Loading...
Minutes 10-27-20 MINUTES a PLANNING AND DEVELOPMENT BOARD ZOOM ONLINE MEETING 100 E. OCEAN AVENUE, BOYNTON BEACH, FLORIDA TUESDAY, OCTOBER 27, 2020, 6:30 P.M. PRESENT: STAFF: Dr. James DeVoursney, Chair Mike Rumpf, Director of Development Trevor Rosecrans, Vice Chair James Cherof, City Attorney Darren Allen Danielle Schwabe, Assistant City Attorney Butch Buoni Amanda Radigan, Planner II Tim Litsch Luis Bencosme, Planner I Susan Oyer Hanna Matras, Planner Chris Simon Colin Groff, Assistant City Manager,Public Services Jay Sobel, Alternate Adam Temple, Community Standards Director Lyman Phillips, Alternate Brigitte Chiappetta, Prototype, Inc. GUESTS: Brian Herbert, Gallo Herbert Architects Elizabeth Roque, Wells Landing Apartments Margaret and Zach Schaffer, Landowners Doris Jones, Tax Accountant Chair DeVoursney called the meeting to order at 6:37 p.m. The meeting is being conducted online via Zoom so as to help mitigate the spread of Covid-19 within the community. 1. Pledge of Allegiance 2. Roll Call Roll was called and it was determined a quorum was present. 3. Agenda Approval Motion made by Mr. Buoni, seconded by Ms. Oyer, to approve the agenda. In a voice vote, the agenda was unanimously approved (7-0). 4. Approval of Minutes —September 22, 2020 Motion made by Mr. Litsch, seconded by Mr. Buoni,to approve the September 22, 2020, minutes. In a voice vote, the minutes were unanimously approved (7-0). 5. Communications and Announcements: Report from Staff Meeting Minutes Planning and Development Board Page 2 October 27, 2020 Ms. Radigan stated the last project heard before the Board,Legacy of Boynton Beach, GCI, has been tabled by the City Commission and no further action has been made at this time. 6. Old Business —None 7. New Business The next three items will be heard as one with motions taken at the end of the presentation. Chair DeVoursney read the following into the record: 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 43 6.5 feet(ABAN 21-001). Before the presentation got underway, Assistant City Counsel, James Cherof, swore in all consultants and those wishing to speak in this quasi-judicial proceeding. They will be sworn in by trust and, when speaking, are to identify themselves as having taken the oath. Brian Herbert, Gallo Herbert Architects, 1311 Newport Center Drive, Deerfield Beach, Florida, gave a PowerPoint presentation (see attached), introducing Elizabeth Roque, Paul Bilton, and members of the design team. Highlights included: • North parcel just north of Martin Luther King Boulevard. • Proposing to go to MU1 mixed use zoning (20 units per acres), south part needs no rezoning. • Land use map amendment required to accomplish rezoning, changing medium density residential portion and local retail commercial to a combined mixed use low residential land use. • Next are abandonments: o Five foot utility easement along of all of these properties. o A portion of NE 4t' Street not being utilized. Meeting Minutes Planning and Development Board Page 3 October 27, 2020 • New site plan review for approval: o Three-story mixed use building with 8,350 square feet of commercial on the first floor and 24 dwelling units above. o Site plans configured for main access off Martin Luther King Boulevard and another off of Northeast 1 lt' Street. o Push building to frontage of Martin Luther Kind Boulevard to create vibrant pedestrian atmosphere. o Created courtyard for outdoor seating, art displays to create community feeling. o Parking toward back, on-street parking along Martin Luther King as well. o Sustainable development standards incorporate native plants, energy efficient fixtures, charging stations. • Overall development landscape plan: o L-2 for this proposal (northern site). o Northern parcel has met all landscape requirement, shade trees enhancing pedestrian plaza and courtyard. o Parking screened from Martin Luther King Boulevard. o Floridian theme with Caribbean flair. Balcony railings,brackets. Courtyard with gazebo along with commercial uses. o Soft but vibrant palette of colors. o Second and third floors will be residential uses; first floor commercial. • Artist's rendition from Martin Luther King Boulevard shown. Chair DeVoursney opened the floor to public comment. • Chenita Mosley, 132 NE 11 Avenue, asked how close the parking lot will be to her property. There is a private fence, but will a soundproof wall be put there? Mr. Herbert said yes, and referred to the slide