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Agenda 10-27-20
CITY OF BOYNTON BEACH 4 PLANNING AND DEVELOPMENT BOARD MEETING AGENDA DATE: Tuesday, October 27, 2020 TIME: 6:30 PM PLACE: Zoom online meeting IMPORTANT NOTICE: This public hearing will be conducted using means of communication media technology. If you wish to join the meeting using a computer or smart phone you only need to register prior to noon on October 27th. Register by sending an e-mail to pz ail o bbfl.us, indicating whether you desire to speak on an item (indicate which item(s)), or if you only plan to listen to and/or view the meeting provide your name and phone number so you may be contacted if needed. The agenda, electronic link for the meeting and access instructions will be available at the City's web site within two days of the meeting. If you cannot join the meeting, written comments can be e-mailed to the above e-mail address which will be read into the record by City staff. 1. Pledge of Allegiance 2. Roll Call 3. Agenda Approval 4. Approval of Minutes 4.A. Approve board minutes from the 09/22/2020 Planning & Development Board meeting. 5. Communications and Announcements: Report from Staff 6. Old Business 7. New Business 7.A. Approve Wells Landing North Future Land Use Map Amendment from Local Retail Commercial (LRC) and Medium Density Residential (MEDR) to Mixed Use Low(MXL), and Rezoning from C- 2, Neighborhood Commercial and R-2, Single-and Two-Family Residential to MU-1, Mixed-Use 1, with a master plan for 24 multi-family units and 8,530 square feet of commercial. Applicant: Elisabeth Roque/ Wells Landing Apartments LLC 7.B. Approve Wells Landing North (NWSP 20-004) for a mixed-use development consisting of a three (3)-story building with 24 affordable housing dwelling units, 8,530 square feet of commercial space, associated parking and related site improvements on a 1.23-acre site. Applicant: Elizabeth Roque, Wells Landing Apartments LLC. 7.C. 1) Request for abandonment of a portion of the unimproved 30 foot wide right-of-way of NE 1st Street running north and south from NE 11th Avenue south approximately 150 feet (ABAN 21- 002); and 2) Request for abandonment of a portion of an unimproved five (5) foot wide alley running east to west from Seacrest Boulevard east to approximately 436.5 feet(ABAN 21-001). 7.D. Approve Wells Landing South (NWSP 20-005) New Site Plan for a multi-family residential development consisting of two (2), four-story buildings with a total of 100 affordable housing dwelling units, associated parking and related site improvements on a 2.69-acre site. Applicant: Elizabeth Roque, Wells Landing Apartments LLC Page 1 of 114 7.E. Approval of abandonment request to vacate a portion of the SW 6th Street right-of-way (ABAN 20-010) consisting of a portion of the unimproved swale abutting the east lot line of the subject property located at 704 SW 25th Avenue. Applicant: Zachary Schaffer 7.F. Approve amending the LAND DEVELOPMENT REGULATIONS, Chapter 3. Zoning, Article III. Zoning Districts and Overlays, Section 8.E. Downtown Transit-Oriented Development District (DTODD) Overlay, to add a density provision in support of workforce housing in MU-2, MU-3, MU-4 and MU-C zoning districts. Applicant: City-initiated 8. Other 9. Comments by members 10. Adjournment The Board 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 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 forty-eight (48) hours prior to the program or activity in order for the city to reasonably accommodate your request. Page 2 of 114 4.4.A. Approval of Minutes 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve board minutes from the 09/22/2020 Planning & Development Board meeting. EXPLANATION OF REQUEST: HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? FISCAL IMPACT: ALTERNATIVES: STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: CLIMATE ACTION APPLICATION: Is this a grant? Grant Amount: ATTACHMENTS: Type Description D Minutes 09-22-20 Minutes Page 3 of 114 DRAFT MINUTES a PLANNING AND DEVELOPMENT BOARD ZOOM ONLINE MEETING 100 E. OCEAN AVENUE, BOYNTON BEACH, FLORIDA TUESDAY, SEPTEMBER 22, 2020, 6:30 P.M. PRESENT: STAFF: Dr. James DeVoursney, Chair Ed Breese, Principal & Zoning Administrator Trevor Rosecrans, Vice Chair Mike Rumpf, Director of Development Darren Allen Danielle Schwabe, City Attorney Butch Buoni James Cherof, Assistant City Attorney Tim Litsch Hanna Matras, Planner Susan Oyer Amanda Radigan, Planner II Chris Simon Lisa Tayar, Prototype, Inc. Jay Sobel, Alternate Lyman Phillips, Alternate GUESTS: Evan Vlaeminck, GCI Acquisitions Brian Seymour, Counsel, GCI Mark Rickards, Certified Planner, Kimley-Horn Joshua Horning, Project Manager, Kimley-Horn Adam Kerr, Traffic Engineer, Kimley-Horn Keith Spina and Joe Gomes, Spina O'Rourke Architects Chair DeVoursney called the meeting to order at 6:32 p.m. 1. Pledge of Allegiance 2. Roll Call Roll was called and it was determined a quorum was present. 3. Agenda Approval Motion made by Ms. Oyer, seconded by Mr. Litsch, to approve the agenda. In a voice vote, the agenda was unanimously approved (7-0). 4. Approval of Minutes —August 25, 2020 Motion made by Mr. Litsch, seconded by Mr. Buoni, to approve the August 25, 2020, minutes. In a voice vote, the minutes were unanimously approved (7-0). Page 4 of 114 Meeting Minutes Planning and Development Board Page 2 September 22, 2020 5. Communications and Announcements: Report from Staff Mr. Breese gave an update on the items from the August Commission meeting: The Exotic Motor Works Conditional Use Request was approved by the City Commission. The Cantanzaro Land Use and Rezoning was approved on first reading and is scheduled for next City Commission meeting for second reading. 6. Old Business —None 7. New Business Then following three items will be heard as one with motions taken at the end of the presentation. 7.A. Approve Legacy at Boynton Beach(REZN 20-001)rezoning subject property from CBD (Central Business District)to MU-C(Mixed-Use Core)with a master plan for 274 multi-family residential units and 13,873 square feet of retail, located at the northeast corner of SE 2nd Avenue and Federal Highway. Applicant: Evan Vlaeminck of GCI Acquisitions LLC. 7.B. Approve Legacy at Boynton Beach (ABAN 20-009) abandoning a portion of the improved 45 foot wide right-of-way of SE 1 st Avenue running east from Federal Highway for a distance of approximately 175 feet. Applicant: Evan Vlaeminck of GCI Acquisitions LLC. 7.C. Approval of Legacy at Boynton Beach (NWSP 20-003) new site plan application for a mixed-use development consisting of an eight (8)-story building with 274 dwelling units, 12,422 square feet of commercial space, and associated recreational amenities and parking on a 2.76 acre site. Applicant: Evan Vlaeminck, GCI Acquisitions LLC. Before the presentation got underway, applicant's counsel, Bryan Seymour, swore in all consultants and those wishing to speak in this quasi-judicial proceeding. Applicant Evan Vlaeminck, GCI Residential, LLC, gave a brief company history, stressing that this developer holds its properties after development rather than flipping them as many developers do. Mark Rickards, Kimley-Horn, gave the PowerPoint presentation for the tentatively titled Legacy Boynton Beach development. Highlights included: • Downtown Vision and Master Plan, published 2009 • Creation of transit-oriented development district; focus on cultural and civic campus; rebranding of Ocean Avenue as The Avenue of the Arts. • Rectangular area of focus creating synergy of options for pedestrian presence to support local retail. Page 5 of 114 Meeting Minutes Planning and Development Board Page 3 September 22, 2020 • Community Redevelopment Plan updated, including subject property within the Downtown District. • Aerial of subject property; future land use map changes; Mixed Use High land use category corresponds to Mixed Use Core. • Showing 20 year plan development. • Context of framing the project. • Roadway parameters of project. • Primary entry is off of SE 2nd Avenue; self-contained garage with 510 spaces. • Not asking for variances or waivers; wrapped the garage on ground floor with just over 12,000 square feet of commercial space. • Amenity area abuts SE 2nd Avenue, an important design feature; elevations shown from different directions. • Opportunity on north side of the building for some outdoor seating with a restaurant user. • Aerial view of proposed buildings in context with existing buildings. Three requests from this Board: • Rezoning from the Central Business District to Mixed Use Core; request is consistent with existing land use of Mixed Use High. • Abandonment of a portion of SE 1st Avenue at Federal Highway. • Major site plan package which includes 274 units and 12,422 square feet of commercial users on ground floor. Criteria for this Board regarding the rezoning aspect: • Mixed Use Core is the appropriate zoning designation for the land use category that exists. • Abandonment criteria shows three-point turnaround for firetrucks on SE I",- drainage/utility s;drainage/utility impacts with no interruption of service. • Pedestrian improvements: street trees, 10 foot sidewalk, 8 foot sidewalk in some areas, frontage on Federal will be 18 feet, parking area building access, breezeway connection to front of house. • Portion of garage visible from SE 1st Avenue, features frame system with vines; condition to work with Staff on this before taking to City Commission. • Taking care that 100% of parking will be internal to project, including residential, guests, and customers; no variances or waivers needed, parking self-contained. • A 15-foot buffer on the east side did not make it to the packet; the condition is to add a wall to that buffer on the east side transition to the condominium. Chair DeVoursney opened the floor to public comment. • Phil Garfinkle, Anchors Away Travel, 112 North Federal, stated their business location will have to change based on this project. However, he has spoken with attorneys and developer and is supportive of the project and that it will ultimately be good for their business and the community at large. • Tony&Michael Mauro, own property at 618 East Ocean, spoke in favor of the project. Concerns for jumping over SE 1st, changes the way the block works, Page 6 of 114 Meeting Minutes Planning and Development Board Page 4 September 22, 2020 critical to their business, affects their tenants' access. Thinks it odd that not much time was spent on the north elevation; higher buildings affect surrounding buildings. The SE I" Avenue issue is their main objection to an otherwise great project. Chair DeVoursney asked how someone traveling westbound towards Federal Highway would get to the Mauro property; Mr. Mauro described the traffic patterns;the proposed traffic would change the flow, dynamics, and use. However, Mr. Mauro generally approved the building proposal, but abandoning SE 1st negatively impacts businesses on his block. Ms. Oyer asked what businesses were on the Mauro property;Mr. Mauro said there is a salon and paint company. • Christine De Haseth, Florida Coalition 4 Preservation, feels the project is not ready for consideration or approval and should be postponed. Cited 38 conditions of approval not met for minimum compliance with LDR and codes. Feels the Board's obligation is to consider the long range, overall growth and development of the area and not review each project in a vacuum. o No need to rush a decision in summer when residents are away; o Pandemic suppresses public dialog; o Update from 2009 Master Plan for four corners of busy intersection? o Has a neighborhood workshop been considered? o Analysis of total development at maximum density? Results may shock and cripple the area. o Coastal Link commuter service station(basis for 25% density bonus)? Why higher density to service the station? o What impact would be on emergency response vehicles due to increased traffic at intersection? o Inadequate parking will exacerbate traffic flow. o Not compatible with nearby properties. Requesting that the Board take their time; consider long range impact of project; require more stringent LEED standards; do not accept inadequate parking of location at Two Georges; make sure ingress/egress support sustainable traffic pattern; do not improve changes resulting in increased density. • Virginia Foot, Residents of Coastal Towers, stated concern for traffic. SE 1st is the entrance to their community and reasons for opposition were given for closing it off, increased traffic would require at least a light on Ocean Avenue. Also concerned about trash containers. Their Board requests that this decision should be held up during the off season until there can be more participation from locals. Ms. Oyer asked if there is a way to contact the 50% of residents gone off-season; Ms. Foot said it is not feasible for their population, even the Canadians who may not be able to enter the US this fall, most of the Board is currently out of town. The Page 7 of 114 Meeting Minutes Planning and Development Board Page 5 September 22, 2020 notice for this meeting was first seen in the paper and the mailed notice was late, arriving only a week before the meeting. Forwarded mail would never have been received in time. • Robert Nebb, owner 640 East Ocean Avenue a.k.a. Ocean Plaza shopping center, stated a problem with closing SE I" Avenue; all deliveries by large trucks enter through I" Avenue, as well as garbage trucks. Sterling Village and Coastal Towers elderly residents rely on ambulance services on SE I" Avenue. Ocean Avenue regularly goes under water with only access from I"Avenue. This affects not just the shopping center but all the Mom & Pops along Ocean Avenue. No problem with the project as long as it stays south of 1st Avenue if they eliminate 1st Avenue, perhaps with a pass-through instead. Ms. Oyer asked when notification was received; Mr. Nebb said last week, usually notice is received and posted several months in advance. Mr. Allen asked the Applicant if there would still be an alternative access for SE 6th south to SE 2nd, and if heading west there would be the alternative of turning onto Ocean Boulevard. Mr. Vlaeminck said yes to both. • Michael Wilson, 1224 Isle Court, asked to confirm if the current MUH rezoning request is capped at 80 units, but this project generates 98 units. The only way around that would be workforce housing adding 25%. How many united will be workforce housing. Second concern is to discuss the 20 parking spaces allowed for Two Georges. Comments are that the density is higher than desired and echoing the other comments on ways to keep SE 1st Avenue open. Chair DeVoursney closed the floor to public comment. Mr. Seymour asked for an opportunity to respond to comments. One legal issue was that notice was entirely proper,the property was posted,the advertisements made, and mailings sent to addresses as tax bills, trim notices sent in August; no late notices, all legal requirements were met. Waiting until January when people return from out of town is not something they could do; the developers believe this is consistent with the vision of the City Commission and CRA plan as adopted. Mr. Rickards and Mr. Kerr gave additional information on traffic and parking requirements being met, but more specifically on the SE I" Avenue issues, access, and traffic patterns (see diagram). Access is focused on Federal Highway; reduced 6th Street and 2nd Avenue access. Mr. Seymour concluded that the team is happy to continue discussion approaching City Commission; all issues were dealt with in detail, Staff comments were reviewed with some minor items to tweak. Mr. Vlaeminck thanked those attended in the neighborhood meeting the week previous and who participated at this meeting. Page 8 of 114 Meeting Minutes Planning and Development Board Page 6 September 22, 2020 Board Comments: Mr. Buoni was surprised and disappointed that the project is being done so quickly. Of particular concern were the traffic proposals considering that there is currently a$1 million renovation to the traffic flow affecting Sterling Village, among others. Also, the notification process to 840 units within 500 feet of the project during the Covid situation was done much too quickly. Finally, concerned about density — 80 is preferred over 98; DTOD plans are known, but is so far in the future no discussion is currently going on. Ms. Oyer apologized to Mr. Seymour for statement misunderstandings; also disclosure than her brother had previously worked for Dunn Street and is not considered a conflict. Ms. Oyer had several questions: • 7.A. discrepancy in retail square footage. Ms. Radigan noted the correct number is 12,422 square feet. • Will gray and black be used on flat rooftop pieces versus white or reflective color? Mr. Spina answered the roof will be white TPO, but the window frames will be black. • Location of four (4) car chargers? Mr. Gomes noted they are in the first level of parking in the garage; suggested some will be for public, others for residents. Ms. Radigan notes this is a condition of approval regarding location. More chargers can be added to accommodate future needs. • Why are there 20 parking spaces at Two Georges? Mr. Vlaeminck said Two Georges owns one of the lots that fronts the parking lot and this is a function of the purchase of the lot to provide 20 spots. Ms. Radigan added that this was part of the approval for Two Georges to meet their parking requirement. • Regarding the double height first floor, are the corners double height on the top floor? Mr. Spina said this helps hide the garage wrap-around; corner units have higher ceiling heights architecturally. • Noting 100 trees, 57 shade, 43 palms; Boynton Beach is looking to get rid of palm trees, so should consider putting in regular shad trees to combat global warming. • Comments on the flooding concerns on Ocean Boulevard. • Art Feature, mural and/or fountain? Mr. Vlaeminck said The Art in Public Places portion of the project is still in progress. Comments followed regarding kinetic art and other desirable features of public art. • Comments on height compatibility and density;also that the City doesn't need more apartments but rather purchased homes/condos. Mr. Simon had several points to discuss: • Concerns about abandonment of 1st Avenue, specifically where longer trucks with trailers are entering and having to turn around. Mr. Horning said such trucks would need to back out the way they came in; in other words, Mr. Simon said, a second person on the truck would be needed to help flag or handle traffic; however traffic on 6th will increase if 1st Avenue is abandoned. Page 9 of 114 Meeting Minutes Planning and Development Board Page 7 September 22, 2020 • Not enough room for a