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Minutes 01-09-79MINUTES OF THE REGULAR MEETING OF THE PLANNING L ZONING BOARD HELD AT CITY HALL, BOYNTON BEACH, FLORIDA, TUESDAY, JANUARY 9, 1979 PRESENT Fred P. DiSalle Ezell Hester Gene Johnson Fred J. Kostner Caesar Mauti Arnold E. Thompson Carmen Annunziato, City Planner Craig Grabeel, Asst. City Planner ABSENT Louis Reiser (Excused) Mr. Annunziato called the meeting to order at 7:30 P. M. and announced he would act as Chairman to get the meeting into the organizational stage. He introduced the members of the Board and acknowledged the presence in the audience of Mayor Edward Harmening, Vice Mayor Betty kiscoe and Councilman Norman Strnad. Mr. Annunziato referred to the documents distributed to the members and advised they consisted of a copy of the current zoning map, the subdivision regulation in a black binder, the zoning regulations in a black binder, and a copy of the Compre- hensive Plan Technical Report. He told about the preparation of the Comprehensive Plan and explained that we are now at the stage to commence public hearings since the plan has to be adopted by July 1, 1979. He explained how other agencies had to review the plan and suggested that public hearing dates be set tonight with a workshop meeting to be held in the interim with the Board and City Council to bring everyone up to date. The members agreed to set these dates at the end of the meeting. ELECTION OF OFFICERS Mr. Annunziato declared the floor open for nominations for Chairman. Mr. Johnson nominated Mr. Arnold Thompson for Chairman, seconded by Mr. Hester. Mr. Thompson was then declared Chairman by acclama- tion with all the members voting in favor. Chairman Thompson then requested nominations for Vice Chairman. Mr. Kostner nominated Mr. Fred DiSalle, seconded by Mr. Johnson. Mr. Kostner moved that nominations be closed. Mr. DiSalle was then declared Vice Chairman by acclamation with all the members voting in favor. READING AND APPROVING OF MINUTES Mr. Kostner referred to none of the previous Board members being appointed to serve this year and stated he did not know if it would be in order for this Board to act on the previous minutes or not. Mr. Annunziato replied that he thought the minutes would have to stand as submitted since this Board cannot probably act MINUTES - PLANNING g ZONING BOARD JANUARY 9, 1979 on approval of these minutes. He has read them, as has his asso- ciate, Mr. Grabeel, and they are sufficient to the fact and intent to what occurred at the last meeting. Mr. Kostner moved to accept the minutes as submitted, seconded by Mr. Johnson. Motion carried 6-0. ANNOUNCEMENTS Chairman Thompson asked if there were any other announcements and Mr. Annunziato referred to setting a date for a workshop meeting to review the technical report of the Comprehensive Plan. He ex- plained how the Planning $ Zoning Board also sits as the Local Planning Agency. NEW BUSINESS Site Plan Approval Applicant: David Reed S Barry Gales (Agent - Hank Skokowski) Location: Congress Avenue, South of Congress Middle School Project Description: 78 Acres, 842 Units Garden Apartments Project Name: Meadow Lakes Chairman Thompson requested the representative to present their plans for this development. Mr. Henry Skokowski, Urban Design Studio of West Palm Beach, came be~re the Board and referred to having limited experience working with the City, but told about his firm doing work in the County area and other municipalities. He explained the location of the property being west of Congress Avenue and north of the Woolbright Road e~tension. He referred to the entire parcel being 100 acres but pointed out that the proposed plans were for 78 acres. This property is zoned R-$ for residential use and the land is 500 fee~ away from Congress Avenue being separated by commercially zoned land. Mr. Skokowski then told about the history of the property with Sears purchasing the property about ten years ago with plans to develop it as a regional mall, but told about changes taking place and advised that the applicants, Mr. David Reed and Mr. Barry Gales, now have the property under contract to purchase from Sears. He told about these gentlemen having development experience in Canada. Mr. Skokowski then explained how this property was void of envir- onmental qualities. He referred to the plans proposing 842 dwelling units and advised this was just below the 10.8 units per acre allowed in this zoning. He explained the plans with having two and three story buildings and incorporating the concept to blend in with the existing uses. He pointed out that the taller apartments would be located on the inside with the two story units being on the outside of the loop area. The maximum height of the -2- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 buildings will be 40 feet and the height limitation within this district is 45 feet. He explained the breakdown of the acreage areas for recreation, roadways, lake, etc. They are proposing to develop this property in a mixture of renter and owner occu- pied units. According to the market, there is a t~emendous demand for rental housing and low cost housing. They hope with incorporating this mixture they will be able to accomplish some of the City's goals with providing housing needs for people and doing it in a quality development with a good portion being owner occupied. Their plans 6all for 510 ~owner occupied units and 332 rental units. He then explained how the project would be developed in phases. Mr. Skokowski referred to the proposed Phase 1 and explained