovery should also lead to
new supply, which will moderate rent growth forecasts by 2015 or 2016.
Real estate markets responded positively to the steady, although restrained economic
growth. The severe recession of 2008 and 2009 delayed or banished plans for any new
construction that had been previously considered. Negligible new supply is a significant
positive for core investors, as even modest economic growth is producing noticeable
improvement in demand in most markets and all sectors. With occupancy and rents on
the rise, investors have noticed. Yields have been bid down for top quality properties in
primary markets. This real estate recovery has been unique in that values for core
properties have rebounded in its early phases. With such front-loaded returns,
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LUAR 13-001
expectations for future returns have moderated considerably. Nevertheless, increased
capital is expected to target real estate in the coming year.
Healthy but more moderate returns are anticipated for real estate going forward, with a
total return of around 9% forecast for 2012, with total returns averaging between 8-9%
percent over the next five years. Apartments will lead returns in the coming year,
reflecting the sector’s outperformance in income growth along with strong capital
demand. However, over the five-year outlook, the sector will underperform, reflecting
the front-loaded nature of the sector’s recovery. Markets for apartment that offer the
greatest potential for outperformance in both the near and longer terms for a core
portfolio include: Boston, New York, San Francisco, San Jose, Southern California, and
South Florida.
b. Consistency.Whether the proposedFuture Land Use Map amendment (FLUM) and
rezoning would be consistent with the purpose and intent of, and promote, the applicable
Comprehensive Plan policies, Redevelopment Plans, and Land Development Regulations.
The proposed land use amendment and rezoning is consistent with Objective 1.7; 1.8.2.A;
and 1.12:
Objective 1.7
The City shall eliminate blighted residential neighborhoods and business districts
through the adoption and implementation of Community Redevelopment Plans
within the commercial and residential Community Redevelopment Area. This
includes areas east of I-95, notably in the Federal Highway corridor, the Heart of
Boynton and Boynton Beach Boulevard areas, and the Ocean District.
Objective 1.8.2.A
The City shall further discourage urban sprawl by preventing the presence or
frequency of the primary indicators of urban sprawl through continuous
promotion of compact developments within the City’s utility service areas, while
requiring the maximization of all public services for each development in the most
cost effective manner possible.
Objective 1.12
The City shall promote the development of a variety of rental and owner-occupied,
single, and multi-family housing and housing for a broad range of income groups,
diverse cultures, and for groups with special needs, so as to balance the mix of
residential uses and to protect residential environments by preventing or
minimizing land use conflicts.
It should be noted that the subject property is located in the hurricane evacuation zone;
however, the Seaview Park Club future land use reclassification and rezoning was justified
because new condominium buildings were replacing an existing mobile home park, which
was also considered a legal non-conforming use. Despite the fact that Seaview Park Club
project would have resulted in a net increase in the number of dwelling units, the proposed
building type would have replaced antiquated structures that were significantly more
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vulnerable to the effects of major winds. Any buildings constructed on-premises today
would have to meet the minimum standards of High Velocity Hurricane Zones as required by
the Florida Building Code.
c. Land Use Pattern.Whether the proposed Future Land Use Map amendment (FLUM) and
rezoning would be contrary to the established land use pattern, or would create an isolated
zoning district or an isolated land use classification unrelated to adjacent and nearby
classifications, or would constitute a grant of special privilege to an individual property owner
as contrasted with the protection of the public welfare. This factor is not intended to exclude
FLUM reclassifications and rezonings that would result in more desirable and sustainable
growth for the community.
Since establishment of the SHDR future land use classification and IPUD zoning district in
2002, the City has received multiple requests to reclassify and rezone, particularly for those
properties located on the east side of US1 in the northeast corner of the City. In fact, the
abutting properties to the south of the subject property contain the same future land use
classification and zoning district as that which is being requested by this project. Therefore,
reclassifying to SHDR and rezoning to IPUD would not be contrary to the established land
use pattern or create an isolated classification/zoning district. The requested land use and
zoning to allow residential densities in excess of 11 dwelling units per acre is the expected
development pattern for this area (and southward), to serve as an appropriate transition to
the downtown area where a commuter rail station is anticipated and significantly higher
densities are planned.
d. Sustainability.Whether the proposed Future Land Use Map amendment (FLUM) and
rezoning would support the integration of a mix of land uses consistent with the Smart
Growth or sustainability initiatives, with an emphasis on 1) complementary land uses; 2)
access to alternative modes of transportation; and 3) interconnectivity within the project and
between adjacent properties.
The term “sustainable” in its most comprehensive meaning encompasses all aspects of
community life. Promoting economic and social sustainability includes actions that support
diverse economic base, entrepreneurship, flexible education system responsive to market
needs, and, importantly, availability of housing of all types and price levels. The proposed
request would further those aspects as well as provide compact, higher density
development which would ultimately utilize resources more efficiently than lower density
suburban sprawl as referenced in the aforementioned Comprehensive Plan Policy 1.8.2.A.
e. Availability of Public Services / Infrastructure.All requests for Future Land Use Map
amendments shall be reviewed for long-term capacity availability at the maximum intensity
permitted under the requested land use classification.
The proposed land use amendment and rezoning is compatible with the existing and
planned capacity of utility systems, roadways, and other public facilities. Specifically:
Potable Water and Sewer
The City’s water, sewer and wastewater treatment capacity is available to serve the
project.
Traffic
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A traffic impact statement for the project was sent to the Palm Beach County Traffic
Division for concurrency review in order to ensure an adequate level of service. No
permits shall be issued for the project until the County determines the project complies
with concurrency requirements.
Solid waste
On January, 2011, the Palm Beach County Solid Waste Authority notified the City that
the sufficient disposal capacity will be available at the existing landfill through
approximately the year 2026.
Drainage
Drainage will be reviewed in detail as part of the site plan, land development, and
building permit review processes. All drainage plans shall satisfy all requirements of the
city and local drainage permitting authorities.
f. Compatibility.The application shall consider the following factors to determine
compatibility:
(1) Whether the proposed Future Land Use Map amendment (FLUM) and rezoning would
be compatible with the current and future use of adjacent and nearby properties, or would
negatively affect the property values of adjacent and nearby properties; and
The proposed SHDR future land use classification and IPUD zoning district would be
compatible with the current and future use of adjacent and nearby property and would not
have a negative affect on property values.