showing the concrete privacy wall six feet tall anywhere the property abuts a residential property. Ms. Mosley next asked about security cameras to which Mr. Herbert said there would be some. Chair DeVoursney closed the floor to public comment. Board Comments: Ms. Oyer had several questions: • This project is stunningly beautiful, loves the colors. Is the name going to be Wells Landing and has the neighborhood agreed. Ms. Roque said the name is being changed, this is just a working title. • Suggested perhaps the railings could be black instead of white for more of a Louisiana feel. • Noticed there are 455 podocarpus at the south end and 435 at the north end; suggested coco plums which are native, green and red together and put out white flowers with a nice little white fruit; attracts bees, butterflies, and birds. Supports the urban orchard movement. Meeting Minutes Planning and Development Board Page 4 October 27, 2020 • What is the status on artwork? Ms. Roque said they would be happy to put in the coco plums to their plans. And that they want to participate in Art in Public Spaces. Ms. Oyer added that Boynton Beach is a kinetic city with the largest kinetic art event in the world, perhaps a piece of kinetic art could be installed in the front of the plaza. Also,the Vice Mayor is looking to start a mural project(using clear paint that becomes visible when it rains). Ms. Roque noted there an art wall on the northwest side has already been planned. Ms. Radigan added that this project is a tax credit product and they are formally exempt from the art program, so developers can provide whatever art they like but won't be going through the Art in Public Places program. Mr. Simon likes the colors and treatments of architectural elevations;had several questions: • Is the abandonment of the east/west five foot easement all or nothing, not just a portion of the block. Ms. Roque said technically it can be abandon any portion the City sees fit. However, if there is no public need for that easement, the proposal is to abandon from Seacrest all the way east through to this project. Mr. Simon noted if residential properties west of this wanted to have input, they would have been in attendance (Ms. Roque said notices were sent out for the abandonments; each neighbor will get 2.5 feet to the north and south of the easement.) • Agrees with Ms. Oyer that something else would be preferable to the podocarpus. Suggested a grouping of palms every third plant in a taller height to enhance the Caribbean theme; Ms. Roque stated they are happy to work out whatever this community/neighborhood would like to see, explaining that the oaks are already at a good height(18 feet). They will defer to Staff on what plantings are allowed. • Conditions of approval: o Items 1 and 2, adjustments City Staff requires, does it allow maintaining paving or parking layout as presented? Mr. Herbert said Items 1 and 2 are the 25 foot radius off Southwest 11th;after some discussion on right-of-way, it was agreed that there may be a need to further address the parking and that some of the charging stations may need to be relocated. • Breezeway is undercover and is fine. • Regarding parking, there seem to be concentrated handicap spaces on northwest portion of western building;perhaps spaces can be added to east portion of the site. Mr. Herbert noted more commercial parking is to the western side. • Regarding handicap spaces and elevators, Mr. Herbert said there are two handicap spaces near the south entranceway to the residential elevator. Mr. Litsch had two questions: • Of the 85 total parking spaces provided, are they going to be assigned? Mr. Herbert said they will be assigned with designations of unit numbers or for commercial. • What are the rents for this building? Ms. Roque said there are 60% and some 30%; one bedrooms are around $950 per month. • Excellent looking site, great design. Meeting Minutes Planning and Development Board Page 5 October 27, 2020 Mr. Litsch asked of Ms. Radigan about the abandonments, does it all go to Wells Landing and none to the church? Ms. Radigan said the abandonment is 25 wide, half will be dedicated to the Wells Landing Project, half will be dedicated to the church. Mr. Buoni echoed Ms. Oyer and previous members' comments, it is an outstanding design. Also commended the Staff on the conditions of approval. Mr. Allen agreed with the aesthetically beautiful project and presentation. One question: what will