three-point turn. Mr. Horning said they are working with the City on just this concept, these larger trucks will be able to make a three-point turn; an access driveway would be provided. Further particulars were discussed. • Is there a way for this project to eliminate the 1st Avenue abandonment, keep retail a separate building on the north plot(strictly commercial with some units above). Or could there be a way into the parking area to create a pass-through. Mr. Vlaeminck doesn't understand the question but would be happy to speak off-line to discuss at length. But leaving 1st Avenue as is and having traffic flow under the building is not part of the proposal. • Image on 2009 Master Plan, not knowing what will be on properties to north of intersections, is 8 feet sufficient for active area; is City considering increasing. Ms. Radigan said the Code reads 8 feet, but is in coordination with a 10 feet sidewalk and another 2.5 feet for a canopy tree allowance; in theory could be a surplus for overflow. Perhaps there could be a grade change; current scheme is to maximize the sidewalk. Additional alternatives were discussed, including effects on retail spaces. • Additional points such as retail units, commercial amenities, signage, traffic patterns, ceiling heights, utility costs, charging stations, parking spaces, and more were discussed with Staff and developers. • Ample green space concepts and providing a decent tree canopy (species of oaks) were discussed with Ms. Radigan, citing most recent updates to Code in 2016 as absorbed into the current CRA Plan. Mr. Simon asked to go on record that the City should reconsider increasing and providing a decent amount of greenspace within this and other zoning districts which is being overlooked. Mr. Breese stated that the powerlines are being buried around the site so there are no issues with trees. Also clarified about EV charging stations, the four more are being provided than what is required by Code (i.e., 4 + 1 per 50 units = 10). Mr. Litsch had little to add: Conditions of approval were significantly more than would normally be seen at this stage of the process, which makes it look like the project is being pushed through too quickly. Also voiced disapproval of the closure of 1st Avenue. Final comment: eight stories are not needed to park more cars. Mr. Allen had no additional questions. Mr. Rosecrans stated it was a nice looking project;however, echoing other Board members, it feels rushed; conditions of approval are too numerous; agrees that density is too high. Pervious versus impervious, Mr. Rosecrans would like to see more interest given to this item. Questions included: • Workforce housing as a credit or pay-in-lieu-of. Mr. Vlaeminck said in-lieu of is the method being contemplated. Mr. Rosecrans said that a requirement per LDR is that the site plan contain the workforce housing units, labeled, and tabulated as part of the presentation. Page 10 of 114 Meeting Minutes Planning and Development Board Page 8 September 22, 2020 • Regarding traffic trips, Levels of Service C and D, will this impede development further, pushing it to an F? Mr. Kerr said that future development would need to do the same analysis. The threshold is low and there is still room at both intersections for future growth. The traffic study was prepared, submitted, and approved by Palm Beach County and by City Staff as well. Mr. Kerr met with FDOT (Federal Highway jurisdiction) and signals were not requested due to low traffic volumes. • Regarding site drainage containment, is it sufficient with the exfiltration trench,no retention pond needed? Mr. Horning said the City has a master system for discharge after pretreating stormwater. There is a fee in-lieu for that, so other options are being considered, including onsite drainage wells (not fully vetted yet). Storm water vaults would be considered last due to lack of viable space. As to the impact of King Tides on tying into the City system, Mr. Horning said it would have impact and that the systems are monitored and would need consultation regarding peak time capacity. Chair DeVoursney stated he lives off of Federal Highway and noted there are no right- hand turning lanes on Federal Highway on any of the east/west streets; it is maddening waiting for traffic to pass to make right-hand turns. A brief discussion of navigating traffic patterns followed. Biggest issue was reaching for higher density to bring in workforce housing into the market to accommodate City workers. Ms. Oyer attempted a motion to table all three proposals until developers can come back with all information and all neighbors being impacted have a chance to present their sides. Mr. Cherof stated this Board cannot table a matter; only the City Commission can do so; therefore, such a motion is out of order. Motion made by Ms. Oyer, seconded by Mr. Simon, to approve Legacy at Boynton Beach(REZN 20-001) rezoning subject property from CBD (Central Business District) to MU-C (Mixed-Use Core) with a master plan for 274 multi-family residential units and 12,422 square feet of retail, located at the northeast corner of SE 2nd Avenue and Federal Highway. In a roll call vote, the motion failed (3-4), with Mr. Rosecrans, Mr. Litsch, and Mr. Allen assenting; Mr. Buoni, Mr. Simon, Ms. Oyer, and Chair DeVoursney dissenting. Motion made by Ms. Oyer, seconded by Mr. Litsch,to approve Legacy at Boynton Beach(ABAN 20-009)abandoning a portion of the improved 45 foot wide right-of-way of SE 1 st Avenue running east from Federal Highway for a distance of approximately 175 feet. In a roll call vote,the motion failed (1-6), with Mr. Allen assenting; Mr. Rosecrans, Mr. Litsch, Mr. Buoni, Mr. Simon, Ms. Oyer, and Chair DeVoursney dissenting. Motion made by Ms. Oyer, seconded by Mr. Litsch,to approve Legacy at Boynton Beach(NWSP 20-003) new site plan application for a mixed-use development consisting of an eight (8)-story building with 274 dwelling units, 12,422 square feet of commercial space, and associated recreational amenities and parking on a 2.76 acre site. In a roll call vote, the motion failed (1-6), Page 11 of 114 Meeting Minutes Planning and Development Board Page 9 September 22, 2020 with Mr. Allen assenting; Mr. Rosecrans, Mr. Litsch, Mr. Buoni, Mr. Simon, Ms. Oyer, and Chair DeVoursney dissenting. Mr. Simon affirmed that this Board is in an advisory capacity, the City Commission has the final say; however, everyone is encouraged to present their stance to the City Commission. 8. Other—None 9. Comments by Members Ms. Oyer reminded everyone that the deadline to complete the census is September 30; only 69% have responded and everyone is encouraged to do the census to keep funding coming to City's programs and services. 10. Adjournment Motion to adjourn was duly made and seconded. The meeting was adjourned at 9:01 p.m. Attachments: PowerPoint Presentation for Legacy at Boynton Beach [Minutes prepared by M. Moore,Prototype,Inc.] Page 12 of 114 7.7.A. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve Wells Landing North Future Land Use Map Amendment from Local Retail Commercial (LRC) and Medium Density Residential (MEDR) to Mixed Use Low (MXL), and Rezoning from C-2, Neighborhood Commercial and R-2, Single-and Two-Family Residential to MU-1, Mixed-Use 1, with a master plan for 24 multi-family units and 8,530 square feet of commercial. Applicant: Elisabeth Roque/ Wells Landing Apartments LLC EXPLANATION OF REQUEST: The proposed Future Land Use (FLU) amendment and rezoning will support the 1.23-acre north part of the Wells Landing mixed-use project. The properties assembled for the south part of the project have already been reclasified to the the CRA Plan's recommended Mixed-Use Medium (MXM) future land use and rezoned to MU-2, Mixed-Use 2 zoning district. The project will be developed with the use of the Low-I ncome Housing Tax Credit (LI HTC) financing tool. The program provides nonprofit and for-profit developers with a dollar-for-dollar reduction in federal tax liability in exchange for the development of affordable rental housing. Both affordable housing and commercial uses are in short supply in the Heart of Boynton (HOB) District, which has been an area of disinvestment for decades. In recent years, efforts mounted by the CRA and the City, in partnership with local non-profits, resulted in development of single-family homes in several locations. These efforts continue, but there is also a need— recognized by the CRA Plan—for development of quality affordable multi-family rental housing. While the Plan endorses preservation of the single-family neighborhoods west of Seacrest Boulevard, it recommends significant reclassifications to mixed uses and higher residential densities for the lands east of the corridor. The south side of the Martin Luther King (MILK) Jr. Boulevard is one of the three areas recommended for and already under a high intensity MXM future land use category. The subject site—along with the remainder of the two-block area extending to NE 11th Avenue—was envisaged by the Plan to become a Seacrest Boulevard-fronting, commercial hub for the District under the Local Retail Commercial future land use, which does not allow residential uses. However, it became increasingly clear that limiting the land uses in this area to commercial is unlikely to be supported by the market. The proposed reclassification to the mixed- use future land use and zoning will address this issue. The developer is requesting to amend the site's future land use from the existing Local Retail Commercial and Medium Density Residential classifications to Mixed Use Low (MXL), and to rezone the site from C-2 Neighborhood Commercial and R-2, Single-and Two-Family Residential to MU-1, Mixed Use 1. The project will include 24 multi-family units and 8,530 square feet of commercial space. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? No direct effects on programs or services FISCAL IMPACT: Future increase in property tax revenue ALTERNATIVES: None recommended Page 13 of 114 STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: Subject project contributes to the redevelopment of the H.O.B. area and therefore furthers Strategic Plan Project 2.5 which is implementation of the Community Redevelopment Agency Plan. CLIMATE ACTION: CLIMATE ACTION DISCUSSION: Is this a grant? Grant Amount: ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map ExhibitA. Location Map D Location Map Exhibit B1. Current FLU D Location Map Exhibit B2. Proposed FLU D Location Map Exhibit CIL Existing Zoning D Location Map Exhibit C2. Proposed Zoning D Location Map Exhibit D. CRA Plan recommendation Page 14 of 114 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 20-022 STAFF REPORT TO: Chair and Members Planning and Development Board THRU: Ed Breese Planning and Zoning Administrator FROM: Hanna Matras, Senior Planner DATE: October 15, 2020 PROJECT: Wells Landing North LUAR 20-004 REQUEST: Approve Wells Landing North Future Land Use Map Amendment from Local Retail Commercial (LRC) and Medium Density Residential (MEDR) to Mixed Use Low (MXL), and Rezoning from C-2, Neighborhood Commercial and R-2, Single-and Two-Family Residential to MU-1, Mixed-Use 1, with a master plan for 24 multi- family units and 8,530 square feet of commercial. PROJECT DESCRIPTION Property Owner: Wells Landing Apartments LLC Applicant: Elisabeth Roque/Wells Landing Apartments LLC Agent: Brian Herbert/ Gallo Herbert Architects Location: North side of E Martin Luther King Jr. Blvd, approximately 150 feet from the corner of E Martin Luther King Jr. Blvd and N Seacrest Blvd, extending north to the corner of NE 1St Street and NE 11 t" Avenue. Existing Land Use/ Zoning: Local Retail Commercial (LRC) and Medium Density Residential (MEDR) / C-2, Neighborhood Commercial and R-2, Single-and Two-Family Residential Proposed Land Use/ Mixed-Use Low (MXL)/MU-1, Mixed-Use 1 Zoning: Page 15 of 114 Page 2 Wells Landing North LUAR 20-004 Proposed Use: Mixed-use project with 24 multi-family units and approximately 8,530 square feet of commercial Acreage: 1.232 acres Adjacent Uses: North: Developed single-family homes and a vacant parcel, classified Medium Density Residential (MEDR) and zoned R- 2, Single-and Two-Family; north of the northeast part of the site, right-of-way of NE 11th Avenue and farther north, developed single-family homes, classified Medium Density Residential (MEDR) and zoned R-2, Single-and Two-Family; South: Right-of-way of E Martin Luther King Jr. Blvd, farther south Wells Landing South site, clasified Mixed-Use Medium (MXM) and zoned MU-2, Mixed-Use 2; East: On the southeast, vacant parcel classified Local Retail Commercial (LRC) and zoned C-2; on the northeast, right-of- way of NE 1St Street and farther east, Bride of Christ Tabernacle Church, classified Medium Density Residential (MEDR) and zoned R-2, Single-and Two-Family; West: On the southwest, developed property (church) and then two vacant pproperties, all classified Local Retail Commercial (LRC) and zoned C-2, Neighborhood Commercial; farther west, right-of-way for N. Seacrest Blvd. BACKGROUND The proposed Future Land Use (FLU) amendment and rezoning will support the 1.23- acre north part of the Wells Landing mixed-use project. The properties assembled for the south part of the project have already been reclasified to the the CRA Plan's recommended Mixed-Use Medium (MXM) future land use and rezoned to the corresponding MU-2, Mixed-Use 2 district. While the CRA Plan (the Plan) endorses preservation of the single-family neighborhoods west of Seacrest Blvd, its vision for the lands east of Seacrest Blvd involves significant reclassifications to mixed uses and higher residential densities. The south side of the Martin Luther King (MLK) Jr. Boulevard is one of the three areas recommended for and already under a high intensity MXM future land use category. Importantly, the Plan emphasises redevelopment of the Boulevard into a key commercial area for the Heart of Boynton (HOB) District. The MLK Jr. Boulevard Overlay implements this vision, requiring commercial uses on the street frontage. 2 Page 16 of 114 Page 3 Wells Landing North LUAR 20-004 The site subject to the proposed reclassification —along with the remainder of the two- block area extending to NE 11th Avenue—was envisaged by the Plan to become a Seacrest Boulevard-fronting, commercial hub for the District under the Local Retail Commercial FLU, which does not allow residential uses. However, it became increasingly clear that the market will not entirely support the Plan's vision. To accommodate a mixed-use project with a residential component of 24 multi-family units and 8,530 square feet of commercial space, the developer is requesting to amend the site's future land use from the existing Local Retail Commercial and Medium Density Residential to Mixed Use Low (MXL), and to rezone the site from C-2 Neighborhood Commercial and R-2, Single-and Two-Family Residential to MU-1, Mixed Use 1. 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 2.13 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 requested Future Land Use Map (FLUM) amendment and rezoning will support a part of a mixed-use project to be developed with the use of Low-Income Housing Tax Credit (LIHTC) financing mechanism. The program provides nonprofit and for-profit developers with a dollar-for-dollar reduction in federal tax liability in exchange for the development of affordable rental housing. Both affordable housing and commercial uses are in short supply in the Heart of Boynton (HOB) District, which has been an area of disinvestment for decades. In recent years, efforts mounted by the CRA and the City, in partnership with local non-profits, resulted in development of single-family homes in several locations. These efforts continue, but there is a need—recognized by the CRA Plan—for development of quality affordable multi-family rental housing in the HOB District. The subsidy provided through the LIHRC will allow a second such development (after Ocean Breeze East) to be built. The project will also include 8,530 square feet of commercial space. b. Consistency. Whether the proposed Future 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. 3 Page 17 of 114 Page 4 Wells Landing North LUAR 20-004 The proposed FLUM amendment and rezoning is generally consistent with the vision for the HOB District embedded in the the CRA Plan. However, as noted in the BACKGROUND section of this report, it is not consistent with the specifc future land use recommendation for lands assembled for the northern part of the Wells Landing development. This recommendation calls for Local Retail Commercial FLU for a two- block, 3.3 acre area between Martin Luther King Blvd and NE 11th Avenue, extending east to NE 1St Street and beyond (see Exhibit D). Note that the Local Retail Commercial classification does not allow residential uses; it is highly unlikely that the market would support commercial-only redevelopment of this area as recommended. The proposed use includes 8,530 feet of commercial space. Moreover, the amendment leaves three parcels fronting Martin Luther King Blvd west of the subject site under the LRC and C-2 designations, inviting a commercial node at the intersection of Martin Luther King, Jr. Boulevard and Seacrest Boulevard. The combined residential densities of the north and south parts of the project will likely generate enough demand to support the future node as well as commercial uses housed within the project. Finally, it should also be noted that—except for one property adjacent to the project and facing Martin Luther King, Jr. Boulevard—the CRA Plan recommends Mixed-Use Low classification for lands lying to the east of the subject site, between Martin Luther King Blvd and NE 11th Avenue. The proposed rezoning would therefore be consistent with the future redevelopment of the nearby areas. 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. See responses to criteria "a" and "b". The proposed rezoning would result "in more desirable and sustainable growth for the community". There is a need—recognized by the CRA Plan—for development of quality affordable multi-family rental housing in the HOB District. The Plan endorses preservation of the single-famiy neighborhoods west of N. Seacrest Blvd, while recommending reclassifications to mixed uses and higher densities for a significant share of areas east of the Boulevard. In these areas, the land use patterns will undergo gradual change. Consistent with the Plan (except for the commercial node fronting Seacrest Blvd), the block between Martin Luther King, Jr. Boulevard and NE 9th Avenue was already reclassified to Mixed-Use Medium and rezoned to MU-2 district, allowing densities up to 40 du/acre (50 du/acre with a density bonus). South of NE 7th Avenue, the construction of the Ocean Breeze East project has recently been completed. Although the proposed MXL future land use category allows for a lesser intensity, it is 4 Page 18 of 114 Page 5 Wells Landing North LUAR 20-004 already related to adjacent and nearby classifications in that it will support a mixed-use project with a sustainable design recommended by the Plan. Also, as already noted earlier in this report, lands east of the subject site will eventually carry the same classification. 