(2) Whether the proposed Future Land Use Map amendment (FLUM) and rezoning is of a
scale which is reasonably related to the needs of the neighborhood and the City as a whole.
When the Seaview Park Club future land use amendment/rezoning application was
reviewed in 2005, staff justified the request by stating the following:
“The commercially-zoned portion of the property is slightly less than one (1) acre, and
could be redeveloped with commercial uses. The remaining portion of the property
stretching to the Intracoastal Waterway could possibly be developed for single family
homes; however, the narrow configuration of the property and the value of waterfront
properties are factors which limit the diversity in terms of residential development
alternatives. Further, if single-family dwellings were built on the site, which are permitted
uses as currently zoned, based on the land values and development trends, the homes
could be built over 30 feet high (to peak of roof), placed 25 feet from the adjacent
properties rear-to-rear or 10 feet side-to-side, and be improved without any buffering or
landscaping.”
As already discussed in Criterion “c,” the proposed land use amendment and rezoning are
compatible with the current and future use of adjacent and nearby properties and would not
negatively affect property values. The proposed amendment and rezoning is of a scale
which is reasonably related to the needs of the neighborhood and the City as whole.
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g. Direct Economic Development Benefits. For rezoning/FLUM amendments involving
rezoning to a planned zoning district, the review shall consider the economic benefits of the
proposed amendment, specifically, whether the proposal would:
(1) Further implementation of the Economic Development (ED) Program;
The project is consistent with a current market trend (see Criterion “g (3))” and would
expand the City tax base. Apartment projects have higher tax impact than owner-occupied
dwelling units, since they are not eligible for homestead exemptions. Multi-family dwellings
are also currently a desirable product for investors, as per the fourth quarter 2012 Palm
Beach County Apartment Research Market Report by Marcus & Millichap.
(2) Contribute to the enhancement and diversification of the City’s tax base;
The project would contribute approximately $35,000 to the City tax base.
(3) Respond to the current market demand or community needs or provide services or retail
choices not locally available;
According to the Marcus & Millichap report, apartment vacancy continued to fall throughout
Palm Beach County, supporting the rise in rents. High demand for rental apartments in the
County reflects a national trend, brought about by, among other factors, difficulties in
obtaining financing for home purchase and a need for higher mobility in face of a difficult job
market.
(4) Create new employment opportunities for the residents, with pay at or above the county
average hourly wage;
N/A
(5) Represent innovative methods/technologies, especially those promoting sustainability;
N/A
(6) Be complementary to existing uses, thus fostering synergy effects; and
N/A
(7) Alleviate blight/economic obsolescence of the subject area.
The proposed land use amendment and rezoning would facilitate the development of a
currently vacant parcel, thereby helping to alleviate economic obsolescence of the subject
area.
h. Economic Development Impact Determination for Conventional Zoning Districts.
For rezoning/FLUM amendments involving rezoning to a conventional zoning district, the
review shall consider whether the proposal would further Economic Development Program,
but also determine whether the proposal would:
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LUAR 13-001
(1) Represent a potential decrease in the possible intensity of development, given the uses
permitted in the proposed land use category and/or zoning district; and
N/A
(2) Represent a potential decrease in the number of uses with high probable economic
benefits.
N/A
i. Commercial and Industrial Land Supply.The review shall consider whether the
proposed rezoning/FLUM amendment would reduce the amount of land available for
commercial/industrial development. If such determination is made, the approval can be
recommended under the following conditions:
(1) The size, shape, and/or location of the property makes it unsuitable for
commercial/industrial development; or
N/A
(2) The proposed rezoning/FLUM amendment provides substantiated evidence of satisfying
at least four of the Direct Economic Development Benefits listed in subparagraph “g” above;
and
The subject request does not propose to reclassify or rezone any commercial or industrial
lands.
(3) The proposed rezoning/FLUM amendment would result in comparable or higher
employment numbers, building size and valuation than the potential of existing land use
designation and/or rezoning.
The subject request modifies an approved residential master plan and therefore, does not
reduce the City’s commercial or industrial lands.
j. Alternative Sites.Whether there are adequate sites elsewhere in the City for the proposed
use in zoning districts where such use is already allowed.
The City is nearly built out. Vacant infill parcels with single-family zoning still exist, but
development of larger properties, allowing for construction of several units, result in a more
effective and efficient use of land along US 1. There are a limited number of sites
elsewhere in the city where residential development could occur at a density of 11 du/ac;
however, those sites do not offer the opportunity for redevelopment and infill development
that this location affords. Nor would development of those available sites serve to promote
the goals of the Community Redevelopment Agency and the Federal Highway Corridor
Community Redevelopment Plan.
k. Master Plan and Site Plan Compliance with Land Development Regulations.When
master plan and site plan review are required pursuant to Section 2.D.1.e above, both shall
comply with the requirements of the respective zoning district regulations of Chapter 3,
Article III and the site development standards of Chapter 4.
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The concurrent master plan and site plan shall comply with the requirements of the IPUD
zoning district and the site development standards of Part III (LDR), Chapter 4 prior to the
issuance of any permits or certificate of occupancy.
RECOMMENDATION
As indicated herein, staff has reviewed the proposed land use amendment and rezoning and
found it: (1) consistent with the Comprehensive Plan objectives and policies promoting an
affordable mix of housing types; (2) consistent with the established land use patterns of the
immediate area; and (3) will further the goals of the Community Redevelopment Agency and the
Federal Highway Corridor Community Redevelopment Plan. Therefore, staff recommends that
the subject request be approved.
S:\Planning\SHARED\WP\PROJECTS\Manatee Seaview Apartments (fka Seaview Park Club)\LUAR 13-001\Staff Report.doc
9
EXHIBIT "A" - SITE LOCATION MAP
MANATEE SEAVIEW APARTMENTS
SHDR
LAKE ST
HDR
LRC
HDR
SITE
LRC
SHDR
NE 15TH PL
NE 15TH AVE
LDR
OCEAN INLET DR
Canal
SHORE DR
C-16 Canal
k
2001000200400600800
Feet
NEW BUSINESS
6.B.2
Manatee Seaview Apartments
(NWSP 13-002)
New Site Plan
Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
South:
To the southwest, small commercial plaza (Yachtsman’s Plaza)
designated High Density Residential (HDR) and zoned Infill Planned Unit
Development (IPUD); to the southeast, single-family residential
(Yachtsman’s Cove) neighborhood designated Low Density Residential
(LDR) and zoned Single Family Residential (R-1-AA);
East:Right-of-way for Intracoastal Waterway;
West:Right-of-way for US1; farther west is the Florida East Coast Railroad, still
farther west is developed property fronting on Northeast 4th Street,
designated High Density Residential (HDR) and zoned Multi-family
Residential (R-3).