be in the small breezeway/pass-through? Benches? Glass walls to retail spaces on either side? Mr. Herbert said there will be storefronts on the front half of it and there will be a gazebo-type structure in the middle. Mr. Rosecrans had no questions and agreed that the project"Looks great, can't wait to see it." Chair DeVoursney also echoed the other Board Members, it looks aesthetically pleasing, and is thrilled that there is a developer that was able to take care of tax credit, the City has been trying for so long to get this property developed. Motion made by Ms. Oyer, seconded by Mr. Buoni, to 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. In a roll call vote, the motion passed unanimously (7-0). Motion made by Ms. Oyer, seconded by Mr. Buoni, to 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. In a roll call vote, the motion passed unanimously (7-0). Motion made by Ms. Oyer, seconded by Mr. Buoni, to approve 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). In a roll call vote, the motion passed unanimously (7-0). Chair DeVoursney read the following into the record: 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 Meeting Minutes Planning and Development Board Page 6 October 27, 2020 Mr. Herbert continued as previously, but with a new PowerPoint Presentation for the Southern Parcel, south of Martin Luther King Boulevard (see attached). Highlights are as follows: • This proposal is simpler than the north one, this is only a new site plan. • The parcel essentially wraps around an existing grocery store. • The proposed buildings are four-stories, 100 residential units. Parking situated to back of the property (none of the parking is visible from Martin Luther King). • With buildings pushed toward Martin Luther King Boulevard, a pedestrian plaza is created in front of buildings. • The leasing office, fitness area, and common areas create a quasi-commercial use look along Martin Luther King. • For the eastern building,which runs parallel to MLK, has first floor units and given them all little porches, creating a neighborhood atmosphere to make it more vibrant and pedestrian-friendly. • More green space; decorative concrete wall; outdoor functions/play area. • Sustainability elements are as in the presentation above. • Landscape plan mirrors the elements on the north side of Martin Luther King. • Elevation drawings and artist's rendering were described, Old Florida flair, same color palette, metal roofs. Chair DeVoursney opened the floor to public comment; seeing none, the floor was closed. Ms. Oyer had several comments: • On the color palette,this looks like a pink tone or pale gray? Mr. Herbert said it is more gray or off-white; Ms. Oyer suggested there should be some pink. • Regarding greenspace on the southeast corner, perhaps should explore using Florida slash pines rather than having to enrich the sandy soil. • Will the north and south developments have separate names? Ms. Roque said it will be one whole name. Ms. Oyer gave a brief story from the Historic Preservation Board on names of that part of the City, e.g., The Club Continental. Mr. Simon comments included: • Confirmation that the buildings on the south are residential top to bottom; Mr. Herbert explain the goal was to create a pedestrian atmosphere, so the residential development would have the common areas, leasing office/common spaces/fitness gym, in the first floor of the western building. Ms. Roque added the multi-purpose rooms would be similar to the clubhouse at Ocean Breeze. • On landscaping, especially, the lawns not surviving in the shade so should be planted out from the beginning. And again,break up the tree lines with palms while the oaks grow in. • Four-story building does feel like a vertical wall; an interesting treatment might be varying the roof heights in that section even at the risk of losing some residences. Meeting Minutes Planning and Development Board Page 7 October 27, 2020 Mr. Litsch commented this looks great, does what it is supposed to, looks like a comfortable way to be in town, and the front porches at street level are a good idea. Mr. Buoni thanked the developers for a well-thought out, outstanding design. Mr. Allen had no questions. Mr. Rosecrans asked about permeable pavers on the north, but not on the south. Mr. Herbert said the same pavers will be on the south as well. Chair DeVoursney wondered if there is access to the units on the north side of the building that faces Martin