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 proposed amendment/rezoning constitutes a significant contribution to sustainable, high density redevelopment integrating residential and commercial uses in the HOB District. The project would follow the recommendations of the CRA Plan, which consistently incorporates sustainability features in all aspects of redevelopment, including intensity, urban design and connectivity. The Palm Tran bus route along Seacrest Blvd would ensure access to public transportation. The City's Sustainable Development Standards ordinance requires all projects to incorporate specific required design features (i.e., white roof, warm outdoor lighting, butterfly attracting landscape material, and electric vehicle charging stations). Beyond that, new developments must meet a specified point total by selecting a number of design options across five categories. The point requirements are tiered based on size and type of development. For review of the project's sustainable design features, see the corresponding master plan/site plan staff report. 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. Water and Sewer. Long-term capacity availability for potable water and sewer for the subject request has been confirmed by the Utilities Department. Solid Waste. The Palm Beach County Solid Waste Authority determined that sufficient disposal capacity will be available at the existing landfill through approximately the year 2046. Drainage. Drainage will be reviewed in detail as part of the site plan, land development, and building permit review processes. Traffic. The property is under the Coastal Residential exception; it is also located within the Traffic Concurrency Exemption Area (TCEA) and therefore exempted from the concurrency requirements of the Palm Beach County Traffic Performance Standards Ordinance. The applicant submitted the traffic study with information required for projects in TCEA-designated areas including trip generation, assignment throughout the Test 1 Radius of Development Influence and traffic at the site access. 5 Page 19 of 114 Page 6 Wells Landing North LUAR 20-004 Schools. The School Capacity Availability Determination application has been submitted to the School District of Palm Beach County. f. Compatibility. The application shall consider the following factors to determine compatibility.- (1) ompatibility.(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 (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. See the responses to criteria "a", "b" and "c". The proposed FLUM and rezoning support the northern part of Wells Landing project. The properties assembled for the southern part of the project already have the mixed-use classification of MXM (Mixed-Use Medium) and a corresponding MU-2, Mixed-Use 2 zoning. As noted earlier in this report, the CRA Plan recommends Mixed-Use Low classification for lands lying to the east of the subject site, between Martin Luther King Blvd and NE 11th Avenue. The proposed rezoning would therefore be consistent with the future redevelopment of the nearby areas. The CRA Plan envisages mixed uses and higher densities for a significant share of HOB District east of the Seacrest Boulevard. The master plan includes features designed to mitigate the negative impacts of the project's height and scale on the adjacent low-rise residential properties (see the corresponding staff report for details). The proposed FLUM and rezoning is related to the needs of the neighborhood and the City as a whole. Affordable housing and commercial uses are in short supply in the HOB District, which has long been an area of disinvestment. The CRA Plan recognizes the need for development of quality attainable rental housing; moreover, the combined densities of the north and south parts of the project will generate significant demand for commercial uses within the project and elsewhere in the District. 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) ould.(1) Further implementation of the Economic Development (ED) Program,- (2) rogram,(2) Contribute to the enhancement and diversification of the City's tax base,- (3) ase,(3) Respond to the current market demand or community needs or provide services or retail choices not locally available, 6 Page 20 of 114 Page 7 Wells Landing North LUAR 20-004 (4) Create new employment opportunities for the residents, with pay at or above the county average hourly wage,- (5) age,(5) Represent innovative methods/technologies, especially those promoting sustainability; (6) Be complementary to existing uses, thus fostering synergy effects, and (7) Alleviate blight/economic obsolescence of the subject area. The proposed project would generate economic development benefits for the HOB District through responding to the community needs for affordable housing, jobs and commercial uses (g3 and g4) while furthering the process of blight elimination (g7). It will also contribute to the enhancement of the City tax base (g2). h. 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) onditions.(1) The size, shape, and/or location of the property makes it unsuitable for commercial/industrial development; or (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 (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 request reduces the amount of land available for commercial-only development since it would reclassify most of the subject site currently under the Local Retail Commercial (LRC) FLU category into the Mixed-Use Low (MXL) category. Also, as noted in response to criterion "b", the proposed FLUM amendment and rezoning is not consistent with the CRA Plan's LRC future land use recommendation for the site. However: (i) the proposed use includes 8,530 feet of commercial space; (ii) the amendment leaves three parcels fronting Martin Luther King Blvd east of the subject site under the LRC and C-2 designations, inviting a commercial node at the intersection of Martin Luther King, Jr. Boulevard and Seacrest Boulevard; and (iii) the combined residential densities of the north and south parts of the project will likely generate enough demand to support the future node as well as commercial uses housed within the project. Finally, the proposed FLU amendment and rezoning meets at least four conditions under criterion "g". L Alternative Sites. Whether there are adequate sites elsewhere in the City for the proposed use in zoning districts where such use is already allowed. 7 Page 21 of 114 Page 8 Wells Landing North WAR 20-004 The parcels assembled for both the north and the south sections of the proposed development included CRA-owned properties, which made the project financially feasible. j. 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 111 and the site development standards of Chapter 4. The master plan/ site plan shall comply with the requirements of the MU-1 zoning district. For details, see the corresponding staff report. RECOMMENDATION As indicated herein, staff has reviewed the proposed FLU amendment and rezoning and found it to be consistent with the CRA Plan's vision for redevelopment of the Heart Boynton District District. Therefore, staff recommends that the subject request be approved. s Page 22 of 114 Exhibit A LOCATION MAP zz k , � k r r Martin utherzXn r 1 � 1 ( S 1 S NE 9th /we 0 25 50 100 15 t Exhibit B1 WELLS LANDING NORTH CURRENT FLU 4 t � MEDR 1 m MEDR i Z S ',7 E � t { Martin, uther King � t i =k S �rI Legend MEDIUM DENSITY RESIDENTIAL(MEDR), 11 D.U./Acre LOCAL RETAIL COMMERCIAL (LRC) MIXED USE MEDIUM (MXM), 50 D.U./Acre PUBLIC & PRIVATE GOVERNMENTAL/INSTITUTIONAL (PPGI) ;E 0 25 50 100 15O� t Exhibit B2 WELLS LANDING NORTH PROPOSED FLU 0 ' MEDR �t - _ - - NE1th 1Ave. > 1 m E R MEDR Z Jv Z SATE d F 4 � MXL r " " " , MartinLuther:King Jr� Blvd " Legend MEDIUM DENSITY RESIDENTIAL(MEDR), 11 D.U./Acre LOCAL RETAIL COMMERCIAL (LRC) MIXED USE MEDIUM (MXM), 50 D.U./Acre f MIXED USE LOW (MXL), 20 D.U./Acre PUBLIC & PRIVATE GOVERNMENTAL/INSTITUTIONAL (PPGI) 0 25 50 100 150 Exhibit C1 WELLS LANDING NORTH CURRENT ZONING j. d f f R� 6 } K �1 �K �k5at NEJ11th Ave r m HW21 - N LU d Z '40) C.2 t SITE 4 MartinLuther King Jr�FBlvd S f x Legend Zoning ` , 1 R2 Duplex, 10 du/ac NE 9tN C2 Neighborhood Commercial MU-2 Mixed Use 2, 40 du/ac 0 25 50 100 15O� t Exhibit C2 WELLS LANDING NORTH PROPOSED ZONING r 1 R'"" - - _ - NEJ11th Ave i Z tW - � C 2 SITE �- MartinLuther King JrFBlvd FIs � 'r i ( cm t 4 ,r Legend Zoning R2 Duplex, 10 du/ac E 9th Ave C2 Neighborhood Commercial MU-2 Mixed Use 2, 40 du/ac MU-1 Mixed Use 1, 20 du/ac 0 25 50 100 150 Exhibit D Figure 63: Recommended Land Use for the Heart of Boynton District Y _ t (f a t � Mho § rl W% LEGEND .._-- Recreational(R) 6�w Industrial(p Low Density Residential(LDR)5 dWac Medium Density Residential(MDR)11 dulac High Density Residential(HDR)15 du/ac Special High Density Residential(SHUR)20dW.ac Instituational(PPGI) --- Local Retail Commercial(LRC) General Commercial(GC) =Mixed Use Low(MUL)20 du/ac Mixed Use Medium(MUM)50 du/ac Mixed Use High(MUH)80 du/ac TOD 3 Page 28 of 114 7.7.B. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve Wells Landing North (NW SP 20-004)for a mixed-use development consisting of a three (3)-story building with 24 affordable housing dwelling units, 8,530 square feet of commercial space, associated parking and related site improvements on a 1.23-acre site. Applicant: Elizabeth Roque, Wells Landing Apartments LLC. EXPLANATION OF REQUEST: The proposed Wells Landing development is located within the Martin Luther King Jr. Boulevard Overlay as defined by the CRA Community Redevelopment Plan. The project area totals 1.23 acres and is composed of several undeveloped parcels. The mixed-use building is proposed on the southern portion of the site. The first floor will contain over 8,000 square feet of commercial space, an expanded pedestrian zone, and an urban plaza. The second and third levels of the building will contain 20 one-bedroom apartments and four (4) two-bedroom apartments. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? N/A FISCAL IMPACT: Non-budgeted Additional dwelling units will increase the City's tax base, and provide much needed attainable housing within the Heart of Boynton. ALTERNATIVES: None recommended. STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: Subject project contributes to the redevelopment of the H.O.B. area and therefore furthers Strategic Plan Project 2.5 which is implementation of the Community Redevelopment Agency Plan. CLIMATE ACTION: No CLIMATE ACTION DISCUSSION: N/A Is this a grant? Grant Amount: Page 29 of 114 ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map Exhibit A® Location Map D Drawings Exhibit B ® Project Plans D Conditions of Approval Exhibit C ® Conditions of Approval D Development Order Development Order Page 30 of 114 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 20-024 STAFF REPORT TO: Chair and Members Planning and Development Board THRU: Ed Breese Planning and Zoning Administrator FROM: Amanda B. Radigan, Principal Planner Luis Bencosme, Planner II DATE: October 13, 2020 PROJECT NAME: Wells Landing North (NWSP 20-004) REQUEST: Approval of a New Site Plan Application for a mixed-use development consisting of a three (3)-story building with 24 affordable housing dwelling units, 8,530 square feet of commercial space, associated parking and related site improvements on a 1.23-acre site. PROJECT DESCRIPTION Property Owner: Wells Landing Apartments, LLC Applicant: Elizabeth Roque, Wells Landing Apartments, LLC Agent: Brian Herbert, Gallo Herbert Architects Location: Northeast corner of NE 11th Avenue and NE 1St Street, extending south to Martin Luther King Jr. Boulevard and just east of N. Seacrest Boulevard (see Exhibit "A" — Site Location Map) Existing Land Use: Local Retail Commercial (LRC) & Medium Density Residential (MEDR) Proposed Land Use: MXL (Mixed Use Low) Existing Zoning: Neighborhood Commercial (C-2) & Duplex (R-2) Proposed Zoning: MU-1 (Mixed Use 1) Proposed Use: Mixed use development with 24 affordable housing dwelling units, approximately 8,530 square feet of commercial space, and associated parking and related site improvements. Acreage: 1.23 acres Page 31 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 2 Adjacent Uses: North: Developed single-family and two-two family residential properties, classified Medium Density Residential (MEDR)and zoned R-2 (Duplex); farther north, the right-of-way for NE 11th Avenue; South: Right-of-way for East Martin Luther King Jr. Boulevard; further south developed and undeveloped commercial and mixed-used properties classified Local Retail Commercial (LRC) and Mixed Use-Medium (MXM) and zoned C2 (Neighborhood Commercial) and MU-2 (Mixed- Use 2). East: Developed and undeveloped residential properties classified Medium Density Residential (MEDR) and zoned R2 (Duplex). West: Developed and undeveloped commercial properties classified Local Retail Commercial (LRC) and zoned C2 (Neighborhood Commercial); further west right-of-way for N. Seacrest Boulevard. PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject request were mailed a notice of this request and its respective hearing dates. The applicant certifies that they posted signage and mailed notices in accordance with Ordinance No. 04-007. BACKGROUND Proposal: The proposed Wells Landing development is located within the Martin Luther King Jr. Boulevard Overlay as defined by the CRA Community Redevelopment Plan. The project area totals 1.23 acres and is composed of several undeveloped parcels. The applicant is requesting approval of several concurrent applications associated with the Wells Landing North development (see the respective staff reports). The first application, Land Use Map Amendment and Rezoning (LUAR 20-004), is to revise the existing Future Land Use Classifications of the subject properties from Local Retail Commercial (LRC) and Medium Density Residential (MEDR) to Mixed-Use Low(MXL), as well as rezone the properties from Neighborhood Commercial (C-2) and Duplex (R-2) to Mixed-Use 1 (MU-1). The second application, New Major Site Plan (NWSP 20-004), is for the proposed three (3)-story building consisting of 8,530 square feet of ground floor commercial space along East Martin Luther King Jr. Boulevard, 24 affordable dwelling units comprised of a mix of one-bedroom and two-bedroom apartments, associated site improvements, and amenities. Finally, the applicant is applying for two Abandonments (ABAN 20-001 &20-002), to vacate a five (5) foot alley and the unimproved right-of-way of N E 1 st Street. 2 Page 32 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 3 ANALYSIS Traffic: A traffic study was sent to the Palm Beach County Traffic Division for review. The project is located within the boundaries of the City of Boynton Beach TCEA (Traffic Concurrency Exception Area) and therefore meets the Palm Beach County Traffic Performance Standards. An approval letter from the County is required prior to permit issuance (See Exhibit "C" - Conditions of Approval). The traffic study provided indicates that this project is expected to generate 538 net daily trips, 12 net A.M. peak hour trips and 43 net P.M. peak hour trips. School: The School District of Palm Beach County has confirmed that area schools have adequate capacity to accommodate the potential public-school students who will reside in the proposed dwelling units with their families. An approval letter from the County is required prior to permit issuance (See Exhibit "C" - Conditions of Approval). Utilities: The City's water capacity can meet the projected potable water demand for this project. The applicant has agreed to provide two independent sources of water and a looped portable water main. Sufficient sanitary sewer and wastewater treatment capacity is currently available to serve the project. Additionally, reclaimed water is available. The applicant has agreed to make any necessary improvements to connect and use this resource for irrigation purposes (See Exhibit"C"-Conditions of Approval). The applicant has also agreed to make several upgrades to utility lines in the vicinity of the project as part of the site development, and will remove, cap and plug the sewer laterals that are currently not in service (See Exhibit "C" - Conditions of Approval). Police/Fire: The Police Department has reviewed the site plan to ensure it meets the CPTED (Crime Prevention Through Environmental Design) standards. The review comments have been addressed by the applicant. The Fire Department 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. Drainage: The applicant submitted a preliminary engineering plan with conceptual drainage information for the City's review. The Engineering Division has found the conceptual information to be adequate and is recommending that further review of specific drainage solutions be deferred until time of permit. The Engineering Department is requesting additional information on any historic surface water flows directed to the site, to ensure they are accommodated into the post development design (See Exhibit "C" - Conditions of Approval). 