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject site plan were mailed a notice of this request and its
respective hearing dates. The applicant has certified that signage is posted and notices mailed in
accordance with Ordinances No. 04-007 and 05-004.
BACKGROUND
Site Features:
The 4.52-acre rectangular-shaped site is located within Study Area 1 of the
Federal Highway Corridor Community Redevelopment Plan. The subject property
is comprised of two (2) parcels extending from US1 (from the west) to the
Intracoastal Waterway to the east. Parcel “A” is currently an undeveloped portion
of the Manatee Bay Apartments development to the north. Parcel “B” was once
developed with 64 mobile homes. However, in 2005, the property was rezoned to
IPUD by Lennar Homes in order to accommodate a 69-unit multi-family residential
project (Seaview Park Club). The mobile homes were removed in preparation for
the project and Lennar started the site work (i.e., drive aisles and parking areas),
but construction of the buildings never commenced, and the project was
subsequently abandoned due to the recession. It should be noted that the master
plan for Seaview Park Club still remains valid, and this request represents a major
modification thereof.
According to the survey, the highest elevation reading is 14.7 feet, located at the
western portion of the lot near US 1. The lowest elevations are located at the
easternmost portion of the site where lands are submerged and docks have been
installed. In comparison with the Seaview Park Club project, the unique
characteristic of this site plan is that it proposes to combine a 0.71-acre tract of
land from Manatee Bay Apartments with the previously approved Seaview Park
Club site. The developer intends to join this land to Parcel “B” in order to increase
the width of the subject parcel to achieve an acceptable site design with respect to
buffers, open space, and parking areas, while assembling the necessary land area
to achieve the intended density (20 dwelling units per acre). The survey indicates
most of Parcel “A” is comprised of a conservation easement, and staff understands
there are protected trees and vegetation. However, no tree management plan or
inventory is required with this application, because that area would be left
undisturbed and in its natural state. According to the applicant, “maintenance
responsibilities of the conservation (area) will remain exactly as they currently are.
Annual mitigation reports are prepared by a qualified biologist and submitted to the
City Forester for review and approval” (see Conditions of Approval – Exhibit “C”).
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Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
Proposal:
Mr. Alfred LaFave is seeking new site plan approval to construct 88 multi-family
dwelling units on a 4.52-acre site, which would be a project density of 19.46
dwelling units per acre. The maximum density allowed by the Special High
Density Residential land use classification is 20 dwelling units per acre. The intent
of this project is to unify it with the abutting Manatee Bay Apartments to the north
and treat it as a subsequent phase. It is staff’s opinion that combining this project
with the existing Manatee Bay Apartments to the north results in a overall design
that is superior than the previously approved Seaview Park Club site plan, which
was an individual, stand-alone project. With the proposed design, the subject
property would utilize the ingress/egress, recreation areas, and trash receptacles
of Manatee Bay Apartments. According to the applicant, “both properties will act
as one community with one main entry and with equal access to all amenities.
Existing amenities at Manatee Bay Apartments include private white sand beach,
waterfront pool and Jacuzzi, waterfront bar (community room), BBQ area, fishing
and boat dock, grand salon, media center with game tables, state of the art fitness
center, and an historic nature preserve with scenic walking tour.” With respect to
trash collection, the applicant states, “all residents will continue to utilize the 40
cubic yard trash compactor near the main entrance to Manatee Bay. The
compactor has sufficient capacity and collection periods that can easily be
modified if quantity increases dramatically. Trash collection is currently contracted
for two (2) collections per week.” It should be noted that only the subject project
would be rezoned to IPUD and reclassified to SHDR; the existing Manatee Bay
Apartments would remain with R-3 zoning and classified with HDR future land use.
The existing Manatee Bay Apartments contains 180 dwelling units on 17.1 acres –
a project density of 10.52 dwelling units per acre. As previously mentioned, the
applicant intends to transfer 0.71 acres of unused land (Parcel “A”) from the
Manatee Bay Apartments and unite it with the Manatee Seaview Apartments
project (Parcel “B”). This transfer of land will decrease the size of the Manatee
Bay Apartments to 16.39 acres, resulting in a built-out density of 10.98 dwelling
units per acre. This resulting density (for Manatee Bay Apartments) would still
comply with code, because it is under the maximum 11 du/acre allowed under the
R-3 zoning district/HDR future land use classification. However, the transfer of
Parcel “A” from Manatee Bay Apartments requires approval of a modification to the
Manatee Bay Apartment site plan, and such approval shall be required prior to the
issuance of any permits for this project (see Conditions of Approval – Exhibit “C”).
ANALYSIS
Concurrency:
Traffic:
A traffic impact statement for the project was sent to the Palm Beach County
Traffic Division for concurrency review in order to ensure an adequate level of
service. No permits shall be issued for the project until the County determines the
project complies with concurrency requirements (see Conditions of Approval –
Exhibit “C”).
School:
The School District of Palm Beach County has reviewed the request and
determined that adequate capacity exists to accommodate the dwelling units.
Utilities:
The City’s water capacity, as increased through the purchase of up to five (5)
million gallons of potable water per day from Palm Beach County Utilities, would
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Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
meet the projected potable water for this project. Sufficient sanitary sewer and
wastewater treatment capacity is also currently available to serve the project.
Police/Fire:
Staff reviewed the site plan and determined that current staffing levels would be
sufficient to meet the expected demand for services. Staff has reviewed the site
plan and all major concerns have been addressed.
Drainage:
Conceptual drainage information was provided for the City’s review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review.
Access:
Access to the subject site is proposed by creating a two (2)-way driveway opening
along the north property line of the subject property, where it would connect with
an existing drive aisle in the abutting Manatee Bay Apartment complex. Other
than for emergency access, no additional curb cuts are proposed on US 1 in
connection with the project. Residents, guests, and service vehicles would
traverse through the Manatee Bay Apartments development. Because access to
the subject site would be provided in this manner, a cross-access agreement
between the two (2) projects or unity of title shall be required at the time of
permitting (see Conditions of Approval – Exhibit “C”). It should be noted that
constructing a driveway connection along the north property line of the subject site
would eliminate five (5) parking spaces within the Manatee Bay Apartments
development. The elimination of these parking spaces will be discussed in the
below paragraph.