that it consisted of approximately 21 acres with 216 dwelling units. It is their intention to develop this as rental units becam~e of the demand and it will be the first stage of three story garden apartments. Mr. Skokowski then pointed out the 7.2 acres of recreation area planned and told about the facilities planned. There will also be 17 acres of lakes and a total landscaped area of approximately 35 acres out of the 78 acre development. According to the formula, an additional $.3 acres are required for recreation and they have come to an agreement with the City ~hat they will pay %he mash equivalent so the City can allocate recreation to an area where there is greater need than this one. Mr. Skokowski referred to a number of concerns being raised by the staff and stated there is no question they can meet all the comments and constructive criticism from the staff and would be glad to address any of the issues. In reference to the traffic report, they will provide all roadway improvements as required. In reference to the County's requests, they have reviewed their requirements and basically have no problem meeting them. They are also prepared to make a commitment to pay the con~D~bution of $170,000 or improve the roads, whichever the County feels i~ most appropriate. They recognized the needs to meet the drainage requirements. They have submitted a report which is on file. He then explained how the drainage would provide for their pro- perty as well as the commercial property along Congress Avenue. He stressed that there is a need for lower cost housing, rental housing and multiple family housing. Their reports reflect these will sell in the $30,000 to $80,000 price range. He ex- plained how the other areas zoned R-3 could not meet the same p~rpose. Mr. DiSalle referred to provisions for police and fire protec- tion and Mr. Sk~kowski explained that adequate water supply for fire protection would be supplied and the roads would be designed so travel would not be hindered. -3- MINUTES PLANNING & ZONING BOARD JANUARY 97 1979 Mr. DiSalle referred to schools and Mr. Skokowski referred to receiving correspondence from the School Board and stated they will make the contribution of .4 of 1% of the sales price of each dwelling unit as requested. Mr. Kostner referred to the gross density being 10.79 and a large tract ~f water being shown and asked if part of the water could be eliminated to lower the density and Mr. Skokowski replied that he was re£erri~to the difference between gross and net density and clarified that the net density would be somewhere between 14 to 18 dwelling units per acre. Mr. Kostner stated he feels low density is most important for our City and this plan seems to have th~water spread with the buildings crowded in a small area creating high density. Mr. Skokowski informed him that the consideration in terms of planning is the require- ment of water retention on site. This development provides for water retention and drainage beyond the 78 acres and this is a factor for the size of the lake. Also, it is open area giving water recreational opportunities. While we may be talking about individual higher density areas~ the overall generation in terms of the number of people is no different. The open space gives a t~emendous opportunity for both recreational and physical. Mr. Hester clarified that without the water area, it would be 14 to 18 units per acre and Mr. Skokwwski replied that on pro- bably one or two pods where there are three story units and not taking the!lake area into consideration, it would be about 18 units per acre. Mr. Kostner asked if the rental properties would allow children and Mr. Skokowski replied there is no intent to limit the development as far as children. Mr. Kostner commented that a lot of plans have been submitted showing water, but not this much. He then asked what the water table in this area. is and Mr. Annunziato replied 8.3 feet. Mr. Kostner referred to having only two exits from this tract of land and questioned what would happen if one was closed and Mr. Skokowski replied that there will be one major access point along Congress Avenue. Mr. Kostner referred to the heavy traffic on Congress Avenue and Mr. Joel Wantman explained that this major access point would be signalized and added there would also be an access point to the west. Also, for a develop- ment this size, two access ~outes are typical. Mr. DiSalle referred to the total floor area being noted as 331,060 square feet and Mr. Annunziato informed him this was the lot coverage and the floor area is 823,580 square feet. Mr. Skokowski added that this means 9.7% of the entire 78 acres is devoted to the surface the buildings sit on. -4- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 Mr. Mauti questioned why Phase I consisted of all three story buildings and Mr. Skokowski explained that they thought the larg- est market demand was for rental units. Mr. Johnson asked if the entire Phase I would be rental apartments, three stories high and Mr. Skokowski replied affirmatively, garden apartments. Mr. Johnson questioned the square footage of the smallest apart- ment and Mr. Skokowski explained that some modifications were being made on this since the development firm is from Canada and their standards are a little different; however, they will meet the required standards and the size will probably be 750 to 1,000 square feet. Mr. Johnson questioned how many apartments were in each building and Mr. Skokowski explained the ~ayout for the apartments with 24 in a group. Mr. Johnson questioned how