3 Page 33 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 4 Access: The development has two points of ingress/ egress. The main vehicular point of access is located on East Martin Luther King Jr. Boulevard. The secondary point of access is located on NE 11th Avenue.These two points of access are connected by a two-way, 24-foot-wide, drive-isle to ensure safe, adequate and efficient vehicular circulation throughout the site. In addition, the project proposes pedestrian access by providing eight(8)on- street parking spaces along East Martin Luther King Jr. Boulevard. The on- street parking spaces are intended to provide retail users convenient and quick access to the first-floor retail spaces, as well as additional parking for the project. It is also intended to create a safer pedestrian environment by providing a physical barrier between the vehicular traffic and the sidewalk. The walkways around the building are a minimum of five (5)-foot wide and expand to 17 feet to provide access to the building entrances. Also, the building design includes a central urban plaza that improves pedestrian circulation and access to proposed commercial spaces. Parking: Off-street parking forthe MU-1 zoning district requires 1.5 parking spaces for studios and one-bedroom units, and two (2) parking spaces for two (2) or more bedroom units. The project proposes a total of 24 units (20 one- bedroom apartments and four (4) two-bedroom apartments), which would require 38 parking spaces. Additionally, the code requires the provision of guest parking spaces at a rate of 0.15 spaces per unit, which adds another4 parking spaces to the total. The commercial spaces—which is intended for uses related to retail—requires one (1) parking space per 200 square feet of gross floor area,which computes to 43 additional parking spaces. Underthis standard methodology for calculating required off-street parking spaces, a grand total of 85 parking spaces would be required (See Exhibit "C" - Conditions of Approval). The applicant submitted a parking study that recommends a 15% parking reduction based on the parking rates suggested by four nationally recognized publications in the parking industry, the implementation of Transportation Demand Management (TDM) program, and the parking ratios provided by comparable projects—thus reducing the required amount of parking spaces to 72. The study indicates that the project's parking demand will be lowered by the inclusion of covered bicycle racks that can accommodate 12 bicycles, installation of a kiosk in the clubhouse to provide bus route and ride sharing information, and restricting tenants to a maximum of 2 vehicles per unit. Furthermore, the parking analysis compares the proposed parking ratio with similar Centennial projects located in South Florida (Pembroke Park and Miami-Dade); the projects include Pembroke Villas, Country Club Villas Phase II and Viscaya Villas. According to the analysis, the comparable projects have not experienced any parking issues, even though they provide less parking per bedroom in comparison to the Wells Landing North development. The site plan proposes a total of 85 parking spaces, 79 of which are off-street parking spaces and eight (8) on-street parking spaces. The parking spaces conform to the dimensional standards required for parking spaces within the CRA of 9 feet by 18 feet for 90-degree parking and 4 Page 34 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 5 8 feet by 22 feet for parallel spaces. Additionally, the residential, visitor, and commercial spaces will be clearly marked with signs or painted parking bumpers and monitored by management (See Exhibit "C" - Conditions of Approval). The parking lot will be located on the north side of the site and fully screened from view from East Martin Luther King Jr. Boulevard by the proposed building. It will also be effectively screened from view of adjacent properties with landscape buffers. Landscaping: The Plant List (Sheet L1) indicates that the project would add a total of 67 trees including 61 canopy trees and 6 palm trees, 1,024 shrub specimens, and 974 small shrubs/groundcover plants. The plant material is proposed within the required perimeter landscape buffer,within landscape islands, and along the right-of-way.All plant materials to be used in the landscape design are required to be Florida number one grade and must be identified as having "low" or "medium" watering needs in the South Florida Water Management's "Waterwise" publication. The proposed tree species would include the following: High Rise Live Oak, Gumbo Limbo, Pigeon Plum, Pink Trumpet Tree and Japanese Blueberry, including Single Alexander Palm Trees. The applicant has chosen Milkweed, Gold Mound Duranta and Dwarf Firebush as the project's butterfly attracting plant species. Projects proposed in the Mixed-Use 1 (MU-1) zoning district are subject to the "Streetscape Design" portion of the landscape code regulations. These code provisions recognize the desire for reduced building setbacks, thus creating an urban setting. The purpose of the"Streetscape Design"concept is to create a landscape design that encompasses both the private and public domain, to blend the two areas into one unified landscape scheme and optimize the pedestrian experience. This is accomplished through hardscape and landscape choices, covered walkways (arcades, awnings, tree canopy), and streetscape amenities(benches/seatwalls, lighting, accent plantings). The proposed streetscape design for the project includes canopy street trees (High Rise Live Oak) — installed in planters and spaced 20 feet on center—and shrubs (Green Island Ficus) planted around the base of the trees. The streetscape has been designed with the street trees placed between the sidewalk and active area to provide a pleasant pedestrian pathway that is shaded to the maximum extent possible. Additionally, landscape buffers are provided along the west, north and east property lines. The buffers consist of Pigeon Plum trees spaced 20 feet on center, and shrubs (Podocarpus and Wax Jasmine). The buffer along the west and north property lines also incorporate a six (6)-foot tall decorative masonry wall. Lastly, foundation planting is proposed on the west side of the building consisting of 5 (five) closely spaced trees (Japanese Blueberry), and two hedges (Podocarpus and Milweed). Building and Site: The project site comprises of several undeveloped parcels — totaling 1.23 acres and abutting East Martin Luther King Jr. Boulevard to the south. One of the subject parcels is located on the north side of the site abuting NE 11th 5 Page 35 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 6 Avenue. This parcel will be part of the proposed parking lot and provide a secondary entrance to the project. The mixed-use building is proposed on the south side of the site. The second and third levels of the building will contain 20 one-bedroom apartments and four (4) two-bedroom apartments. Additionally, the apartments will contain a balcony that either faces south towards the street or north towards the parking lot. The first floor will include 8,530 square feet of commercial space — intended for retail uses. Also the first floor will contain a 2,090 square foot urban plaza intended for public events. The plaza also separates the 1St floor of the building into two separate areas, each containing four (4) commecial units. Relative to the floor area ratio (FAR) regulations within the code, the Mixed Use 1 (MU-1) zoning district has a maximum allowable FAR of 2.5; the project propoes 0.62. The District also has a maximum allowable density of 20 dwelling units per acre. This requirement limits the project to 24 dwelling units, which is precisely the proposed amount of units. Building Height: The maximum building height allowed in the MU-1 (Mixed Use 1) zoning district is 55 feet. The proposed building elevations depict the height of the mixed-use building just over 44 feet, which is 16 feet below the maximum allowable height. Setbacks: The MU-1 (Mixed Use 1) zoning district requires no building setbacks from the Martin Luther King Jr. Boulevard right-of-way, but rather a build-to line which accommodates for the required pedestrian zone. The pedestrian zone along East Martin Luther King Jr. Boulevard is required to have the following components: 1) a five (5)foot wide street tree area, measured from the back of the curb, 2) an eight (8) foot wide sidewalk, free from obstructions, measured from the centerline of street trees, and 3) a five (5) foot wide active area, measured from the edge of the sidewalk. The project proposes an expanded pedestrian area along this street at approximately 25.5 feet from the back of the curb. The building is setback approximately 10 feet from the east side property line, 52 feet from the west side property lines, and 68 feet from the rear(north) property line. The proposed setbacks conform to the MU-1 setback requirements. Amenities: As previously stated, project proposes an expanded pedestrain zone to accomadte activity activity along the right-or-way. The project also proposes a large covered urban plaza centrally located on the frontage creating an urban courtyard on the ground floor of the building. The plaza is accessible from both the pedestrian zone along East Martin Luther King Jr. Boulevard and the parking lot on the north side of the building. This feature is an extension of the required active area as it encourages a mixture of active uses along the exterior of the ground floor retail spaces and provides space for public events. Additionally, the pedestrian zone is designed with the required street trees planted between the sidewalk and active area to ensure 6 Page 36 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 7 proper shading. The area also includes several benches to encourage the use of the space. The project is located at walking distance to the newly renovated Sara Sims Park, which provides the following amenities: basketball courts, BBQ grills, fitness trail, horseshoe court, open play area, pavilions, racquetball court and restrooms. Also, the project is at a short walking distance to the Palm Tram bus stops near the corner of East Martin Luther King Jr. Boulevard and N. Seacrest Boulevard. Lastly, covered bike racks are provided on the north side of the site, near the building. Design: The intended architectural style for the project is Floribbean Style, which is an interpretation of Old Florida Style architecture. This architectural style helps to create a sense of identity for the East Martin Luther King Jr. Boulevard Overlay zone as it utilizes Florida Vernacular design elements and materials. The project features ample horizontal and vertical facade articulation, and a combination of architectural features, materials and complementary colors. The facade of the commercial base of the building along East Martin Luther King Jr. includes an extensive use of vertically oriented vision glass windows and doors, as well as horizontal vinyl siding and concrete panels. The extensive use of glass at the base of the building is a key component of the building design as it provides a sufficient amount of transparency-fostering a welcoming environment. This area is shaded by architectural overhangs and `eyebrows' above the front and rear doors The upper portions of the building — second and third levels — include balconies with decorative railings and vertically oriented windows and sliding doors. The materials consist of smooth stucco, horizontal vinyl siding and concrete panels. The project will include a contemporary standing seam metal hip roof, which enhances the look of the building. Mixed-use projects are designed to create a pedestrian-friendly environment by placing the buildings along the pedestrian zones and articulating the building mass to avoid a repetitive, continuous, monotonous building block. The building mass fronting Martin Luther King Jr. Boulevard steps back at the center to create a covered courtyard area that resembles a gazebo—an architectural element that defines the focal point.Also, the building frontage steps back several times to break the building mass and add architectural interest and variety to the building. Sustainability: Mixed use developments consisting of 21 dwelling units and up to 50 units must achieve a minimum of 20 sustainability points. The development proposes to satisfy the requirement by providing the following: SUSTAINABLE DEVELOPMENT STANDARDS POINTS ENERGY Efficient Cooling - All air conditioners are Energy Star 2 -qualified. Minimum SEER 16. 7 Page 37 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 8 Efficient Water Heating - At least 75% of hot water on premises is heated via Energy Star Certified water heaters 2 or solar water heaters. Cool Roof- Use roofing materials that have a Solar Reflective Index (SRI) 75 for low-sloped roofs (<2:12) or 25 2 for steep- sloped roofs (>2:12) for a minimum of 75% of the roof surface. Building Color— Utilization of white or cool light colors for the body of buildings to reflect rather than absorb heat and 2 reduce cooling costs. Accent and trim colors are not limited to these choices. Lighting — Provide energy efficient lighting such as LED 1 -lighting for building interiors for 100% of proposed lighting. Energy star appliances —All appliance with in a building are 2 100% energy star. Insulation - Provide increased insulation to achieve a 2 minimum R-19 in walls and R-38 in the ceiling. WATER CONSERVATION & MANAGEMENT Reuse Water- Utilization of reuse water for irrigation (if requested and approved by the Utilities Department to be 4 brought to the site). URBAN NATURE Tree Canopy— Provide canopy trees in an amount that 2 exceeds the minimum number of required trees by 10%. TRANSPORTATION Electric Charging Stations - Provide four (4) over the 2 required number of electric car charging stations. Total Points 21 Lighting: The photometric plans (Sheets (Sheets EPH-001 N & EPH-101 N) include 10 freestanding pole light fixtures, with pole height of 25 feet. It also includes 4 light fixtures mounted to the building walls. The City's Land Development Regulations requires limits the lighting levels to a maximum of 5.9 foot- candles. The Site Photometric Plan depicts lighting levels below the above- mentioned foot-candles limit. Signage: Site and building signage have not been finalized and a Sign Program must be approved prior to requesting any sign permits for the site (see Exhibit"C" — Conditions of Approval). Public Art: As a low-income housing project, this project is exempt from participating in the Art in Public Places Program. RECOMMENDATION Staff has reviewed this request for a New Site Plan and recommends APPROVAL, subject to approval of the accompanying applications and satisfying all comments indicated in Exhibit "C" — Conditions of Approval. Any additional conditions recommended by the Board or required by the City Commission shall be documented accordingly in the Conditions of Approval. 8 Page 38 of 114 Wells Landing North (NWSP 20-004) Memorandum No PZ 20-024 Page 9 S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing North NWSP 20-004\_StaffReport\Wells Landing North Staff Report NWSP 20-004.doc 9 Page 39 of 114 Exhibit A WELLS LANDING LOCATION MAP } t ME 11 th Ave LU 1`S Martin- LutherAing Jr BI�d t �1n " -- N E 9' h 14ve � fff, ts1f 0 25 50 100 15 pan t Elo-ilmomv-IM311,13H 0-11wo ------------ C? N oz o I > I 'I hL Z<� z :11 2 5 �Sl 5n; 10 0 GO Z� 81 S zo ------- ----- ------- [T�F- II F�g I/dli 1 7 ----------- El —01 0 ------- ----- ----- aw Leo <— -tt MOM IUas is,ao�aeau — .......................... E10311HOMV-IM311,13H 0-11wo ------------- C? 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DEPARTMENTS INCLUDE REJECT ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES Comments: 1. The access on East Martin Luther King Jr. Blvd. is classified as an intermediate driveway and must provide a minimum of 50 ft from interior service drive or parking space to the right-of-way line, measured perpendicularly. 2. The access on NE 11th Ave. is classified as a minor driveway and must provide a minimum of 25 ft from interior service drive or parking space to the right-of-way line, measured perpendicularly. 3. Provide a five (5) wide sidewalk on NE 11th Avenue. 4. Show that each ingress/egress is designed to accommodate a 25' minimum radius. 5. The area of the unimproved right-of-way of NE 1St Street which is proposed to be abandoned shall be graded, irrigated and sodded. 6. Any existing `historic' surface water flows, directed to the site, shall be accommodated into the post development design. 7. Provide irrigation to landscape planters located within Martin Luther King Jr. Blvd. 8. Developer is responsible for the replacement of existing FPL street lighting adjacent to site with underground decorative street lighting to match City's standards. 9. Provide a proposed addressing plan. 10. Provide landscape screening around the parking lot to prevent light pollution from car headlights onto adjacent residences. 11. The existing 6-inch water main on East Martin Luther King Blvd. is an Asbestos Cement pipe and shall be replaced with a 12-inch C-900 PVC pipe to the full length of the project property lines. The tapping sleeve of the new main will be located on the west side of Seacrest Blvd. Page 50 of 114 Wells Landing North NWSP 20-004 Conditions of Approval Page 2 of 4 12. The proposed project will make any necessary improvements to connect to the City's reclaimed water infrastructure. FIRE Comments: 13. Provide a plan showing a 300' radius from the center of each fire hydrants to ensure Code 9-32b is being met. 14. Provide a note on the plans that states access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft from fire department access roads as measured by an approved route around the exterior of the building or facility. With automatic sprinklers the distance is increased to 450' NFPA 1- 18.2.3.2.2 POLICE Comments: All previous comments addressed at DART meeting. BUILDING Comments: All previous comments addressed at DART meeting. PARKS AND RECREATION Comments: 15. Per City Ordinance, the Park Impact Fee is based upon a factor of $595 per unit for multi-family dwellings. Based upon the proposed 24 units, the fee will be $14,280 (24 X $595) due at time of building permit issuance. PLANNING AND ZONING Comments: 16. The Abandonment application is lacking consent forms from Utility providers. The Site Plan approval is contingent on the approval of the Abandonment applications (ABAN 21-001 and ABAN 21-002) and the associated conditions of approval. 17. Per the City's Sustainability Code, please indicate on all Photometric Plans that all exterior lighting will utilize fixtures within the warm white range. 18. The applicant will be placing, at their cost, all overhead utilities below ground around the perimeter of the site. Page 51 of 114 Wells Landing North NWSP 20-004 Conditions of Approval Page 3 of 4 19. A Sign Program will need to be submitted and approved prior to issuance of any signs for the project. 20. Provide a detail of the proposed decorative 6' tall buffer wall to be located within the landscape barrier along the east property line and ensure it is shown consistently on all plans. 21. provide a detail of the covered bike racks. Sheet with detail provided in the south side project, but not the north. 22. Revise the landscape to show the landscape islands are fully planted with shrub and ground cover materials. 23. Provide a letter of approval from the Palm Beach Country Traffic Division stating that the project meets the Palm Beach County Traffic Performance Standards. 24. Provide an approval letter from the School District of Palm Beach County confirmed that area schools have adequate capacity to accommodate the potential public-school students who will reside in the proposed dwelling units. 