Parking:
The project proposes a total of 88 dwelling units. According to Part III (LDR),
Chapter 4, Article V, the minimum off-street parking requirements for dwelling units
is based on the following methodology: One and one-half (1.5) parking spaces per
one-bedroom units; two (2) parking spaces for each two-bedroom unit; and 0.15
spaces multiplied by the total number of units for guest parking. Since 56 one-
bedroom units and 32 two-bedroom units are proposed, the project requires a total
of 162 spaces, including 14 spaces for guest parking. The site plan shows that
162 spaces are provided, including six (6) handicap accessible spaces. All
parking spaces would conform to city standards with respect to size and
configuration, except for the stall depth and the width of the drive aisle (back up
dimension) of the 45-degree angled parking spaces proposed near the south
property line. According to city standards, a minimum back up distance of 20 feet
is required; however, only 18 feet would be provided. Also, the depth of the
parking stall shall be 18 feet, but only 17.33 feet is provided. The City Engineer
has the administrative authority to waive certain standards in accordance with Part
III (LDR), Chapter 2, Article III, Section 5. The applicant submitted a waiver
request, and the City Engineer determined that on-site traffic movements would be
safe, based on the justification of the project engineer.
As previously mentioned, the proposed north-south connection (from the subject
property to the Manatee Bay Apartment development) would eliminate five (5)
parking spaces of the Manatee Bay Apartment development. The applicant
asserts that the elimination of these five (5) spaces should not be an issue or
concern, due to the apparent lack of demand (for parking) within this vicinity of the
existing apartment complex. However, the elimination of these parking spaces
would cause a parking deficiency in the Manatee Bay Apartment complex;
therefore, in order to comply with code, the applicant will be required to add five (5)
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Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
parking spaces elsewhere within the existing Manatee Bay Apartments
development. As such, approval of this project is contingent upon the approval of
the concurrent request for minor site plan modification to the Manatee Bay
Apartments site plan to accommodate the needed spaces. No permits shall be
issued for this project until the minor site plan modification is approved (see
Conditions of Approval - Exhibit “C”).
Landscaping:
The site plan tabular data indicates that 32% or 1.45 acres of the subject property
would be pervious, consisting of landscaped and open space areas. Nine (9)
existing trees will be either relocated on-site or removed and mitigated. As
indicated in the plant list of the landscape plan, the project proposes 15 different
types of trees and 19 types of shrubs/ground cover. All plant material would be
either native to Florida or have “low”/”medium” watering needs as recognized by
the South Florida Water Management District (SFWMD) Waterwise manual or by
staff.
Foundation planting areas are proposed around each building. The planting areas
between each building would consist of White Bird of Paradise, Coconut palm,
Christmas palm, Trinet, Wart Fern, and Redtip Cocoplum. When scaled, the
planting areas proposed in front of each building would be dimensioned to meet
the minimum required code. According to the landscape plan, these planting
areas would consist of Silver Buttonwood, Christmas palm, Simpson Stopper, Red
Sister, and Varigated Pittosporum. It should be noted however, that the distance
between each planting area would exceed the maximum allowed by code. This
design is intentional and justified, in order to avoid conflict with the entrances to
each unit. The applicant submitted an alternate landscape plan, which staff has
reviewed and approved, because the proposed configuration and location of the
foundation landscaped areas meet the intent of the community design standards.
The landscape plan shows that all trees proposed around the buildings would
meet the minimum height requirements, except for those around Building No. 1
(westernmost building). The minimum height required for the trees proposed
within these foundation areas is a direct function of building height; therefore, at
the time of permitting, a rectified landscape plan will be required depicting taller
trees located within the foundation planting areas around Building No. 1 (see
Conditions of Approval – Exhibit “C”).
The existing landscape buffer along the north property line is approximately 12 feet
in width. Upon completion of the project, this landscape strip would contain the
following species: Pigeon Plum, Silver Buttonwood trees, Redtip Cocoplum
hedges, Cluse rosea, and Fakahatchee grass. The landscape plan shows that an
existing retaining wall is currently located within this buffer (along its southern
periphery). It is staff’s opinion that the location of the wall would not conflict any of
the aforementioned plant species.
The existing landscape buffer to the south is approximately 10 feet wide. The
actual planting area between the curb and CBS wall is 9.8 feet wide. The design
of this buffer is important because this perimeter buffer serves as a barrier
between the subject project and the neighborhood of single-family homes to the
south. The landscape strip proposes the following species: Royal palm, Coconut
palm, Green Buttonwood trees and shrubs, and Cabbage palm (at varying
heights). It should be noted that some of the plant species in this plan have been
changed from the buffer approved in the Seaview Park Club landscape plan.
These changes were made for different reasons. First, the landscape code has
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Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
been amended since 2005 and the Beauty Leaf tree, which was proposed on the
previously approved plan, is now considered an invasive non-native species and
no longer allowed. Secondly, according to the landscape architect, Green
Buttonwood trees were chosen in lieu of Live Oak because they are more salt
tolerant. Also, new plants are now proposed to replace the sod that was originally
approved in the Seaview Park Club plan, since the code now discourages the use
of sod in small planting areas for water conservation purposes. It should be noted
that the applicant collaborated with representatives from the Inlet Cove Association
(INCA) to devise a plan that would be acceptable to all. In conclusion, while the
plant species may have changed in this plan compared to the former, the
landscape architect certifies that the proposed design will be as opaque, if not
better than the previously approved plan. Staff concurs.
It should be noted that according to the landscape plan, existing trees and shrubs
are located along the northern fringe of the abutting lots to the south. These
existing plants located off-premises, in combination with wall and plant material
proposed on the subject property are designed to form an effective opaque barrier.
A perimeter wall is proposed within the western landscape strip along US1. Since
this site is intended to be an extension of the Manatee Bay Apartments, the
proposed type, design, and color of the wall on the subject property should match
the existing wall located on the abutting development to the north. Additionally,
staff recommends that the gate that would be used for emergency access along
US1 should be opaque since this area in front to the west of it would not be
landscaped (see Conditions of Approval – Exhibit “C”).