Luther King Jr. Boulevard and to the porches themselves. The answer was yes to both questions, similar to the recently developed townhomes along US 1. Chair DeVoursney continued, asking for a description of the residence abutting on east side of the north-faced building facing Martin Luther King. Ms. Radigan said it is multi-family, a duplex in a one-story structure and it meets the compatibility requirement for the set-back with the City. Pretty much all of the structure will be concrete block. General discussion followed on various aspects of the over-all design, landscaping/greenspace, and artwork; the sides of the buildings are articulated as much as the fronts, in anticipation of maturity of and future developments. Motion made by Ms. Oyer, seconded by Mr. Buoni, to 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. In a roll call vote, the motion passed unanimously (7-0). 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 Margaret and Zach Schaffer, 4807 NW 16 Terrace, Boca Raton, gave a PowerPoint presentation and spoke as landowners of 704 Southwest 25th Ave., who want to make Boynton Beach their home. In order to build a house big enough for their family of six, more land is needed so they are petitioning for abandonment of a 25 foot right-of-way as described on northeast corner of the lot. Will work with Richard Jones Architecture to build a single family home reminiscent of Boynton Beach's historic roots and profile of neighborhood. This will not impact any of the neighbors solely adjacent to the property, nor will it displace any utilities or easements. Chair DeVoursney opened the floor to public comment; seeing none, the floor was closed. Ms. Oyer said she drove by to check out the site and thinks this house would be a perfect addition to the neighborhood. Meeting Minutes Planning and Development Board Page 8 October 27, 2020 Mr. Simon wondered when abandoning this portion of the City's property, how are the set- back lines affected? Ms. Radigan stated all setbacks are taken from property lines, so if City abandons this portion of the road,which is between the right-of-way and the property owners, so the City deeds a portion of the right-of-way to the neighboring property owner. Setbacks will be taken from the new property lines. Discussion followed for clarity. Mr. Litsch had no comment, sees no problem. Mr. Allen had no comment, thinks the renderings are beautiful. Mr. Buoni said it looks very comfortable; Staff's background report explains it well. Mr. Rosecrans had encouraging comments as a family of six that has outgrown their home. Chair DeVoursney had no further comments; thanked applicant for their presentation. Motion made by Mr. Buoni, seconded by Mr. Simon, to approve 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. In a roll call vote,the motion passed unanimously (7-0). 7.17. 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 Ms. Oyer recused herself as she owns property with her siblings in the DTODD (see attached Form 8-13). Ms. Oyer muted herself from the proceedings and Chair DeVoursney selected Mr. Phillips to sit in as alternate. Ms. Radigan,Principal Planner, gave a PowerPoint presentation(see attached)on the Code Amendment and how to calculate density in the TOD area. The reasoning behind the amendment is that it has to do with affordable housing being that if a surplus or more units is allowed in the lower affordability range of a given building, supply will be added to a lower range of income. Also it would increase the overall supply of housing in the TOD and encourages higher population closer to public transit. It supports the vision of the CRA Plan and the City's vision for a downtown. Chair DeVoursney opened the floor to public comment; seeing none, the floor was closed. Mr. Simon had several comments calculating parking spaces. Ms.Radigan said this amendment does not affect any parking standards in effect; every unit built would have to meet current standards. It does vary by zoning district,but the ratio does not change. Discussion followed; Mr. Simon is concerned that this could create a very urban feel in a small space, could be a strain on Meeting Minutes Planning and Development Board Page 9 October 27, 2020 downtown infrastructure;scale is key. Ms.Radigan said this is Part I of a bigger study;a workforce housing workshop is planned to further discuss revisions to encourage workforce housing. Mr. Litsch was not sure he had a full