much recreational area would be set aside in Phage I and Mr. Skokowski referred to it consisting of approximately 21 acres of site area which includes some road and lake area and advised that the recreational land area is !.11 acres and the lake area is about 5.67 acres. Mr. Johnson referred to it possibly being hazardous having the recreation area bordering Congress Avenue and Mr. Skokowski informed him it would be 500 fe~t back. Mr. Johnson asked if there would be any protection for children along the lake and Mr. Skokowski explained how the edge of the lake would be landscaped with a 5-1 slope. Mr. Kostner referred to the lake being for drainage and Mr. Skokowski agreed and added that it is required. He fur- ther explained how they wanted all the residents to be able to enjoy the features of the site. Mr. Kostner questioned the depth of the lake and Mr. Skokowski informed him that the maxi- mum depth will be 20 to 30 feet. Mr. Mauti asked how much of the lake is existing at the present time and Mr. Wantman re- plied that very little of the lake is existing today and much of it is muck. Mr. Mauti questioned the use of the soil to be removed for the lake and Mr. Wantman explained that the muck would be disposed of off-site, some of the soil will be main- tained for top soil, and additional fill from the bottom of the lake will be used for fill areas. Mr. Mauti asked how much of the fill would be carted out of the area and Mr. Wantman re- plied that only the muck would. Mr. Mauti referred to the site of the muck pit at Golf Road & Congress Avenue and asked if it would be the same situation here and Mr. Wantman explained how muck will be piled temporarily as it takes 8 to 12 months to demuck the site. Another gentleman added that the contractor will be taking the muck off-site. Mr. Johnson referred to the number of people living in Phase I and Mr. Skokowski explained that there would be approximately 550 with apartment living attracting families and single persons. Mr. Kostner referred to the floor price per foot on these units and after some calculation~ he was informed it would be $40 per square foot. -5- MINUTES - PLANNING $ ZONING BOARD JANUARY 9, 1979 Mr. Mauti referred to the Site improvements to be made and ques- tioned whether the roads would be constructed entirely or just in phases and Mr. Wantman explained how the site would be cleared, the lake formed, the road graded to a point past Phase I, the utilities brought in and th~ would continue as they develop. Mr. Mauti questioned the running feet of the road in the whole project and Mr. Skokowski informed him that the overall property has approximately one mile, 5,200 feet of 80~ right-of-way, which is the collector loop. Mr. Johnson questioned the contribution to be made to the School Board from the rental apartments and Mr. Skokow~a~ replied that the School Board has standard procedures and whatever the School Board's policy is relative to rental units, they will gO along with it. Mr. Mauti asked if there were any provisions for the bonding for the roads, sewers and utilities and Mr. Annunziato replied that once the site plan is approved, the next step would be to com- mence the procedure of the subdivision ordinance. The dredging going on right now is bonded. Ail extensions of public utili- ties, roads, sidewalks, lighting are subject to bond. Mr. Mauti referred to the possibility of the development not working out and questioned the result if the roads and utilities were not installed for the entire development and Mr. Annunziato replied this would have to be addressed when the preliminary plan is submitted. If there was public interest into the completion of the road and the staff and City Council felt it would be encum- bent to have all the facilities bonded with a completion time, this could be included in the approval. Generally speaking, phases are bonded individually and each phase stands on its own. Mr. Maut~ referred to having a responsibility to the people moving here and Mr. Annunziato agreed this is a significant issue. Chairman Thompson referred to the time frame for construction and questioned when the first apartments would be completed and a gentleman explained how the project would be demucked anddeve- loped almost simultaneously. He told how six months was needed to reclaim the land, but within that six month period all por- tions of the property would be started in terms of development and probably completed within 18 to 24 months. Depending on the market conditions, they hope the total development is sold out in 24 months. He further explained how the land clearing and land development would progress in stages. Chairman Thompson asked if the 20 commercial acres adjacent to Congress Avenue was owned by this firm and Mr. Skokowski replied that it is currently owned by Sears and i~ under contract by the developers. Chairman Thompson asked if there were any plans -6- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 in the development of the front 20 acres to widen the access road towards the western side of the property and Mr. Skokowski replied that a traffic analysis has been prepared and they have made a committme~t to provide all the recommended improvements~ and he explained. Chairman Thompson asked if there were any platted roads to the north of the project and Mr. Annunziato replied at one time, the roads were platted but they were aban- doned several years ago in conjunction with the Sears proposed development. Chairman Thompson asked if the front 20 acres would require demucking and Mr. Skokowski replied that