Off-street parking areas require a certain amount of landscaped areas (i.e., large
and small islands) pursuant to Part III (LDR), Chapter 4, Article II, Section 4.A.12.
The landscaped off-street parking area plan (sheet CS105) indicates that 4,050
square feet of landscape area is required and 6,522 square feet is proposed,
which complies with code. However, several of the large islands are less than the
minimum required dimension. The applicant will be required to revise the plans at
the time of permitting to achieve compliance with said requirements (see
Conditions of Approval – Exhibit “C”).
Building and Site:
In the IPUD zoning district, the required building setbacks are flexible, but
generally determined by 1) minimum required setbacks for principle structures on
adjacent properties; and 2) the height of proposed structures in excess of 30 feet
on the subject property where abutting properties zoned for single-family homes.
When the subject IPUD contains perimeter buildings with heights in excess of 30
feet, and where it abuts single-family homes, one (1) foot of setback is required for
each foot of building height in excess of 30 feet.
The abutting properties to the south contain two (2) different zoning districts –
IPUD and R-1-AA. The property zoned IPUD contains two (2) commercial
buildings. The buildings were originally constructed when the property was
commercially zoned. In 2006, the property was rezoned to IPUD to accommodate
a townhouse project (Yachtsman’s Cove). However, the project was abandoned
and the development order expired. Of the two (2) commercial buildings, the
northernmost is located 15 feet from the property line that is shared with the
subject property. The abutting lots to the southeast are zoned R-1-AA, which
requires a rear setback of 20 feet. Because the proposed building height of
Building Type 3 would be 36 feet – seven (7) inches, the minimum required
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Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
setback along the south property line of the subject property is 26 feet – seven (7)
inches. According to the detailed site setback plan (sheet CS104), all four
buildings (for this project) would be setback at least 49.9 feet from the south
property line. This proposed setback along the south property line is greater than
that which was approved in the Seaview Park Club master plan, which also
contained taller buildings thereby warranting even greater setback requirements.
The abutting property to the north contains two (2) different zoning districts. To the
northwest is property zoned C-3 and to the northeast is Multi-family Residential (R-
3). To the north, the entire property has been developed with multi-family
residential buildings (Manatee Bay Apartments). The side yard setbacks of the C-
3 and R-3 zoning districts are 0 feet and 20 respectively. The previously approved
master plan for Seaview Park Club showed a 20-foot setback (for the gazebo) and
a 46.7-foot setback for the residential buildings. This master plan however,
proposes a building setback of 58.8 feet from the north property line, which is
greater than the setback approved on the Seaview Park Club master plan.
Land immediately to the west is right-of-way for Federal Highway. Farther west is
property zoned Neighborhood Commercial (C-2). The front setback of the C-2
district is 30 feet; however, no setback shall be required where located in the
Urban Commercial District Overlay Zone. This master plan proposes a building
setback of over 30 feet along Federal Highway.
Usable open space is required for the IPUD at the rate of 200 square feet per
dwelling unit. Since 88 dwelling units are proposed, a total of 17,600 square feet
of usable open space shall be required. The master open space breakdown plan
(sheet CS-103) indicates that 20,534 square feet is proposed. However, Areas 2
and 3 do not qualify as usable open space. The only area that qualifies as usable
open space would be Area 1. It should be noted that much of Area 1 is
environmentally sensitive lands and unusable; however, additional site amenities
will be provided (as permitted by the applicable regulating agencies) in order to
comply with the intent of the code. For example, in order to better integrate the
project with the Conservation Easement, the applicant intends to install a covered-
roof structure and extra bench seating, as well providing interpretive/informational
signage within Area 1. The project would still provide 19,061 square feet of usable
open space despite the elimination of Areas 2 and 3. However, the master open
space breakdown plan shall be corrected at the time of permitting (see Conditions
of Approval – Exhibit “C”).
Since the IPUD is located along the Intracoastal Waterway, the conditions of
approval includes a deed restriction pursuant to Part III (LDR), Chapter 3, Article III
requiring that the size of any new dockage shall not exceed (in width) the
boundaries of the project's actual frontage on the water, regardless of what any
other governing or permitting entity may allow or permit (see Conditions of
Approval – Exhibit “C”).
Pursuant to Part III (LDR), Chapter 4, Article III, Section 9, the project is required
to provide three (3) bicycle racks. When required, they shall be located in areas
that are enclosed or roofed, or otherwise designed with solid covering. Staff
understands that the applicant intends to install the bike racks within the covered
breezeways of the 3-story building. Their location(s) shall be reflected on the floor
plan or site plan at the time of permitting (see Conditions of Approval – Exhibit
“C”).
7
Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
It should be noted that the applicant is currently collaborating with the Palm Beach
County School District to provide a bus shelter within the Manatee Bay Apartments
development to the north. The applicant intends to remove an existing trellis
feature and replace it with a solid-roofed structure located near the development’s
point of ingress/egress (see Conditions of Approval – Exhibit “C”).
Building Height:
The IPUD zoning district allows a maximum building height of 45 feet (up to four
(4) stories tall). The project proposes four (4) buildings and all would comply with
code with respect to building height. The westernmost building would be the only
building that is 3-stories tall. The other three (3) buildings would be 2-stories tall.
The location of the 3-story building (Type 3) is proposed closest to US1 in order to
1) maximize compatibility with abutting commercial properties to the north and
south because they too allow for a maximum building height of 45 feet; and 2) to
minimize the potential for visual impacts to the single-family neighborhood to the
south where building heights are restricted to a maximum of 30 feet.
All apartment buildings are designed with flat roofs and enhanced with decorative
pyramidal hip towers located equidistant from each other. The highest point of the
3-story building would be 36 feet – seven (7) inches above grade, measured at the
ridge line of each tower. It should be noted however, that while not depicted on
the drawings, the proposed building height (as defined by code) would actually be
less than that which is illustrated on the elevation drawings, as measured from the
mid-point of the hip towers instead of the ride line. With respect to the ridge line of
the 2-story buildings, the highest point would be 28 feet – one (1) inch above
grade. However, again, the actual height of the deck line would be less.
Building Design:
As illustrated on the elevation drawings, the exterior of all buildings are designed
with medium textured stucco and painted in multiple earth tone color combinations.