understanding;it looks like half units will be counted,but not as total density of a building. Ms. Radigan that is incorrect, and explained the changes in calculating: If maximum is 60 units per acre,and five are proposed as efficiencies or one-bedroom, those five units can count as half a unit, which could count as 10 of the smaller sized units; again, this is only for density calculation. Parking and impact fees are still counted as 1:1. Mr.Rosecrans asked what kind of stress does this put on the already stressed infrastructure in these density locations. Ms.Radigan said there are two sets of density and this is still within the land use density; all of the "stress"has already been factored into land use. This will not go above land use density. As regards impact on green space and permeability, Ms.Radigan said while it sounds like more units, the"buildable envelope"is not changing of any of these sites. Changes pertain to what can go inside the building, the cap on land use can not exceed Code. Further examples were given; this is not classifying anything, rather adding to the supply of more affordable units in any given building. Mr.Phillips and Mr. Allen had no questions. Mr. Buoni spoke from personal experience; in Sterling Village they have exceed the density in the lower southeast quadrant, of 43 acres there are 840 units. It has not been a problem and they have very affordable housing; most of their units are 750 square feet or less. Chair DeVoursney clarified MU High would correlated to MU4 and MU Core; MU Medium is MU3 and MU2; there is a MU Low but it is not included in this amendment. Further clarification was that MU4 and MUC can increase by 25%, or up to 80 per acre,but another 20 cannot be added on top of that. Ms. Radigan stated there are a couple of small pockets where MU Low is allowed, but those parcels are very small. Mr. Simon had more questions on the pay-in-lieu-of fees, which Ms. Radigan said was more to do with another workforce housing program which is under review for revisions and updates. This amendment is solely to increase the supply of smaller and thereby more affordable units in buildings being built downtown; these units are not in any way income capped or dedicated workforce housing units, rather simply a way to supply for affordable units by caping the size. More examples of the difference between the two programs were explained. Broward, Sarasota, and Martin Counties have such programs as being proposed. To date, there have been no permits or building that is built has taken advantage of the pay-in-lieu-of programs. Discussion continued. Motion made by Mr. Simon, seconded by Mr. Buoni, to 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. In a roll call vote, the motion failed (1-6), with Mr. Allen, Mr. Phillips, Mr. Rosecrans, Mr. Simon, Mr. Litsch, and Chair DeVoursney dissenting. Ms. Oyer reclaimed her seat on the Board; Mr. Phillips stood down. Meeting Minutes Planning and Development Board Page 10 October 27, 2020 8. Other—None Ms. Radigan stated there is an item to be scheduled at the November 24 meeting. As this is close to Thanksgiving, if anyone does not expect to be present, please let Staff know ahead of time. The meeting can be rescheduled if no quorum is expected; but since it has to be advertised ahead of time, advanced notice is needed. It would be a virtual meeting and at present,only one item is scheduled;nothing is currently scheduled for the December meeting. Discussion ensued. Consensus was that the November 24 virtual meeting will remain scheduled. 9. Comments by Members Ms. Oyer noted: • November 12, 5:00 p.m., will be the workshop on Workforce Housing. The Workshop will be virtual; Ms. Radigan will send out the information for joining. • Sustainability Survey is on the City's website. Please fill out and share; right now it is number one in the County for responses. Mr. Buoni encouraged downloading the MyBoyntonBeach app. You will get responses within 24 hours, it has all the departments, everything that is needed, and it is free to use. 10. Adjournment Motion to adjourn was duly made and seconded. The meeting was adjourned at 9:08 p.m. Attachments: PowerPoint Presentation for Wells Landing Development PowerPoint Presentation for Wells Landing South PowerPoint Presentation for Schaffer Proposal PowerPoint Presentation for Amending LDR Chapter 3, Article III Form 8-13 for Susan Oyer Recusal [Minutes prepared by M. Moore,Prototype,Inc.]