25. Revise parking calculations to reflect 85 required parking spaces 26. Revise plans to note that residential, visitor, and commercial spaces will be clearly marked with signs or painted parking bumpers and monitored by management. COMMUNITY REDEVELOPMENT AGENCY Comments: All previous comments addressed at DART meeting. PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: None CITY COMMISSION CONDITIONS Comments: To be determined. 27. Sidewalks, street lights, site amenities, commercial leasable space, and trees for the project shall meet the requirements of Section 18.2.a) through k), Required Project Improvements, of the Purchase and Sale Agreement between the Boynton Beach CRA and Wells Landings Apartments, LLC. ADDITIONAL REPRESENTATION / COMMITMENTS 28. The applicant or applicant's representatives made the following representations and commitments during the quasi-judicial and/or public hearings that now constitute binding obligations of the Page 52 of 114 Wells Landing North NWSP 20-004 Conditions of Approval Page 4 of 4 applicant. The obligations have the same weight as other conditions of approval. S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing North NWSP 20-004\_StaffReport\Exhibit C - COA Wells Landing NORTH NWSP 20-004.doc Page 53 of 114 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Wells Landing North (NWSP 20-004) APPLICANT: Elizabeth Roque, Wells Landing Apartments LLC APPLICANT'S ADDRESS: 7735 NW 146 Street Suite 306, Miami Lakes, FL 33016 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: November 17, 2020 APPROVAL SOUGHT: Request for approval of a New Site Plan Application for a mixed-use development consisting of a three (3)-story building with 24 affordable housing dwelling units, 8,530 square feet of commercial space, associated parking and related site improvements on a 1.23-acre site. LOCATION OF PROPERTY: Northeast corner of NE 11th Avenue and NE 1St Street, extending south to Martin Luther King Jr. Boulevard and just east of N. Seacrest Boulevard (see Exhibit "A2" — Site Location Map) DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant _ HAS HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included." 4. The Applicant's request is hereby _ GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: DATED: City Clerk S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing North NWSP 20-004\_StaffReport\NWSP 20-004 DO.doc Page 54 of 114 7.7.C. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: 1) Request for abandonment of a portion of the unimproved 30 foot wide right-of-way of NE 1St Street running north and south from NE 11th Avenue south approximately 150 feet (ABAN 21-002); and 2) Request for abandonment of a portion of an unimproved five (5) foot wide alley running east to west from Seacrest Boulevard east to approximately 436.5 feet(ABAN 21-001). EXPLANATION OF REQUEST: The applicant, Elizabeth Roque with Wells Landing Apartments LLC, is requesting to abandon (ABAN 21-002) a portion of the unimproved 30-foot wide right-of-way of NE 1St Street extending from NE 11th Avenue south 150 feet; and to abandon (ABAN 21-001) a portion of an unimproved five (5) foot wide alley from Seacrest Boulevard east approximately 436.5 feet (see Exhibit"A" —Location Map). The request for abandonment is concurrent with a New Site Plan Application (NW SP 20-004) and a Land Use Map Amendments and Rezoning Application (LUAR 20-004) for a proposed mixed-use project, Wells Landing North, which contains 24 dwelling units and 8,530 square feet of commercial space. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? N/A FISCAL IMPACT: The abandoned parcels will be added to the tax roll. ALTERNATIVES: None recommended STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: CLIMATE ACTION APPLICATION: Is this a grant? Grant Amount: Page 55 of 114 ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map Exhibit A® General Location Map D Location Map Exhibit B ® Location Map ABAN 21-001 D Location Map Exhibit B ® Location Map ABAN 21-002 D Drawings Exhibit C ® Survey AN 21-001 D Drawings Exhibit C ® Survey AN 21-002 D Conditions of Approval Exhibit D ® Conditions of Approval Page 56 of 114 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 21-001 TO: Chair and Members Planning & Development Board FROM: Amanda B. Radigan Principal Planner THRU: Ed Breese Planning & Zoning Administrator DATE: October 16, 2020 SUBJECT: Request for abandonment of a portion of the unimproved 30 foot wide right- of-way of NE 1St Street running north and south from NE 11th Avenue south approximately 150 feet(ABAN 21-002); and a request for abandonment of a portion of an unimproved five (5) foot wide alley running east to west from Seacrest Boulevard east to approximately 436.5 feet (ABAN 21-001). BACKGROUND The applicant, Elizabeth Roque with Wells Landing LLC is requesting to abandon (ABAN 21-002)a portion of the unimproved 30-foot wide right-of-way of NE 1St Street extending from NE 11th Avenue south 150 feet; and to abandon (ABAN 21-001) a portion of an unimproved five (5) foot wide alley from Seacrest Boulevard east approximately 436.5 feet (see Exhibit "A" — Location Map). The request for abandonment is concurrent with a New Site Plan Application (NWSP 20-004) and a Land Use Map Amendments and Rezoning Application (LUAR 20-004) for a proposed mixed-use project, Wells Landing North, which contains 24 dwelling units and 8,530 square feet of commercial space. This abandonment is for the following two street segments: ABAN 21-001 THAT PORTION OF THE 5 FOOT RESERVED AREA (ALLEY) AS SHOWN ON THE PLAT OF MEEKS ADDITION TO BOYNTON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 9, PAGE 54, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA, BOUNDED AS FOLLOWS: ON THE NORTH BY THE SOUTHERLY LINE OF LOTS 1 THROUGH 9,INCLUSIVE OF SAID PLAT OF MEEKS ADDITION TO BOYNTON;ON THE EAST BY THE WESTERLY RIGHT OF WAY LINE FOR N.E. 1 ST STREET(THIRD STREET AS LABELED ON PLAT),AS SHOWN ON THE PLAT OF MEEKS AND ANDREWS ADDITION TO BOYNTON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 5, PAGE 84, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA; ON THE SOUTH BY THE SOUTHERLY LINE OF THE PLAT OF MEEKS ADDITION TO BOYNTON AS RECORDED IN SAID PLAT BOOK 9, PAGE 54;AND ON THE WEST BY THE EAST RIGHT OF WAY LINE OF SEACREST BOULEVARD AS NOW LAID OUTAND IN USE, ALL BEING IN THE PUBLIC RECORDS OF PALM BEACH COUNTY,FLORIDA. CONTAINING 2,183 SQUARE FEET MORE OR LESS; AND ABAN 21-002 THAT PORTION OF THE ROAD RIGHT OF WAY FOR N.E. 1ST STREET (THIRD STREET AS LABELED ON PLAT) AS SHOWN ON THE PLAT OF MEEKS AND ANDREWS ADDITION TO BOYNTON,ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 5, PAGE 84, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA, BOUNDED AS FOLLOWS: ON THE NORTH BY THE WESTERLY PROJECTION OF THE NORTH LINE OF LOT 10, BLOCK 3 OF SAID PLAT OF MEEKS AND ANDREWS ADDITION TO BOYNTON; ON THE EAST BY THE WESTERLY LINE AND SOUTHERLY EXTENSION OF SAID WESTERLY LINE OF LOT 10,BLOCK 3 OF SAID MEEKS AND ANDREWS ADDITION TO BOYNTON; ON THE SOUTH BY THE Page 57 of 114 Page 2 Memorandum No. PZ 21-001 ABAN 21-001 &ABAN 21-002 SOUTHERLY LINE OF THE PLAT OF SAID MEEKS AND ANDREWS ADDITION TO BOYNTON; AND ON THE WEST BY THE EAST LINE AND THE SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 1, MEEKS ADDITION TO BOYNTON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 9, PAGE 54, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA. CONTAINING 4,650 SQUARE FEET MORE OR LESS. The location maps attached as Exhibit "A" shows the general vicinity of the right-of-way to be abandoned. The attached Exhibit"B"- "Proposed Abandonment" shows the location of the subject property and Exhibit "C" is a Boundary Survey of the portion of the right-of-way to be abandoned and its legal description. The following is a description of the zoning districts and land uses of the properties that surround the subject requests. The following is a description of the zoning districts and land uses of the properties that surround the subject right-of-way abandonment request: ABAN 20-001 North: Portion of the proposed Wells Landing North with a Future Land Use classification of Mixed Use Low(MXL)and a proposed Zoning designation of MU-1 (Mixed Use 1) and; single family and duplex residences with a Future Land Use classification of Medium Density Residential and a Zoning designation of R-2 (Duplex). South: Portion of the proposed Wells Landing North with a Future Land Use classification of Mixed Use Low(MXL)and a proposed Zoning designation of MU-1 (Mixed Use 1) and; developed and undeveloped commercial property with a Future Land Use classification of Local Retail Commercial and a Zoning designation of C-2 (Neighborhood Commercial). East: The continuation of the right-of-way for the alley,then farther the right-of-way for NE 2nd Street. West: Right-of-way for Seacrest Boulevard, then farther west single family and duplex residences with a Future Land Use classification of Medium Density Residential and a Zoning designation of R-2 (Duplex). ABAN 20-002 North: Right-of-way for NE 11th Avenue, then farther north the continuations of the right-of-way for NE 1St Street. South: Portion of the proposed Wells Landing North with a Future Land Use classification of Mixed Use Low(MXL)and a proposed Zoning designation of MU-1 (Mixed Use 1) and; undeveloped commercial property with a Future Land Use classification of Local Retail Commercial and a Zoning designation of C-2 (Neighborhood Commercial). East: Developed commercial property, currently a church,with a Future Land Use classification of Medium Density Residential and a Zoning designation of R-2 (Duplex). West: Portion of the proposed Wells Landing North with a Future Land Use classification of Mixed Use Low(MXL)and a proposed Zoning designation of Page 58 of 114 Page 3 Memorandum No. PZ 21-001 ABAN 21-001 &ABAN 21-002 MU-1 (Mixed Use 1). ANALYSIS Owners of properties within 400 feet of the subject site were mailed a notice of this request and signs posted for the Planning & Development Board and City Commission hearing dates. The applicant has certified that they posted signage and mailed notices in accordance with Ordinance No. 04-007. A summary of the responses follows: CITY DEPARTMENTS/DIVISIONS Engineering No objection Public Works/Utilities No objection, with the requirement of 12 foot wide easement over existing drainage infrastructure on NE 1St Street (see Exhibit D) Planning and Zoning No objection, with recommended condition (see Exhibit D) PUBLIC UTILITY COMPANIES Florida Power and Light No response received as of the date of this report. Relocation of utilities will be necessary they will be at the developer's cost (see Exhibit D). AT&T No response received as of the date of this report. If easements and/or relocation of utilities are necessary they will be at the developer's cost (see Exhibit D). Florida Public Utilities No response received as of the date of this report. If easements and/or relocation of utilities are necessary they will be at the developer's cost (see Exhibit D). Comcast No objection. Windstream No response received as of the date of this report. If easements and/or relocation of utilities are necessary they will be at the developer's cost (see Exhibit D). RECOMMENDATION Staff has determined that the requested abandonment would not adversely impact traffic or other City functions and would not adversely impact other adjacent property owners. Based on the above- analysis, staff has determined that the subject right-of-way segment no longer serves a public purpose other than retention of necessary utility easements and therefore recommends APPROVAL of the requests, subject to the attached conditions. Any conditions requested by the Planning and Development Board or required by the Commission will be placed in Exhibit "D" - Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing North Abandonment-ABAN 21-001 ABAN 21- 002\_StaffReport\_Staff Report ABAN 21-001 ABAN 21-002.doc Page 59 of 114 Exhibit A WELLS LANDING ABANDONMENTS 4 t s V/ �3 i k t a m ABAN 21-001 t t- Martin Luther'King Jr Blvd .ti t� NE 9th t ; 0 35 70 0„ 1450 'A 4et Exhibit B WELLS LANDING ABANDONMENT ABAN 21 -001 S. the r Z NE 11 th we Aql �8 Martin Luther King ,!r Blvd tis,, a S`i3 l 0 20 40 0„80 a, 1 � t Exhibit B WELLS LANDING ABANDONMENT ABAN 21 -002 j , , f- a i hti' � s# i i i '11 Martin Luther ing Kr Blued 0 1530 60 90 LW SKETCH OF DESCRIPTION EXHIBIT 'A" SHEET I OF I J ~Z MEEKS ADDITION TO BOYNTON Q (LOTS 1-8 AAD A PORTION OF LOT 9) (n h (PLAT BOOK 9, PAGE 54) 5'RESERVED AREA I� N89°59'54"W. (ALLEY)PLAT BOOK 9, SOUTH LINE PLAT PAGE 54 d m 0 BOOK 9, PAGE 54 436.60' o W Q z� 436.55' Q N89°59'54 BLOCK 1, FRANK WEBBER ADD. (PLAT BOOK 9, PAGE 3) W J U Z DESCRIPTION- SURVEYOR'S NOTESfLEGEND.• THAT PORTION OF THE 5 FOOT RESERVED AREA THIS IS NOT A SURVEY (ALLEY) AS SHOWN ON THE PLAT OF MEEKS ADDITION TO BOYNTON, ACCORDING TO THE = CENTERLINE PLA T THEREOF AS RECORDED IN PLA T BOOK 9, PAGE 54, PUBLIC RECORDS OF PALM BEACH THE SOUTH LINE OF PLA T COUNTY, FLORIDA, BOUNDED AS FOLLOWS: BOOK 9, PAGE 54 IS ASSUMED TO BEARS N.89°5954"W. ON THE NORTH BY THE SOU THERL Y LINE OF LOTS 1 THROUGH 9, INCLUSIVE OF SAID PLA T OF MEEKS ADDITION TO BOYNTON,• ON THE EAST BY THE WESTERLY RIGHT OF WAY LINE FOR N.E. IST STREET (THIRD STREET AS LABELED ON PLA T), AS SHOWN ON THE PLA T OF MEEKS AND ANDREWS ADDITION TO BOYNTON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 5, PAGE 84, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA; ON THE SOUTH BY THE SOU THERL Y LINE OF THE PLA T OF MEEKS ADDITION TO BOYNTON AS RECORDED IN SAID PLA T BOOK 9, PAGE 54, AND ON THE WEST BY THE EAST PAUL D. ENGLE RIGHT OF WAY LINE OF SEA CREST BOULEVARD SURVEYOR & MAPPER NO. 5708 AS NOW LAID OUT AND IN USE, ALL BEING IN THE PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA. DATE. OCTOBER 7, 2020 CONTAINING 2,183 SQUARE FEET MORE OR O'BRIEN, SUI TER do O'BRIEN, INC. LESS. CER TIFICA TE OF AUTHORIZA TION#LB353 SURVEYOR AND MAPPER IN RESPONSIBLE CHARGE. PAUL D. ENGLE 955 N.W. 17TH A VENUE, SUITE K-1 ORDER NO. 19-60"5' ALLEY R/W ABANDONMENT" DELRAY BEACH FLORIDA 33445 (561) 276-4501 (561) 732-3279 age 63 ot 114 XSDramngsIGENERALCADDIGxdl5'ALLEYABANDONMENT--10/07/2020--02.03PM-- Scale1:240.0000 SKETCH OF DESCRIPTION EXHIBIT 'A" SHEET I OF I _ N.E. 11TH AVENUE _ DESCRIPTION.• 400, THA T PORTION OF THE ROAD RIGHT OF WA Y N.89'f954"W. FOR N.E. 1ST STREET (THIRD STREET AS NORTH LINE LABELED ON PLA T) AS SHOWN ON THE PLA T OF LOT 10, MEEKS AND ANDREWS ADDITION TO BOYNTON, BLOCK 3 ACCORDING TO THE PLAT THEREOF AS N 15.0' 15.0' RECORDED IN PLAT BOOK 5, PAGE 84, PUBLIC li I RECORDS OF PALM BEACH COUNTY, FLORIDA, BOUNDED AS FOLLOWS: ON THE NORTH BY THE WESTERL Y PROJECTION OF THE NORTH LINE OF LOT 10, BLOCK 3 OF SAID PLAT OF MEEKS AND ANDREWS ADDITION TO BOYNTON; ON THE EAST BY THE WESTERL Y o LINE AND SOUTHERL Y EXTENSION OF SAID WESTERLY LINE OF L 0 T 10, BLOCK 3 OF SAID io MEEKS AND ANDREWS ADDITION TO BOYNTON,• ON THE SOUTH BY THE SOUTHERL Y LINE OF THE PLA T OF SAID MEEKS AND ANDREWS o i p O ADDITION TO BO YNTON,• AND ON THE WEST BY w Z THE EAST LINE AND THE SOUTHERL Y Z ow EXTENSION OF THE EAST LINE OF LOT 1 O z' U)O MEEKS ADDITION TO BOYNTON, ACCORDING TO Z W m THE PLA T THEREOF AS RECORDED IN PLA T X CO AY I o BOOK 9, PAGE 54, PUBLIC RECORDS OF PALM W m O Qo O BEACH COUNTY, FLORIDA. � O°� O o LESS. 4,650 SQUARE FEET MORE OR OOti �o `moi`- Jp m o W o SURVEYOR'S W MT ILEGEND.- Q �I w ~O THIS IS NOT A SURVEY i J Q = CENTERLINE THE WEST LINE OF L 0 T 1 (PLAT BOOK 9, PAGE 54) IS ASSUMED TO BEARS N.1007'54"W. i i SOUTH LINE OF 1501 150, LOT 10, BLOCK 3 PAUL D. ENGLE i SURVEYOR & MAPPER N0. 5708 5'RESERVED AREA 5'RESERVED AREA (ALLEY)PLAT BOOK 9, I (ALLEY)PLAT BOOK 5, PAGE 54 PAGE 84 DATE. OCTOBER 7, 2020 O'BRIEN, SUITER do O'BRIEN, INC. N89° 9'54"w. CER TIFICA TE OF AUTHORIZA TION#LB353 30.00 L,01 TH LAE OF SURVEYOR AND MAPPER IN RESPONSIBLE BLOCK 1, FRANK WEBBER ADD. PLAT BOOK 5, CHARGE. PAUL D. ENGLE (PLAT BOOK 9,PAGE 3) PAGE 84 955 N.W. 17TH A VENUE, SUITE K-1 DELRORDER NO. 19-60'NE. 1ST R/W ABANDONMENT" (561) 2 BEACH FLORIDA 2-J2 (561) 276-4501 (561) 732-3279 age b4 Ot 114 X-IDraw4ngsIGENERALCADDIGxcANE1STSTREETABANDONMENT--10/07/2020--02.02PM-- Sc21e 1:240.0000 EXHIBIT "D" Conditions of Approval Project Name: Wells Landing North File number: ABAN 21-001 &ABAN 21-002 Reference: 1St review of plans identified as an Abandonment 21-0001 and Abandonment 21-002 with a October 15, 2020 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES Comments: 1. The City requires a twelve-foot-wide utility easement centered on the existing stormwater pipe within right-of-way of NE 1St Street. PLANNING &ZONING Comments: None. UTILITY COMPANIES Comments: 2. If any utility companies that which have not responded to the request for abandonment as of the date of this report require an easement and/or relocation of utilities the developer will be responsible for the associated cost. PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: To be determined. CITY COMMISSION CONDITIONS Comments: To be determined. ADDITIONAL REPRESENTATION / COMMITMENTS 3. The applicant or applicant's representatives made the following representations and commitments during the quasi-judicial and/or public hearings that now constitute binding obligations of the applicant. The obligations have the same weight as other conditions of approval. S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing North Abandonment-ABAN 21-001 ABAN 21-002\_StaffReport\Exhibit D-COA ABAN 21-001 and ABAN 21-002.doc Page 65 of 114 7.7.D. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve Wells Landing South (NW SP 20-005) New Site Plan for a multi-family residential development consisting of two (2), four-story buildings with a total of 100 affordable housing dwelling units, associated parking and related site improvements on a 2.69-acre site. Applicant: Elizabeth Roque, Wells Landing Apartments LLC EXPLANATION OF REQUEST: The Wells Landing South development is located within the Martin Luther King Jr. Boulevard Overlay as defined by the Boynton Beach Community Redevelopment Plan. The project area totals 2.69 acres in size and is composed of several undeveloped parcels. The project proposes two (2), four (4)-story multi-family residential buildings—a building on the north side of the site consisting of 1-3 bedroom apartments, and a building on the west side consisting of 1-3 bedroom apartments, leasing office, fitness center and trash room. The majority of the apartment units include a balcony, patio or front. The ground floor apartment units facing East Martin Luther King Jr. Boulevard will have covered front porches in order to meet the active area requirement of the Land Development Regulations and to allow the residential use to "engage" with the street. This application is being processed concurrently and in conjunction with the Wells Landing North site plan application, representing the other portion of this mixed-use development consisting of a three (3)-story with 24 affordable housing dwelling units, 8,530 square feet of commercial space, associated parking and related site improvements on 1.23-acre site. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? N/A FISCAL IMPACT: Additional units will contribute to the City's tax base. ALTERNATIVES: None recommended. STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: Subject project contributes to the redevelopment of the H.O.B. area with recommended mixed use zoning and land use classifications recommended by the Community Redevelopment Agency Plan, and therefore furthers Strategic Plan Project No. 2.5 which regards Plan implementation. CLIMATE ACTION: No CLIMATE ACTION DISCUSSION: N/A Page 66 of 114 Is this a grant? Grant Amount: ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map Exhibit A® Location Map D Drawings Exhibit B ® Project Plans D Conditions of Approval Exhibit C ® Conditions of Approval D Development Order Development Order Page 67 of 114 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 20-027 STAFF REPORT TO: Chair and Members Planning and Development Board THRU: Ed Breese Planning and Zoning Administrator FROM: Amanda B. Radigan, Principal Planner Luis Bencosme, Planner II DATE: October 13, 2020 PROJECT NAME: Wells Landing (NWSP 20-004) REQUEST: Approval of a New Site Plan Application for a multi-family residential development consisting of two (2), four-story buildings with a total of 100 affordable housing dwelling units, associated parking and related site improvements on a 2.69-acre site. PROJECT DESCRIPTION Property Owner: Wells Landing Apartments, LLC Applicant: Elizabeth Roque, Wells Landing Apartments, LLC Agent: Brian Herbert, Gallo Herbert Architects Location: North of NE 9th Avenue, south of E. Martin Luther King Jr. Boulevard and just east of N. Seacrest Boulevard (see Exhibit "A"— Site Location Map) Existing Land Use: Mixed-Use Medium (MXM) Proposed Land Use: Mixed-Use Medium (MXM) Existing Zoning: MU-2 (Mixed Use 2) Proposed Zoning: MU-2 (Mixed Use 2) Proposed Use: Multi-family residential development with 100 affordable housing dwelling units, and associated parking and related site improvements. Acreage: 2.69 acres Page 68 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 2 Adjacent Uses: North: Developed outparcel classified Mixed Use Medium (MXM) and zoned MU-2 (Mixed Use 2); further north the right-of-way for East Martin Luther King Jr. Boulevard and undeveloped commercial properties classified Local Retail Commercial (LRC) and zoned C2 (Neighborhood Commercial). South: Right-of-way for NE 91h Avenue; further south developed property classified Public& Private Governmental/Institutional (PPGI)and zoned Public Usage (PU). East: Developed residential properties classified Medium Density Residential (MEDR) and zoned R2 (Duplex). West: Developed commercial properties classified Local Retail Commercial (LRC) and zoned C2 (Neighborhood Commercial). PROPERTY OWNER NOTIFICATION Owners of properties within 400 feet of the subject request were mailed a notice of this request and its respective hearing dates. The applicant certifies that they posted signage and mailed notices in accordance with Ordinance No. 04-007. BACKGROUND Proposal: The proposed Wells Landing South mixed-use development is located within the Martin Luther King Jr. Boulevard Overlay as defined by the CRA Community Redevelopment Plan. The project area totals 2.69 acres in size and is composed of several undeveloped parcels. The applicant is requesting approval of a New Major Site Plan (NWSP 20- 005) application for the construction of two (2), four-story buildings consisting of 100 affordable dwelling units comprised of a mix of one, two, and three-bedroom apartments, associated site improvements, and amenities. The parking lot will be located on the southern portion of the site, one building will be located along East Martin Luther King Jr. Boulevard, and one building perpendicular to East Martin Luther King Jr. Boulevard. ANALYSIS Traffic: A traffic study was sent to the Palm Beach County Traffic Division for review. The project is located within the boundaries of the City of Boynton Beach TCEA (Traffic Concurrency Exception Area) and therefore meets the Palm Beach County Traffic Performance Standards. An approval letter from the County is required prior to permit issuance (See Exhibit "C" - Conditions of 2 Page 69 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 3 Approval). The traffic study provided indicates that this project is expected to generate 544 net daily trips, 36 net a.m. peak hour trips and 44 net p.m. peak hour trips. School: The School District of Palm Beach County has confirmed that area schools have adequate capacity to accommodate the potential public-school students who will reside in the proposed dwelling units with their families. An approval letter from the County is required prior to permit issuance (See Exhibit "C" - Conditions of Approval). Utilities: The City's water capacity would meet the projected potable water demand for this project. The applicant has agreed to provide two independent sources of water and looped portable water main. Sufficient sanitary sewer and wastewater treatment capacity is currently available to serve the project. Additionally, reclaimed water is available. The applicant has agreed to make any necessary improvements to connect and use this resource for irrigation purposes (See Exhibit"C"-Conditions of Approval). The applicant has also agreed to make several upgrades to utility lines in the vicinity of the project as part of the site development, and will remove, cap and plug the sewer laterals that are currently not in service (See Exhibit "C" - Conditions of Approval). Police/Fire: The Police Department has reviewed the site plan to ensure it meets the CPTED (Crime Prevention Through Environmental Design) standards. The review comments have been addressed by the applicant. The Fire Department 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. Drainage: The applicant submitted a preliminary engineering plan with conceptual drainage information for the City's review. The Engineering Division has found the conceptual information to be adequate and is recommending that further review of specific drainage solutions be deferred until time of permit. The Engineering Department is requesting additional information on any historic surface water flows directed to the site, to ensure they are accommodated into the post development design (See Exhibit "C" - Conditions of Approval). Access: The development has one point of ingress/egress located on NE 91h Street. The entry drive leads to the project's parking lot located on the south side of the site, which has a two-way access isle that is of sufficient width to ensure safe, adequate and efficient vehicular circulation. The project also proposes an open play area composed of stabilized subgrade on the southeast side of the site. This area includes a 20-foot wide entry drive composed of stabilized surface material, which will be used strictly by emergency response vehicles during emergency situations. In addition, the project proposes 28 on-street parking spaces along East 3 Page 70 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 4 Martin Luther King Jr. Boulevard and NE 91h Avenue. The on-street parking spaces are intended to provide residents convenient and quick access to the buildings, as well as additional parking for the project. It is also intended to create a safer pedestrian environment by providing a physical barrier between the vehicular traffic and sidewalk. The proposed sidewalk is a minimum of eight (8) feet in width measured from the back of the curb to the center of the street trees located in the required five (5)-foot wide street tree area. The street tree area includes canopy trees to shelter pedestrians from the elements. The sidewalk along NE 9th Avenue is at least seven (7) feet wide and shielded from street vehicular traffic by on-street parallel parking. Additionally, the project proposes clearly marked walkways. The parking lot is traversed by a walkway with appropriate markings to provide a safe route from the NE 91h Avenue sidewalk to the building located on the north side of the site. Walkways are also proposed around the building to provide access to the entrances of both buildings. Parking: Off-street parking forthe MU-2 zoning district requires 1.5 parking spaces for studios and one-bedroom units, and two (2) parking spaces for two (2) or more bedroom units. The project proposes a total of one 100 units (4 one- bedroom apartments, 72 two-bedroom apartments and 24 three-bedroom apartments),which would require 198 parking spaces.Additionally,the code requires the provision of guest parking at a rate of 0.15 spaces per unit, which adds another 15 parking spaces to the total. Under this standard methodology for calculating required off-street parking spaces, a grand total of 213 parking spaces would be required (See Exhibit "C" - Conditions of Approval). The applicant submitted a parking study that recommends a 22% parking reduction based on the parking rates suggested by four nationally recognized publications in the parking industry, the implementation of Transportation Demand Management (TDM) program, and the parking ratios provided by comparable projects—thus reducing the required amount of parking spaces to 166. The study indicates that the project's parking demand will be lowered by the inclusion of covered bicycle racks that can accommodate 12 bicycles, installation of a kiosk in the clubhouse to provide bus route and ride sharing information, and restricting tenants to a maximum of 2 vehicles per unit. Furthermore, the parking analysis compares the proposed parking ratio with similar Centennial projects located in South Florida (Pembroke Park and Miami-Dade); the projects include Pembroke Villas, Country Club Villas Phase II and Viscaya Villas. According to the analysis, the comparable projects have not experienced any parking issues, even though they provide less parking per bedroom in comparison to the Wells Landing North development. The site plan proposes 145 off-street parking spaces and 28 on-street parking spaces. The parking spaces conform to the dimensional standards required for parking spaces within the CRA of 9 feet by 18 feet for 90-degree parking and 8 feet by 22 feet for parallel spaces. 4 Page 71 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 5 The parking lot will be located on the south side of the project site and fully screened from view of the East Martin Luther King Jr. Boulevard right-of-way by the proposed buildings. It will also be effectively screened from view of adjacent properties and NE 91h Avenue right-of-way with appropriate landscape buffers and landscape strip. Landscaping: The Plant List (Sheet L1) indicates that the project would add a total of 142 trees — including 90 canopy trees, 3 small, multi-trunk trees and 49 palm trees — 1,024 shrub specimens, and 974 small shrubs/groundcover plants. The plant material is proposed around the site perimeter, around the building base, within the parking lot landscape islands and street tree area. Additionally, all plant materials to be used in the landscape design are required to be Florida number one grade and must be identified as having "low"or"medium"watering needs in the South Florida Water Management's "Waterwise" publication. The proposed tree species would include the following: High Rise Live Oak, Gumbo Limbo, Pigeon Plum, Pink Trumpet, Japanese Fern, Silver Buttonwood, Spanish Stopper, Jacaranda Tree, Japanese Privet, Royal Palm, Single Alexander Palm and Double Montgomery Palms. The applicant has chosen Milkweed, Anderson Crepe Hibiscus, Dwarf Firebush and Dwarf Pentas as the project's butterfly attracting plant species. Projects proposed in the Mixed Use 2 (MU-2) district are subject to the "Streetscape Design"portion of the landscape code regulations.These code provisions recognize the desire for reduced building setbacks, thus creating an urban setting. The purpose of the "Streetscape Design" concept is to create a landscape design that encompasses both the private and public domain, to blend the two areas into one unified landscape scheme and optimize the pedestrian experience.This is accomplished through hardscape and landscape choices, covered walkways (arcades, awnings,tree canopy), and streetscape amenities (benches/seatwalls, lighting, accent plantings). The proposed streetscape design for the project includes canopy street trees (Live Oak"High Rise")—planted inside five (5)feet by five (5)feet tree pits— and three (3) Royal Palms located in front of the leasing office and fitness center. Additionally, the streetscape design includes shrubs (Green Island Ficus) around the base of the street trees—which shall be substituted with flexi-pave (See Exhibit"C"-Conditions of Approval)—and ten (10) benches. The streetscape has been designed with the street trees placed between the sidewalk and active area to provide a pleasant pedestrian pathway that is shaded to the maximum extent possible. The Landscape Plan (L2) depicts landscape buffers along the west and east property lines. The landscape buffer along the east property line is comprised of a six(6)-foot tall decorative wall and a variety of trees (Gumbo Limbo, Pigeon Plum, Pink Trumpet Tree and Single Alexander Palms) and shrubs (Podocarpus, Red Tip Copcoplum and Variegated Schefflera). The landscape buffer along the west side consists of trees (Pigeon Plum) and hedge (Podocarpus). Lastly, the proposed landscape strip along the NE 91h Avenue right-of-way includes canopy trees (Live Oak "High Rise") and a hedge (Podocarpus). 5 Page 72 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 6 Building and Site: The project site is comprise of primarily undeveloped parcels—totaling 2.69 acres in size and abutting East Martin Luther King Jr. Boulevard to the north and NE 91h Avenenue to the south. One of the subject parcels is deleloped with a two-family residential building. Additionally, the site surrounds a developed outparcel that currently has a convenience store (MLK Quick Stop) that is not incuded in this project. The project proposes two (2), four(4)-story multi-family residential buildings — a building on the north side of the site consisting of 1-3 bedroom apartments, and a building on the west side consisting of 1-3 bedroom apartments, leasing office, fitness center and trash room. The majority of the apartment units include a balcony, patio or front. The ground floor apartment units facing East Martin Luther King Jr. Boulevard will have covered front porches in order to meet the active area requirement and allow the residential use to engage with the street.. Relative to the floor area ratio (FAR) regulations within the code, the Mixed Use 2 (MU-2) zoning district has a maximum allowable FAR of 3.0; the project propoes 1.03. The District also has a maximum allowable density of 40 dwelling units per acre — limiting the project to 107 units. The project proposes 100 units. Building Height: The maximum building height allowed in the MU-1 (Mixed Use 1) zoning district is 55 feet. The building elevations depict a proposed building height of 51 feet, 1 inch. Setbacks: The MU-2 (Mixed Use 2) zoning district requires no building setbacks from the Martin Luther King Jr. Boulevard right-of-way, but rather a build-to line which accommodates for the required pedestrian zone. The pedestrian zone along East Martin Luther King Jr. Boulevard is required to have the following components: 1) a five (5)foot wide street tree area, measured from the back of the curb, 2) an eight (8) foot wide sidewalk, free from obstructions, measured from the centerline of street trees, and 3) a five (5) foot wide active area, measured from the edge of the sidewalk. The project proposes an expanded pedestrian area along this street at approximately 25.5 feet from the back of the curb. The project proposes two multi-family buildings. The building on the north side of the site is setback approximately 15.75 feet from the east side property line and 13.75 feet from the west side property line. Furthermore, the second building proposed on the west side of the site is setback approximately 17.5 feet from the west side property line and 13.5 feet from the east side property line. Amenities: As previously stated, the project proposes an expanded pedestrain zone to accomadte activity along the right-or-way.Also, the pathway along the south side of the building mirrors the pedestrian zone along East Martin Luther 6 Page 73 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 7 King Jr. Boulevard. The project amenities include a large open play outdoor area (3,500 square feet) for residents to enjoy the outdoors and engage in physical activities. This area will include a driveway composed of stabilized subgrade, which will be limited to fire trucks and blocked by mountable curbs.Additionally, the building located on the west side of the site will include a fitness center, which has been strategically located next to the leasing office and adjacent to the Martin Luther King Jr. Boulevard pedestrian area. The project is located at walking distance to the newly renovated Sara Sims Park, which provides the following amenities: basketball courts, BBQ grills, fitness trail, horseshoe court, open play area, pavilions, racquetball court and restrooms.Also, the project is at walking distance to the Palm Tram bus stops located near the corner of East Martin Luther King Jr. Boulevard and N. Seacrest Boulevard. Lastly, covered bike racks are provided on the north side of the site, near the building. Design: The intended architectural style for the project is Floribbean Style, which is an interpretation of Old Florida Style architecture. This architectural style helps to create a sense of identity for the East Martin Luther King Jr. Boulevard Overlay zone as it utilizes Florida Vernacular design elements and materials. The project features ample horizontal and vertical facade articulation, and a combination of architectural features, materials and complementary colors. The building facing Martin E. Luther King Jr. Boulevard features a strong building base (first level) that include covered front porches and patios — consisting of decorative railings and supporting columns. The facade materials include horizontal vinyl siding, concrete panels and smooth stucco. The second building located on the west side of the site has similar facade design features (balconies with decorative