The proposed Glidden Paint colors are as follows:
GLG27 – Spanish Olive (light green)
GLG28 – Truly Olive (dark green)
GLN25 – Ground Nutmeg (brown)
GLY29 – Homemade Butterscotch (yellow)
GLN26 – Leather Brown (dark brown)
GLY27 – Golden Bronze (bronze)
GLY28 – Aztec Gold (tan)
The above colors were chosen to match those of the existing buildings in the
Manatee Bay Apartments. As previously mentioned, all buildings are generally
designed with flat roofs with the exception of the pyramidal towers, which are
designed with Spanish-style tiles. All building facades would have decorative
railings, score lines, window treatments, and coach lights. All gutter downspouts
would be enclosed within the building structure.
Site Lighting:
The photometric plan (sheet PH-1) proposes a total of 46 outdoor freestanding
lighting fixtures located within the off-street parking area and between buildings.
The light poles would be 14 feet in height and made out of concrete. Taller poles
were proposed in the original design, but the applicant agreed to install shorter
poles to comply with staff’s recommendations.
The photometric plan also proposes 36 wall packs to assist in illuminating the
grounds that surround the buildings. The project has been designed so that
8
Memorandum No. PZ 13-002
Manatee Seaview Apartments (NWSP 13-002)
illumination (from light poles and wall packs) will not spill onto adjacent properties
or US1. With respect to lighting and project design, careful consideration has
been made along the south property line where the subject property abuts the
single-family homes.
All footcandle levels shall be compliant with the minimum and maximum thresholds
as provided for in Part III (LDR), Chapter 4, Article VII prior to the issuance of any
permits (see Conditions of Approval – Exhibit “C”). No illumination levels were
provided with this submittal package for the docks because the light fixtures
already exist and the applicant does not intend to modify them. However, at the
time of permitting, staff desires to review these illumination levels to ensure
compliance with code, in part, due to the lack of screening of these light fixtures on
the docks themselves from the surrounding residential properties (see Conditions
of Approval – Exhibit “C”).
Site Signage:
No signage is proposed for this project. The project is considered a subsequent
phase of the existing Manatee Bay Apartment development to the north and no
new points of ingress/egress are being proposed; therefore, no additional
monument signs are allowed. The Manatee Bay Apartment development contains
two (2) existing signs on the perimeter walls located at the point of ingress/egress
on US1 north of the subject property.
Public Art:
Prior to the issuance of a certificate of occupancy, the applicant would be
responsible for compliance with Ordinance 05-060, the “Art in Public Places”
Program (see Exhibit “C” – Conditions of Approval). At this time, no proposal has
been made with respect to compliance with the Program. While it is likely that the
art element would be placed along Federal Highway, the applicant has not yet
determined if they would provide art, eco-art, or a combination thereof.
RECOMMENDATION
Staff has reviewed this request for New Site Plan and recommends approval of the plans presented,
subject to satisfying all comments indicated in Conditions of Approval - Exhibit“C.”Any additional
conditions recommended by the Board or City Commission shall be documented accordingly in the
Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Manatee Seaview Apartments (fka Seaview Park Club)\NWSP 13-002\Staff Report.doc
9
EXHIBIT "A" - SITE LOCATION MAP
MANATEE SEAVIEW APARTMENTS
LAKE ST
PUD
R3
R3
C3
SITE
NE 15TH PL
NE 15TH AVE
R1AA
IPUD
OCEAN INLET DR
C3
Canal
SHORE DR
C-16 Canal
k
225112.50225450675900
Feet
Conditions of Approval – Exhibit “C”
Project Name: Manatee Seaview Apartments (fka Seaview Park Club - NWSP 04-014)
File number: NWSP 13-002
Reference: 3rdreview plans identified as NWSP 13-002 with a January 23, 2013 Planning and Zoning
Department date stamp marking.
DEPARTMENTS
INCLUDE REJECT
ENGINEERING DIVISION
Comments:
1.If record plat is to be reviewed, please provide a separate submittal
with the appropriate fee to the Engineering Division for the plat
review.
2.At the time of permitting, provide details on how the building roof
drains are connected to drainage network.
FIRE
Comments:
3.All gates or barriers shall have a Knox Lock or Over-Ride or padlock
for emergency vehicle access. Gates shall be 12’ wide (in the clear)
for one-way traffic and 20’ wide (in the clear) for two-way traffic.
The angle of entry shall be such that all emergency vehicles can
access the property in one turn, with no backing up. Gates will be
field tested by Fire Department equipment before acceptance.
POLICE
Comments: None
BUILDING DIVISION
Comments:
4.At time of permit review, submit signed and sealed working drawings
of the proposed construction.
5.At the time of permit review, submit details of reinforcement of walls
for the future installation of grab bars as required by the FFHA, Title
24 CFR, Part 100.205, Section 3, Requirement #6. All bathrooms
within the covered dwelling unit shall comply.
6.A water-use permit from SFWMD is required for an irrigation system
that utilizes water from a well or body of water as its source. A copy
of the permit shall be submitted at the time of permit application, F.S.
373.216.
7.If capital facility fees (water and sewer) are paid in advance to the
1
Manatee Seaview Apartments – NWSP 13-002 (fka Seaview Park Club – NWSP 04-014)
Conditions of Approval – Exhibit “C”
Page 2 of 6
DEPARTMENTS
INCLUDE REJECT
City of Boynton Beach Utilities Department, the following
information shall be provided at the time of building permit
application:
a. The full name of the project as it appears on the Development
Order and the Commission-approved site plan.
b. If the project is a multi-family project, the building number/s
must be provided. The building numbers must be the same as noted on
the Commission-approved site plans.
c. The number of dwelling units in each building.
d. The number of bedrooms in each dwelling unit.
e. The total amount paid and itemized into how much is for water
and how much is for sewer. (CBBCO, Chapter 26, Article II, Sections
26-34)
8.At time of permit review, submit separate surveys of each lot, parcel,
or tract.