railings), materials (horizontal vinyl siding, smooth stucco and concrete panels) and light pastel colors Spare White, Bluebell, Topiary Tint, Pineapple Cream and Greek Vanilla). The facade of the fitness center/ leasing office fronting East Martin Luther King Jr. Boulevard includes concrete panels, vertically oriented vision glass doors and side panels, as well as eyebrows above the front and side entrance doors. The upper portions of the building—second, third and fourth levels—include balconies with decorative railings and vertically oriented windows and sliding doors. The project also proposes an articulated roof line consisting of standing seam metal hip roofs; flat roofs decorated with metal work; and towers that rise higher than the rest of the building. The mixed-use projects are designed to create a pedestrian-friendly environment by placing the buildings along the pedestrian zones and articulating the building mass to avoid a repetitive, continuous, monotonous building block. The front porches and balconies protrude from the building 7 Page 74 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 8 mass, which break the building mass and add architectural interest and variety to the building design. Additionally, the facades are softened by foundation planting. Sustainability: Mixed use developments consisting of 21 dwelling units and up to 50 units must achieve a minimum of 20 sustainability points. The development proposes to satisfy the requirement by providing the following: SUSTAINABLE DEVELOPMENT STANDARDS POINTS ENERGY Efficient Cooling - All air conditioners are Energy Star 2 -qualified. Minimum SEER 16. Efficient Water Heating - At least 75% of hot water on premises is heated via Energy Star Certified water heaters 2 or solar water heaters. Cool Roof- Use roofing materials that have a Solar Reflective Index (SRI) 75 for low-sloped roofs (<2:12) or 25 2 for steep- sloped roofs (>2:12) for a minimum of 75% of the roof surface. Building Color— Utilization of white or cool light colors for the body of buildings to reflect rather than absorb heat and 2 reduce cooling costs. Accent and trim colors are not limited to these choices. Lighting — Provide energy efficient lighting such as LED 1 lighting for building interiors for 100% of proposed lighting. Energy star appliances —All appliance with in a building are 2 100% energy star. Insulation - Provide increased insulation to achieve a 2 minimum R-19 in walls and R-38 in the ceiling. WATER CONSERVATION & MANAGEMENT Reuse Water- Utilization of reuse water for irrigation (if requested and approved by the Utilities Department to be 4 brought to the site). URBAN NATURE Tree Canopy— Provide canopy trees in an amount that 2 exceeds the minimum number of required trees by 10%. TRANSPORTATION Electric Charging Stations - Provide four (4) over the 2 -required number of electric car charging stations. Total Points 21 Lighting: The photometric plans (Sheets EPH-001S & EPH-101S) include 15 freestanding pole light fixtures, with pole height of 25 feet. It also includes 8 light fixtures mounted to the building walls. The City's Land Development Regulations requires limits the lighting levels to a maximum of 5.9 foot- candles. The Site Photometric Plan depicts lighting levels below the above- mentioned foot-candles limit. 8 Page 75 of 114 Wells Landing South (NWSP 20-005) Memorandum No PZ 20-024 Page 9 Signage: Site and building signage have not been finalized and a Sign Program must be approved prior to requesting any sign permits for the site (see Exhibit"C" — Conditions of Approval). Public Art: As a low-income housing project, this project is exempt from participating in the Art in Public Places Program. RECOMMENDATION Staff has reviewed this request for a New Site Plan and recommends APPROVAL, subject to approval of the accompanying applications and satisfying all comments indicated in Exhibit "C" — Conditions of Approval. Any additional conditions recommended by the Board or required by the City Commission shall be documented accordingly in the Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing South NWSP 20-005\Wells Landing South Staff Report(NWSP 20-005).doc 9 Page 76 of 114 Exhibit A WELLS LANDING LOCATION MAP } t ME 11 th Ave LU 1`S Martin- LutherAing Jr BI�d t �1n " -- N E 9' h 14ve � fff, ts1f 0 25 50 100 15 pan t °££Iola.;,...1'1_X,33a.....1° 1"a,I,H/, z VHO 3 rcf} ( a S N 6 Q O o ❑ o C.............� m � U I ego . ........ _ .........®r 44 ------------ 0 I� w o m . 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C7 m� a W z � w � r x � O k o0'00 M Ll,9Z.l ,00 SS M„Ll9Z.loN �� r� 0 p 89'05 MZ49l loN 13 0 �' 1 — 133tl 5 15I 3N �9C OL M,SZ 9Z.lON ' Ij <d �[[[lll, o zl / •� z z Oo LEI 1 / la f ( \ I J`�pf33 oo oa-'Moo ze.�oN z E yy z " F � o ,t 4 4 € 111 Ek ' i I w M:oZ£Z£LON ' � o 1 F M's1z.1oN� � 9 w 0 0 _ 9�d� � � �►a � � coQ EXHIBIT "C" Conditions of Approval Project Name: Wells Landing South File number: NWSP 20-005 Reference: 4th review of plans identified as a New Site Plan with a October 15, 2020 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT ENGINEERING / PUBLIC WORKS / FORESTRY / UTILITIES Comments: 1. The access on the western lot is classified as an minor driveway and must provide a minimum of 25 ft from interior service drive or parking space to the right-of-way line, measured perpendicularly. 2. Remove and replace the five-foot-wide sidewalk on NE 91h Avenue for the length of the site. 3. Show that each ingress/egress is designed to accommodate a 25' minimum radius. 4. Any existing `historic' surface water flows, directed to the site, shall be accommodated into the post development design. 5. Along East Martin Luther King Jr. Blvd, remove the valley gutter curb and replace with a type D curb. 6. Repair and/or replace the five-foot-wide sidewalk along East Martin Luther King Jr. Blvd. 7. Provide irrigation to landscape planters located within East Martin Luther King Jr. Blvd. 8. Developer is responsible for the replacement of existing FPL street lighting adjacent to site with underground decorative street lighting to match City's standards. 9. Provide a proposed addressing plan. 10. Provide landscape screening around the parking lot to prevent light pollution from car headlights onto adjacent residences. 11. The existing 6-inch water main on East Martin Luther King Blvd. is an Asbestos Cement pipe and shall be replaced with a 12-inch C-900 PVC pipe to the full length of the project property lines. The tapping sleeve of the new main will be located on the west side of Seacrest Blvd. 12. The proposed project will make any necessary improvements to connect to the City's reclaimed water infrastructure. Page 91 of 114 Wells Landing South NWSP 20-005 Conditions of Approval Page 2 of 4 FIRE Comments: 13. Provide a plan showing a 300' radius from the center of each fire hydrants to ensure Code 9-32b is being met. 14. Provide a detail of the turn-around purposed at the dead-end parking area located on the south west corner of the site. 15. Provide a note on the plans that states access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft from fire department access roads as measured by an approved route around the exterior of the building or facility. With automatic sprinklers the distance is increased to 450' NFPA 1- 18.2.3.2.2 POLICE Comments: All previous comments addressed at DART meeting. BUILDING Comments: All previous comments addressed at DART meeting. PARKS AND RECREATION Comments: 16. Per City Ordinance, the Park Impact Fee is based upon a factor of $595 per unit for multi-family dwellings. Based upon the proposed 100 units, the fee will be $59,500 (100 X $595) due at time of building permit issuance. PLANNING AND ZONING Comments: 17. The Abandonment application is lacking consent forms from Utility providers. The Site Plan approval is contingent on the approval of the Abandonment applications (ABAN 21-001 and ABAN 21-002) and the associated conditions of approval. 18. Per the City's Sustainability Code, please indicate on all Photometric Plans that all exterior lighting will utilize fixtures within the warm white range. 19. The applicant will be placing, at their cost, all overhead utilities below ground around the perimeter of the site. Page 92 of 114 Wells Landing South NWSP 20-005 Conditions of Approval Page 3 of 4 20. A Sign Program will need to be submitted and approved prior to issuance of any signs for the project. 21. Provide a detail of the covered bike racks. Sheet with detail provided in the south side project, but not the north. 22. Revise the landscape to show the landscape islands are fully planted with shrub and ground cover materials. 23. Provide a letter of approval from the Palm Beach Country Traffic Division stating that the project meets the Palm Beach County Traffic Performance Standards. 24. Provide an approval letter from the School District of Palm Beach County confirmed that area schools have adequate capacity to accommodate the potential public-school students who will reside in the proposed dwelling units. 25. Revise plans to note that residential, visitor, and commercial spaces will be clearly marked with signs or painted parking bumpers and monitored by management. 26. The landscape buffer between the project and neighboring residential shall be a minimum of 12 feet in width and densely planted 27. Revise the Landscape Plans to depict the proposed 6 foot tall buffer wall. 28. Revise Landscape Plans to clearly indicate that the plantings around the buildings have groupings of palms or individual canopy trees a minimum of 50% the height of the structure. 29. Revise plans to demonstrate that the lighting levels at the side property lines do not exceed 0.3 foot-candles. COMMUNITY REDEVELOPMENT AGENCY Comments: All previous comments addressed at DART meeting. PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: None CITY COMMISSION CONDITIONS Comments: To be determined. 30. Sidewalks, street lights, site amenities, commercial leasable space, and trees for the project shall meet the requirements of Section 18.2.a) through k), Required Project Improvements, of the Page 93 of 114 Wells Landing South NWSP 20-005 Conditions of Approval Page 4 of 4 Purchase and Sale Agreement between the Boynton Beach CRA and Wells Landings Apartments, LLC. ADDITIONAL REPRESENTATION / COMMITMENTS 31. The applicant or applicant's representatives made the following representations and commitments during the quasi-judicial and/or public hearings that now constitute binding obligations of the applicant. The obligations have the same weight as other conditions of approval. S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing South NWSP 20-005\_StaffReport\Exhibit C - COA Wells Landing South NWSP 20-005.doc Page 94 of 114 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Wells Landing South (NWSP 20-005) APPLICANT: Elizabeth Roque, Wells Landing Apartments LLC APPLICANT'S ADDRESS: 7735 NW 146 Street Suite 306, Miami Lakes, FL 33016 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: November 17, 2020 APPROVAL SOUGHT: Request for approval of a New Site Plan Application for a multi-family residential development consisting of two (2), four-story buildings with 100 affordable housing dwelling units, associated parking and related site improvements on a 2.69-acre site. LOCATION OF PROPERTY: North of NE 9th Avenue, south of E. Martin Luther King Jr. Boulevard and just east of N. Seacrest Boulevard DRAWING(S): SEE EXHIBIT "B" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant X HAS HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "C" with notation "Included." 4. The Applicant's request is hereby X GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: DATED: City Clerk S:\Planning\SHARED\WP\PROJECTS\Wells Landing\Wells Landing South NWSP 20-005\NWSP 20-005 DO.doc Page 95 of 114 7.7.E. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approval of abandonment request to vacate a portion of the SW 6th Street right-of-way (ABAN 20-010) consisting of a portion of the unimproved swale abutting the east lot line of the subject property located at 704 SW 25th Avenue. Applicant: Zachary Schaffer EXPLANATION OF REQUEST: The applicant is requesting to abandon a portion (25 feet wide) of the SW 6th Street right-of-way — currently consisting of unimproved swale — in order to construct a single-family residence on the vacant parcel located at 704 SW 25th Avenue, as depicted and described in Exhibit"B" (Sketch and Legal Description). According to the Forest Hills Subdivision Plat (Exhibit C), the parcel borders the Ridgewood Estates and Seacrest Hills Subdivisions. It is also located immediately west of the existing Point of Reference Monument (P.R.M) — which marks the geographical location where the three subdivisions (Forest Hills, Ridgewood Estates and Seacrest Hills) meet. Staff notes that the subject property is the only one with an excessively wide right-of-way along SW 6th Street. The alignment of SW 6th Street was shifted as the result of the three (3) separate plats meeting at this location, resulting in the extraordinarily large unimproved right-of-way segment abutting this parcel. It also caused a swale in excess of that of others in the area, creating the impression that the large grass area is part of the adjacent lot. The typical width of a right-of-way classified as a local street (a.k.a. neighborhood street) is 50 feet. According to the Forest Hills Subdivision plat (Exhibit C), nearly the entire length of the NW 6th Street R.O.W. is 50 feet wide, except for the portion of the R.O.W. in front of the subject property. The width of this portion varies between 73 feet, at the narrowest point, and 105 feet, at the widest point, as depicted in Exhibit "D". The proposed abandonment would reduce the existing R.O.W. width to 50 feet, at the narrowest point, and 79 feet, at the widest point, as shown in Exhibit"E". The resulting swale in front of the subject property will be consistent with the swales in front of other properties in the immediate vicinity and large enough to serve its intended purpose. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? NA FISCAL IMPACT: NA ALTERNATIVES: Non recommended STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: NA CLIMATE ACTION APPLICATION: NA Page 96 of 114 Is this a grant? Grant Amount: ATTACHMENTS: Type Description D Staff Report Staff Report D Location Map Exhibit A® Location Map D Drawings Exhibit B ® Sketch and Legal Description D Exhibit Exhibit C ® Forest Hills Plat D Exhibit Exhibit D ® Subject Property Without Abandonment D Exhibit Exhibit E ® Subject Property With Abandonment D Exhibit Exhibit F ® Conditions of Approval D Exhibit Development Order Page 97 of 114 DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 20-028 TO: Chair and Members Planning & Development Board THRU: Ed Breese Planning and Zoning Administrator FROM: Luis Bencosme Planner II DATE: October 13, 2020 SUBJECT: Request for abandonment of a portion of the SW 61h Street right-of-way (ABAN 20-010) consisting of a portion of the unimproved swale abutting the east lot line of the subject property (704 SW 251h Avenue). Applicant: Zachary Schaffer NATURE OF REQUEST Zachary Schaffer, property owner of 704 SW 25th Avenue, is requesting to abandon a portion of the SW 61h Street right-of-way consisting of 25 feet of unimproved swale located between the existing east property line of the subject property and SW 61h Street. (see Exhibit "A" — Location Map). Should the abandonment be approved, the remaining grass swale would vary in width between 11- 24 feet; consistent with the swale in front of other properties in the immediate vicinity, and sufficient width to serve its intended purpose. The portion of the right-of-way to be abandoned would ultimately increase the subject property's lot area. The abandonment request has been depicted and described in Exhibit"B"(Sketch and Legal Description). BACKGROUND The applicant is requesting to abandon a portion (25 feet wide) of the SW 6th Street right-of-way— currently consisting of unimproved swale — in order to construct a single-family residence on the vacant parcel located at 704 SW 251h Avenue, as depicted and described in Exhibit"B" (Sketch and Legal Description).According to the Forest Hills Subdivision Plat(Exhibit C), the parcel borders the Ridgewood Estates and Seacrest Hills Subdivisions. It is also located immediately west of the existing Point of Reference Monument(P.R.M)—which marks the geographical location where the three subdivisions (Forest Hills, Ridgewood Estates and Seacrest Hills) meet. Staff notes that the subject property is the only one with an excessively wide right-of-way along SW 6th Street. The alignment of SW 61h Street was shifted as the result of the three (3) separate plats meeting at this location, resulting in the extraordinarily large unimproved right-of-way segment abutting this parcel. It also caused a swale in excess of that of others in the area, creating the illusion that the large grass area already is part of the adjacent lot. The typical width of a right-of-way classified as a local street(a.k.a. neighborhood street) is 50 feet. Page 98 of 114 Page 2 Memorandum No. PZ 20-028 ABAN 20-010 According to the Forest Hills Subdivision plat (Exhibit C), nearly the entire length of the NW 61h Street R.O.W. is 50 feet wide, except for the portion of the R.O.W. in front of the subject property. The width of this portion varies between 73 feet, at the narrowest point, and 105 feet, at the widest point, as depicted in Exhibit "D". The proposed abandonment would reduce the existing R.O.W. width to 50 feet, at the narrowest point, and 79 feet, at the widest point, as shown in Exhibit"E".The resulting swale in front of the subject property will be consistent with the swales in front of other properties in the immediate vicinity and large enough to serve its intended purpose. ANALYSIS Owners of properties within 400 feet of the subject site were mailed a notice of this request and respective hearing dates. The applicant has certified that they posted signage and mailed notices in accordance with Ordinance No. 04-007.A summary of the responses from the easement holders follows: CITY DEPARTMENTS/DIVISIONS Engineering - No objection. Public Works/ Utilities - No objection with the following conditions: 1. Provision of a 12' easement; and 2. Prohibition of planting canopy trees within the easement. Planning and Zoning - No objection. PUBLIC UTILITY COMPANIES Florida Power and light - No objection with provision of necessary easements to cover existing and future facilities as needed. AT&T - No objection with provision of necessary easements to cover existing and future facilities as needed. Comcast - No objection Florida Public Utilities No objection with provision of necessary easements to cover existing and future facilities as needed. RECOMMENDATION Staff has determined that the subject portion of the right-of-way requested to be abandoned does not adversely impact traffic, does not adversely affect other adjacent property owners, and therefore no longer serve a public purpose, subject to the conditions of approval including the provision of the necessary utility easements noted by staff during their review. Based on the above analysis, staff recommends APPROVAL of the applicant's request to abandon this portion of the right-of-way, subject to the attached conditions. Any conditions requested by the Planning and Development Board or required by the Commission will be placed in Exhibit "F" - Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\704 SW 25th (SW 6th Street Abandonment)\Staff Report ABAN_20-010.doc Page 99 of 114 EXHIBIT A LOCATION MAP pq 4 , SW 25TH STS}� '''s' r rah H' t. r4 II(' i ,�^^ } W 1 $�. r n} p, i m4 � ISO- Legend � N SUBJECT PROPERTY o ,o zo ao so so Feet A Page 100 of 114 SKETCH AND LEGAL DESCRIPTION 11111/202 D PROPOSED 25' RIGHT-OF-WAY ABANDONMENT SW. 25th AVENUE - 50' TOTAL R/W R=25.00' N NORTH LINE OF N87`19'10"E d=90'44'1$" LOT 7, BLOCK 41P-0.B. 25.001 L=39.59' N8T19 10 E 54.68' n P.O.C. 50' R/W Z NW. CORNER OF R=25.00' PER PLAT F LOT 7, BLOCK 4 ' o 9 0'44'18" W o P .B. 25, PG. 57) I to qL=39.59' 3: f "' (n n 1. 04 o w !1.1 I p�W 3 LOT 7, BLOCK 4 �p o z to I Z a. •d' I (P.B. 25, PG. 57) tf) a to (0 N w r NZ J ;1 Z a- 00 ¢ W I N�Z wO I 0 0 I w� m 1 Z J ani' EAST LINE OFY, n w0 ` LOT 7, BLOCK 4 I S87.19'1 0"W U 91.15 — L- --- — 25.00' f e� SOUTH LINE OF R=25.00 4� LOT 7, BLOCK 4 D�60'00'00" oO\v S87`19'10"W L=26.18' =rye�� 12.50 r _ ° , BBREUTA RONS.- 0 15 30 6 sommummm = CENTERLINE 1 inch = 30 ft. P.B. = PLAT BOOK PG. = PAGE POB = POINT OF BEGINNING POC = PO/NT OF COMMENCEMENT R/W = RIGHT—OF—WAY THIS IS NOT A BOUNDARY SURVEY SHEET NO. 2of2 CERT/FICA TION.• SCALE: 1"=30' 7HIS SKETCH MEFTS 7HE STANDARDS OF PRAC77CE AS SET FORTH BY THE FLORIDA BOARD OF PROFES.9CWAL SURVEYORS AND MAPPERS IN DRAWN BY: ELF CHAPTER 5J--17 FLORIDA ADMINISTRAnVE CODE. CHECKED BY:JEK BASELINE LAND SURVEY LLC Date.- 8/31/2020 1400 N.W. 1st COURT JOHN KUHAR SM, State of F/orldo SOCA RA TON, FLORIDA 334 LB 8229 Profe `n i a/ Survewr & Mapper NO. 6711 561, 417-0700 NOT VA UNLESS IT BEARS THE SIGNATURE AND 7HE ORIGINAL RAISED L OF A FLORIDA LICENSED SURVEYOR AND MAPPER. 10B.-20-07-023 age 10-1 0 4 - _ - SKETCH AND LEGAL DESCRIPTION 0 /22/202 PROPOSED 25' RIGHT-OF-WAY ABANDONMENT LEGAL DESCRIPTION: A PORTION OF THE 50 FOOT RIGHT—OF—WAY LYING EAST OF AND ADJACENT TO LOT 7, BLOCK 4 OF "FOREST HILLS", ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 25 AT PAGE 57 OF THE PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF LOT 7, BLOCK 4 OF THE AFOREMENTIONED PLAT OF "FOREST HILLS"; THENCE NORTH 87'19'10" EAST ON THE NORTH PROPERTY LINE OF SAID LOT 7, A DISTANCE OF 54.68 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE NORTH 87'19'10" EAST ON THE EASTERLY PROLONGATION OF SAID NORTH PROPERTY LINE OF LOT 7, A DISTANCE OF 25.00 FEET TO THE POINT OF CURVATURE OF A CIRCULAR CURVE TO THE RIGHT; THENCE SOUTHEASTERLY ON THE ARC OF SAID CIRCULAR CURVE, HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 90'44'18", A DISTANCE OF 39.59 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 01'56'32" EAST ON A LINE 25 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF SAID LOT 7, A DISTANCE OF 79.69 FEET; THENCE SOUTH 87'19'10" WEST ON THE EASTERLY PROLONGATION OF THE SOUTH LINE OF SAID LOT 7, A DISTANCE OF 12.50 FEET TO THE BEGINNING OF A NON—TANGENT CURVE TO THE RIGHT, AT WHICH THE RADIUS POINT BEARS NORTH 28'03'28" EAST; THE FOLLOWING THREE COURSES AND DISTANCES ARE COINCIDENT WITH THE EAST LINE OF SAID LOT 7: 1) NORTHWESTERLY ON THE ARC OF SAID CURVE, HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 60'00'00", A DISTANCE OF 26.18 FEET TO THE POINT OF TANGENCY; 2) NORTH 01'56'32" WEST, A DISTANCE OF 57.88 FEET TO THE POINT OF TANGENCY OF A CIRCULAR CURVE TO THE LEFT; 3) THENCE NORTHWESTERLY ON THE ARC OF SAID CIRCULAR CURVE, HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 90'44'18", A DISTANCE OF 39.59 FEET TO THE POINT OF BEGINNING. SAID LANDS LYING IN THE CITY OF BOYNTON BEACH, PALM BEACH COUNTY, FLORIDA AND CONTAINING 2,545 SQUARE FEET, MORE OR LESS. THIS IS NOTA BOUNDARY SURVEY SHEET NO. 1 of 2 CER TIFICA TION.• SCALE:AS SHOWN THIS SKETCH MEETS 7HE STANDARDS OF PRACTICE AS S£r FORTH BY 7HE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN DRAWN BY: ELF CHAPTER 517 FLORIDA ADMINIS7MA77VE CODE. CHECKED BY:JEK BASELINE LAND SURREY LLC Date.- 813112020 1400 N.W. 1st COURT -- - BOCA RA TON, FLORIDA 33432 P v yN E. K AR, PSM, State of florido .1.Ln, Surveyor & Mopper N0. s711 (561) 417-0700 LB 8229 NO AUD, UNLESS Ir BEARS THE$16YVAIURE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER. JOB.20-07-02,3 Page 102 of 114 °� aJ ri'Nn°, . �a �z�d r_ a „•.c o 's "I a e —_ kn�i �h eT �Ht&'2 r. ° fi9'� •. � r, ., z a� ,nom � _�� IL uj n �6 5 od _ t a, r ob 5 6.p E �3< s kD C)v a»'-N % f B�✓ .-o a -� L l q oo�i W — w I� � r � ok,P• ✓ ���:,s � �m aba az7 x -� u.. o m" / � o c \ N � dE 1��� z0m� w� v © � 4 a L– ot r. m \`�✓ >p � N � o1 � .r� �� ea \ w � ! 6 '� m�om Q h�.`'tl� IX N V C oUJ Cel e .0 0orl-e .ra-o. „ d r a .h� •�h�- w�TO ;4/1 eol „ .� N < 4 IC, � v ,Tr � a� r ' �I 1 i .... I v � Y IT l CCE —r f t1'^ W Z (n , N k O LL O r- r x LO O LO LO Ll N O L .$ O l � a��1fi ,, �. : t glj'rtF ll ll ill' l t k .rtel I� { r 3 t � l L 0 Z3 0 O -0 C , CO — O tLLJ W a „ a) �., O Y �1 In r— O LOt LO ,- N N O INI CU LLI a _ = t I� { r 3 s £ t f i EXHIBIT F Conditions of Approval Project Name: 704 SW 2511- SW 611 Street Abandonment File number: ABAN 20-010 Reference: 111 review documents identified as Abandonment Application with a September 22, 2020 Planning and Zoning Department date stamp marking. DEPARTMENTS INCLUDE REJECT ENGINEERING / PUBLIC WORKS/ FORESTRY/ UTILITIES Comments: 1. Provide a 12 feet wide utility easement. X 2. Canopy trees shall not be planted within the easement. X FIRE Comments: Not applicable. POLICE Comments: Not applicable. BUILDING DIVISION Comments: Not applicable. PARKS AND RECREATION Comments: Not applicable. PLANNING AND ZONING Comments: 1. Provide necessary easements to cover existing and future utility X facilities as needed. COMMUNITY REDEVELOPMENT AGENCY Comments: Not applicable. Page 106 of 114 704 SW 2511 Street—SW 611 Street Abandonment (ABAN 20-010) Conditions of Approval Page 2 of 2 PLANNING & DEVELOPMENT BOARD CONDITIONS Comments: To be determined. CITY COMMISSION CONDITIONS Comments: To be determined. ADDITIONAL REPRESENTATIONS/ COMMITMENTS The applicant or applicant's representatives made the following representations and commitments during the quasi-judicial and/or public hearings that now constitute binding obligations of the applicant. The obligations have the same weight as other conditions of approval. S:\Planning\SHARED\WP\PROJECTS\704 SW 25th(SW 6th Street Abandonment)\ABAN 20-010 COA.docx Page 107 of 114 DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: 704 SW 25th Avenue— SW 6th Street Abandonment (ABAN 20-010) APPLICANT: Zachary Schaffer, Property Owner APPLICANT'S ADDRESS: 4807 NW 16th Terrace, Boca Raton, FL 33431 DATE OF HEARING RATIFICATION BEFORE CITY COMMISSION: December 1, 2020 APPROVAL SOUGHT: Request for abandonment of a portion of the SW 6th Street right-of-way (ABAN 20-010) consisting of 25 feet of unimproved swale abutting the east lot line of the property located at 704 SW 25th Avenue. LOCATION OF PROPERTY: Portion of the SW 6th Street R.O.W. located south of SW 25th Avenue, and north of SW 25th Place. DRAWING(S): SEE EXHIBITS "B", "C", "D" & "E" ATTACHED HERETO. THIS MATTER was presented to the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the approval sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the approval sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant _ HAS HAS NOT established by substantial competent evidence a basis for the approval requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "F" with notation "Included." 4. The Applicant's request is hereby _ GRANTED subject to the conditions referenced in paragraph 3 above. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other: DATED: City Clerk S:\Planning\SHARED\WP\PROJECTS\704 SW 25th(SW 6th Street Abandonment)WBAN 20-010 DO.doc Page 108 of 114 7.7.F. New Business 10/27/2020 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM PLANNING AND DEVELOPMENT MEETING DATE: 10/27/2020 REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve amending the LAND DEVELOPMENT REGULATIONS, Chapter 3. Zoning, Article III. Zoning Districts and Overlays, Section 8.E. Downtown Transit-Oriented Development District (DTODD) Overlay, to add a density provision in support of workforce housing in MU-2, MU-3, MU-4 and MU-C zoning districts. Applicant: City-initiated EXPLANATION OF REQUEST: Currently, projects located in the Downtown Transit-Oriented Development District (DTODD) Overlay can avail themselves of 25% density and height bonuses through participation in the City's Workforce Housing Program (W HP). Both construction (on-and off-site) and a fee-in-lieu can be considered. The CRA Plan future land use (FLU) recommendations for lands within the DTOD District are predominantly high-density categories of MXH and MXM. A large share of these properties are already reclassified, though most are not yet rezoned to the corresponding mixed-use zoning districts. The potential for high density— including an additional density bonus— contributed to dramatic rise of the area land prices in recent years, resulting in extremely high development costs in the City's downtown. Expensive multi-level structured parking, required in the highest density projects, further jeopardizes project viability. The density bonus available through the W HP would make such projects feasible; however, the reviews of the program by the private sector indicate that major revisions are needed for the program to both achieve its goal and make it work for developers. While revisions to the W HP are forthcoming, the proposed amendment would constitute another tool to increase the number of units in the DTOD District and support workforce housing for the moderate-income households. Staff is also evaluating other attainable housing-supportive amendments to the Land Development Regulations. The proposed amendment would allow a multi-family dwelling not exceeding 750 square feet of habitable space and located in MU-2, MU-3, MU-4 and MU-C zoning districts within the Downtown Transit-Oriented Development District (DTODD) to be counted as one-half unit(1/2)for the purpose of the density calculation. A development will meet the requirements of the proposed amendment if: • The density calculated by counting the units sized 750 square feet or smaller as half-units does not exceed the maximum density of the zoning district; and • The density calculated by counting each individual unit as a whole unit does not exceed the maximum density of the underlying future land use classification in the DTODD as established by the Future Land Use Element of the Comprehensive Plan. Additionally, dwellings subject to the proposed amendment would be limited to studio-and one-bedroom units. No specific affordability requirements would be attached to the units, but their size may keep rents at a level potentially affordable to moderate-income households. The units would be targeting small households such as young professionals, married couples without children, small families, or single adults. Page 109 of 114 In addition to expanding attainable housing options, the amendment would: • Increase overall supply of housing, with choices for different generations/lifestyles. • Encourage higher population density in proximity to public transit; specifically, increase gross density in the station area in support the future Coastal Link Commuter service. • Foster implementation of the CRA Plan's vision for a successful, lively downtown through added demand for retail and restaurant uses. • Address the financial feasibility issue as described in the "Background' section above. Under the proposed code amendment, no height increases will be allowed above the maximums determined by the zoning districts. Lastly, it's noteworthy that this concept of allowing small units to be counted at one-half a dwelling unit is currently being utilized in Sarasota, and in Martin and Broward counties. HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? No direct impact on City programs or services FISCAL IMPACT: Potential increase in property tax revenue ALTERNATIVES: None recommended STRATEGIC PLAN: STRATEGIC PLAN APPLICATION: CLIMATE ACTION: No CLIMATE ACTION DISCUSSION: N/A Is this a grant? Grant Amount: ATTACHMENTS: Type Description D Staff Report Staff Report D Amendment Proposed Amendment D Location Map Location map Page 110 of 114 ' DEPARTMENT OF DEVELOPMENT PLANNING AND ZONING Memorandum PZ 20-025 TO: Chair and Members Planning& Development Board FROM: Hanna Matras Senior Planner THROUGH: Ed Breese Planning and Zoning Administrator DATE: October 15, 2020 RE: Approve amendments to the LAND DEVELOPMENT REGULATIONS, revising Chapter 3. Zoning, Article III. Zoning Districts and Overlays, Section 8.E. Downtown Transit-Oriented Development District (DTODD) Overlay, to add a density provision in support of workforce housing in MU-2, MU-3, MU-4 and MU- C zoning districts. Background Currently, projects located in the Downtown Transit-Oriented Development District (DTODD) Overlay can avail themselves of a 25% density and a height bonus through participation in the City's Workforce Housing Program (WHP). Both construction (on-and off-site) and a fee-in-lieu can be considered. The CRA Plan future land use (FLU) recommendations for lands within the DTOD District are predominantly high-density categories of MXH and MXM. A large share of these properties are already reclassified, though most are not yet rezoned to the corresponding mixed-use zoning districts. The potential for high density—including an additional density bonus—contributed to dramatic rise of the area land prices in recent years, resulting in extremely high development costs in the City's downtown. Expensive multi-level structured parking, required in the highest density projects, further jeopardizes project viability. The density bonus available through the WHP would make such projects feasible; however, the review of the program by the private sector indicate that major revisions are needed for the program to both achieve its goal and make it work for developers. While revisions to the WHP are forthcoming, the proposed amendment would constitute another tool to increase the number of units in the DTOD District and support workforce housing for the moderate- income households. Staff is also evaluating other attainable housing-supportive amendments to the Land Development Regulations. Page 111 of 114 DTOD District Overlay Amendment(CDRV 20-004) Memo PZ No. 20-25 Proposed Amendment The proposed amendment would allow a multi-family dwelling not exceeding 750 square feet of habitable space and located in MU-2, MU-3, MU-4 and MU-C zoning districts within the Downtown Transit-Oriented Development District(DTODD) to be counted as one-half unit (1/2) for the purpose of the density calculation. A development will meet the requirements of the proposed amendment if: • The density calculated by counting the units sized 750 square feet or smaller as half-units does not exceed the maximum density of the zoning district; and • The density calculated by counting each individual unit as a whole unit does not exceed the maximum density of the underlying future land use classification in the DTODD as established by the Future Land Use Element of the Comprehensive Plan. Dwellings subject to the proposed amendment would be limited to studio-and one-bedroom units. No specific affordability requirements would be attached to the units, but their size may keep rents at a level potentially affordable to moderate-income households. The units would be targeting small households such as young professionals, married couples without children, small families, or single adults. In addition to expanding attainable housing options, the amendment would: • Increase overall supply of housing, with choices for different generations/lifestyles • Encourage higher population density in proximity to public transit; specifically, increase gross density in the station area in support the future Coastal Link Commuter service. • Foster implementation of the CRA Plan's vision for a successful, lively downtown through added demand for retail and restaurant uses. • Address the financial feasibility issue as described in the `Background' section above. Under the proposed code amendment, no height increases will be allowed above the maximums determined by the zoning districts. This concept of allowing small units to be counted at one-half a dwelling unit is currently being utilized in Sarasota, Martin and Broward counties. Conclusion/Recommendation Staff proposes these code amendments to continue revising LDRs to support quality redevelopment and economic growth in the CRA and citywide. -2- Page 112 of 114 E. Downtown Transit-Oriented Development District (DTODD) Overlay. 1. Intent. This overlay implements Policy No. 1.18.1 of the Comprehensive Plan's future land use element which establishes the DTODD to improve land development patterns around the future station of the planned commuter service. The overlay's features further enhance the vision embodied by mixed-use zoning districts with increased density and intensity as well as strong emphasis on interconnectivity throughout the area. 2. Defined. The DTODD Overlay coincides with the Station Area of a one-half ('/2) mile radius around the intersection of Ocean Avenue and the Florida East Coast rail corridor, which is the anticipated location of the Downtown Boynton Beach Station for the planned commuter Tri-Rail Coastal Link service on the FEC Corridor. 3. General. See additional standards and requirements for mixed-use (urban) districts based on the proximity to the planned train station in Chapter 3, Article III, Section 5.A. 4. Use(s) Allowed. For the DTODD, allowed uses are based on the underlying zoning district. See "Use Matrix," Table 3-28 in Chapter 3, Article IV, Section 3.D. 5. Building and Site Regulations. See Chapter 3, Article Ill, Section 5.C. 6. Districts. Ffficiengy. .n one-bedroom unitswhichare53. r � �t or l nay ... . . ...... . . ... .. ...:.... .. . .. . as one-half ( it, shall not exceed. a. 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