9.At time of building permit application, submit verification that the
City of Boynton Beach Parks and Recreation Impact Fee requirements
have been satisfied by a paid fee or conveyance of property. The
following information shall be provided:
a. A legal description of the land.
b. The full name of the project as it appears on the Development
Order and the Commission-approved site plan.
c. If the project is a multi-family project, the building number/s
must be provided. The building numbers must be the same as noted on
the Commission-approved site plans.
d. The number of dwelling units in each building.
e. The total amount being paid. (CBBCO, Chapter 1, Article V,
Section 3(f))
10.Pursuant to approval by the City Commission and all other outside
agencies, the plans for this project must be submitted to the Building
Division for review at the time of permit application submittal. The
plans must incorporate all the conditions of approval as listed in the
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Manatee Seaview Apartments – NWSP 13-002 (fka Seaview Park Club – NWSP 04-014)
Conditions of Approval – Exhibit “C”
Page 3 of 6
DEPARTMENTS
INCLUDE REJECT
development order and approved by the City Commission.
11.The full address of the project shall be submitted with the construction
documents at the time of permit application submittal. The addressing
plan shall be approved by the United States Post Office, the City of
Boynton Beach Fire Department, the City’s GIS Division, and the
Palm Beach County Emergency 911.
a. Palm Beach County Planning, Zoning & Building Division, 2300
N. Jog Road, West Palm Beach, Florida 33411-2741(Sean McDonald
– 561-233-5016)
b. United States Post Office, Boynton Beach (Michelle Bullard –
561-734-0872)
12.The exterior walls of Buildings #2, #3, and #4 shall be rated at 2 hours
per Table 602 of the 2010 FBC based on the fire separation distance.
(See definition of “Fire Separation Distance” in the FBC.)
13.The gazebo shall be handicap accessible per the FFHA. The gazebo
shall be on an accessible route per Requirement #2 of the Fair Housing
Guidelines. The stairs on the dock are not permitted. The dock must
also comply with the FFHA.
14.Unit B-2-Shower to be changed to tub on first floor unit only per
architect’s note. If shower is to remain, then a 30” X 48” clear floor
space is required adjacent to the shower per Requirement #7 and
Figure #7 (d) of the Fair Housing Guidelines. The clear floor space
shall be flush with the control wall.
PARKS AND RECREATION
Comments:
15.No documentation exists that impact fees were paid from the previous
approval. Consequently, the impact fee will be based on 88 residential
units/apartments. The Parks and Recreation Impact Fee per dwelling
for multi-family (dwellings in buildings containing 5 or more units) is
$595. Therefore, the Impact Fee for this project is $595 x 88 =
$52,360
FORESTER/ENVIRONMENTALIST
Comments:
16.The irrigation plan shall be reviewed for compliance with the land
development regulation at the time of permitting.
17.At the time of permitting, provide a landscape plan demonstrating that
tree canopies will not conflict with site lighting.
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Manatee Seaview Apartments – NWSP 13-002 (fka Seaview Park Club – NWSP 04-014)
Conditions of Approval – Exhibit “C”
Page 4 of 6
PLANNING AND ZONING
Comments:
18.A letter of approval from Palm Beach County Traffic Engineering
Division regarding traffic concurrency shall be required prior to when
the Planning & Development Board reviews this application.
19.Approval of this site plan (and proposed density) is contingent upon
the approval of the accompanying request for land use
amendment/rezoning application (LUAR 13-001).
20.The applicant is responsible for compliance with Ordinance 05-060,
the “Art in Public Places” program and must demonstrate their
participation prior to the issuance of a certificate of occupancy.
21.Maintenance of Tract “B” Conservation Easement shall be continued
in conformance with the South Florida Water Management Permit that
is in place for the entire conservation area.
22.A deed restriction shall be required (or updated) stipulating that the
location of any new dockage shall not exceed in width the boundaries
of the project's water frontage, regardless of what other governing or
permitting entity may allow or permit.
23.Correct the site plan tabular data on the master site development plan
and cover sheet (sheet CS-001 and sheet CS-1 respectively) so that the
existing land use of the subject property indicates “High Density
Residential – HDR” and “Special High Density Residential – SHDR.”
Also, change the tabular data to indicate the existing zoning as
“Multi-Family Residential – R3” and “Infill Planned Unit
Development – IPUD.”
24.Vehicular access to the subject property will be accomplished via the
sharing of existing driveways/drive aisles of the Manatee Bay
Apartments development to the north. Likewise, recreational
amenities and solid waste containers with Manatee Bay Apartments
will also be shared with this project. Because access will be provided
in this manner, and because the recreational amenities and solid waste
removal will be shared between the two (2) developments, a cross-
access agreement, unity of title, or some other form of documentation
satisfactory to the City Attorney shall be required at the time of
permitting. This will also help to ensure the continued shared use of
the aforementioned of both developments in perpetuity.
25.Approval of this project is contingent upon the concurrent request for
site plan modification to the Manatee Bay Apartments development.
The site plan modification shall include the 1) transfer of 0.71 acres of
land from the Manatee Bay Apartments development to the subject
property (Manatee Seaview Apartments); and 2) the addition of five
(5) off-street parking spaces within the Manatee Bay Apartment
4
Manatee Seaview Apartments – NWSP 13-002 (fka Seaview Park Club – NWSP 04-014)
Conditions of Approval – Exhibit “C”
Page 5 of 6
development. Approval of this site plan modification application shall
be required prior to the issuance of any permits.
26.Usable open space is required for the IPUD at rate of 200 square feet
per dwelling unit. Since 88 dwelling units are proposed, a total of
17,600 square feet of usable open space shall be required. On the
master open space breakdown plan, only Area 1 qualifies as usable
open space; Areas 2 and 3 do not. Therefore, at the time of
permitting, the plan shall be corrected to exclude Area 2 and 3.
27.Pursuant to Chapter 4, Article II, Section 4.A.12, a minimum of 75%
of the landscape islands in the off-street parking areas shall be “large
islands.” A large island is described as follows: A minimum of 224
square feet and not less than 15 feet in width in any dimension. The
remaining 25% of required landscaped islands shall be “small
islands,” which are those that are at least 150 square feet and not less
than 10 feet in any dimension. At the time of permitting, change the
plans to comply with this requirement.
28.Staff has found discrepancies between the number of plants indicated
between the graphic labels on the landscape plan and the
corresponding plant list. This shall be corrected at the time of
permitting.
29.Pursuant to Part III (LDR), Chapter 4, Article III, Section 9, the
project is required to provide three (3) bicycle racks. When required,
they shall be located in areas that are enclosed or roofed, or otherwise
designed with solid covering. At the time of permitting, the floor plan
or site plan shall indicate the location(s).
30.Foundation landscape trees/palms shall be installed a minimum of
one-half the height of the buildings. This means that all trees around
Building #1 shall be installed a minimum of 16 feet in height.
31.At the time of permitting, on the landscape plan (sheets 1 and 2),
indicate the plant material (and including size) contained in the north
buffer (on abutting property) or provide a typical section.
32.The overall site plan (sheet CS-102) indicates the wall detail can be
found on the architectural plans; however, no detail is provided. Since
this site is intended to be an extension of Manatee Bay, the wall type,
design and color should match. Please provide the necessary detail
and indicate why the wall does not continue south to connect to the
existing wall. Additionally, the proposed gate for emergency access,
as viewed from Federal Highway shall be opaque since this area in
front of it will not be landscaped.
33.At the time of permitting, the photometric plan shall be corrected so
that no footcandle level exceeds 5.99. Also, provide illumination
levels of the existing lights located on the dock. Lighting levels shall
be minimal because of the lack of screening to adjacent properties.
Lastly, place a note on the photometric plan indicating the light fixture
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Manatee Seaview Apartments – NWSP 13-002 (fka Seaview Park Club – NWSP 04-014)
Conditions of Approval – Exhibit “C”
Page 6 of 6
shall be a full cut-off fixture (Part III – LDR, Chapter 3, Article III
Section 2.G.7.E).
34.Per the request of the Palm Beach County School District, staff
recommends installing a school bus stop and accompanying structure
located either within 1) the subject property; 2) the abutting Manatee
Bay Apartments development; or 3) or along US1. Staff recommends
installing the bus shelter in a manner acceptable to the School District
prior to the issuance of a certificate of occupancy for the subject
project.
COMMUNITY REDEVELOPMENT AGENCY COMMENTS:
Comments: None
PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments: To be determined.
CITY COMMISSION CONDITIONS
Comments: To be determined.
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C).doc
6
DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE
CITY OF BOYNTON BEACH, FLORIDA
PROJECT NAME: Manatee Seaview Apartments (NWSP 13-002)
APPLICANT: Alfred LaFave with Olen Development Corporation
APPLICANT’S ADDRESS: 1062 Coral Ridge Coral Springs, FL 33071
DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: April 2, 2013
TYPE OF RELIEF SOUGHT: New site plan approval to construct 88 dwelling units within four separate
buildings on a vacant 4.52-acre parcel in the Infill Planned Unit Development
(IPUD)
LOCATION OF PROPERTY: 1620 North Federal Highway
DRAWING(S): SEE EXHIBITS “B” ATTACHED HERETO.
________ THIS MATTER came on to be heard before the City Commission of the City of Boynton Beach,
Florida on the date of hearing stated above. The City Commission having considered the relief sought by the
applicant and heard testimony from the applicant, members of city administrative staff and the public finds as
follows:
1. Application for the relief sought was made by the Applicant in a manner consistent with the
requirements of the City’s Land Development Regulations.
2. The Applicant
___ HAS
___ HAS NOT
established by substantial competent evidence a basis for the relief requested.
3. The conditions for development requested by the Applicant, administrative staff, or suggested
by the public and supported by substantial competent evidence are as set forth on Exhibit “C”
with notation “Included”.
4. The Applicant’s application for relief is hereby
___ GRANTED subject to the conditions referenced in paragraph 3 hereof.
___ DENIED
5. This Order shall take effect immediately upon issuance by the City Clerk.
6. All further development on the property shall be made in accordance with the terms and
conditions of this order.
7. Other: _______________________________________________________________
_____________________________________________________________________
_____________________________________________________________________
DATED:__________________________ _____________________________________________
City Clerk
S:\Planning\SHARED\WP\PROJECTS\Manatee Seaview Apartments (fka Seaview Park Club)\NWSP 13-002\Development Order for NWSP 13-002.doc
MINOR SITE PLAN MODIFICATION SUBMITTALS
OCTOBER 2012 - JANUARY 2013
DATE PROJECT ADDRESS SITE MODIFICATION
10 -15 -12 Monterey 129 Lake Monterey Circle walkway lighting
10 -15 -12 Buca Di Beppo @ Mall 801 N. Congress Avenue facade & sign improvements
10 -16 -12 Hunter's Run - 62 Eastgate 62 Eastgate Drive handicap lift
10 -22 -12 Levine Medical 3280 Old Boynton Road building & facade modifications
10 -23 -12 Catalina Center 1775 N. Congress Avenue building column modifications
10 -29 -12 Seabourn Cove - Phase I 3501 S. Federal Hwy. additional parking
10 -31 -12 Stop & Go Convenience Store 1455 W. Boynton Beach Blvd handicap parking modifications
11 -06 -12 Barrington Terrace 1425 S. Congress Avenue awning
11 -07 -12 St. John Baptist Church 900 N. Seacrest Blvd. awnings
11 -08 -12 Wellesley at the Meadows 100 Meadows Blvd. concrete slab
11 -08 -12 Home Depot Expo Building 1500 SW 8` Avenue facade modifications
11 -20 -12 Leisureville 1007 Ocean Drive bocce ball courts
11 -21 -12 2406 S. Seacrest 2406 S. Seacrest parking expansion
11 -21 -12 Colonial Center 1200 S. Federal Hwy. monument sign
11 -27 -12 Seabourn Cove — Phase I 3501 S. Federal Hwy. awnings
12 -12 -12 109 E. Boynton Beach Blvd 109 E. Boynton Beach Blvd handicap parking modifications
12 -19 -12 Kwik Stop Convenience Store 524 E. Gateway Blvd. smoker unit & fence
12 -27 -12 Vistabella - Renaissance Commons 1313 Valencia Avenue sales trailer /parking/landscape
01 -08 -13 The Preserve 1866 NE 4 Street laundry room door
01 -22 -13 Sunshine Square - Bldg A 1729 S. Federal Hwy. site modifications
01 -22 -13 Seabourn Cove — Phase II 3339 S. Federal Hwy. site & building modifications
01 -28 -13 Manatee Bay 1632 N. Federal Hwy. parking modifications
01 -29 -13 Bethesda Tabernacle 2923 S. Federal Hwy. site & building modifications
01 -30 -13 Buca di Beppo @ Mall 801 N. Congress Avenue facade & paint modifications