it will all be completed and Mr. Wantman added that the 20 acres has very little muck and all the muck will be taken off the site at one time. Chairman Thompson asked if the drainage district had any re- quirements regarding completion of the lake and drainag~e into the canal prior to completion of Phase II and Mr. Wantman ex- plained how there would be an outfall to the canal to the south withaa controlled structure. He explained how Phase I would have pipes coming into the lake at different points. He ex- plained how the dramnage construction would progress. He also explained how drainage easement deeds would be issued. Chairman Thompson referred to the rental buildings and asked if the firm would retain ownership or if they would be sold to other private enterprises? Also, he questioned who was respon- sible for the maintenance of the open and recreational areas? Mr. Skokowski replied that it was his understanding the developer will retain ownership of the rental units. He then explained how there would be a full maintenance program for the maintenance of all common properties with~e rentals and homeowners associa- tion. He explained how such a program would be easy to incor- porate with the rental area being surrounded with the loop system road. Chairman Thompson asked if the lake would be used for swimming and Mr. Wantman informed him that the Palm Beach County Health Department does not allow swimming in these type of lakes. Chairman Thompson then read the attached memo dated December 29, 1978 from Mr. EdgardE. Howell and asked if this was corrected and Mr. Skokowski replied they had not made the first change. He explained how they possibly overlooked the separation re- quirement with orienting the units to benefit from the open space. It is also possible they may have depicted fewer handi- capped spaces than required. They thought they met the require- ments and if they have not, they will certainly meet the laws. Mr. Hester stated his concern is the density. They have started with 10.79 and it almost doubles with the lake. Is there any- thing which can be done to bring the density down and Mr. -7- MINUTES - PLANNING g ZONIN8 BOARD JANUARY 9, 1979 Skokowski replied that the basic premise i§ the ability to provide housing in the range of $30,000 to $60,000 and it is a matter of economies. The pmoperty is zoned for 10.8 units per acre. They feel this is the best plan in terms of development and they ame willing to contribute their fair share to utilities, schools, etc. If the density was reduced to 7 to 8 units, they probably could not talk about mental housing. They are aware of the market in this areaaand feel they can.meet the needs with this type of package. Chairman Thompson asked if Mr. Annunziato had any comments. Mr. Annunziato replied that Mr. Skokowski has bmought out the finer points~and he would like to address the departments~ comments. He explained the review by the Technical Review Board and pointed out their comments noted on the site plan. He explained the procedure with the comments from the Techni- cal Review Board being put in the form of a memo or being made an addendum to the plan and how this Board makes a recommenda- tion to the City Council with incorporating the comments or not. Mr. Annunziato again read the attached memo dated December 29 from Mr. Howell to be recorded in the minutes. He read the Fire Marshall's comments for all water lines to be looped and fire hydrants provided as required in the subdivision regula- tions. He read the attached memo dated January 8, 19~9~ from Mr. Tom Clark for the record. He read the attached memo dated January 4, 1979, from Mr. Perry Cessna for the record. He added that the applicant has suggested serving this property by two pumping stations and he explained how the fewer number of pumping stations, the better. The staff recommendation is only one pumping station be permitted and gravity lines be in- stalled. Mr. Annunziato continued with reading the Police Department's comments to provide access to Knut~ Road. The Public Works Department noted that no dumpsters can be located at deadends unless a sufficient turnaround is provided. He then read Mr. Charles Frederick's memo dated January 3, 1979 (attached). Mr. Annunziato referred to also incorporating into our review the Water Management District, Palm Beach County and the School Board and explained how plans for large developments also required approval from these other agencies. He then read the attached letter dated December 21, 1978, from the South Florida Water Management District into the record. He read the attached letter dated December 25, 1978, from Mr. Charles Walker, Director of the Traffic Division for Palm Beach County, and also the memo of understanding submitted by the County. He then read the attached letter dated January 2, 1979, from the School Board of Palm Beach County. -8- MINUTES - PLANNING $ ZONING BOARD JANUARY 9, 1979 Mr. Annunziato stated his comments are that the project as pro- posed is not in harmony with the existing, approved or proposed developments in this area and not consistent with the proposed comprehensive plan. His reeommendationis to develop this site as a PUD with mixed land uses and densities in conjunction with the proposed land uses. He feels the issue is consistency with land use in general and he read Page 420.15, Paragraph 7B of the City Code for clarification. He then pointed out on the zoning map the various developments existing, approved and proposed along Congress Avenue and noted the densities and uses. This development is not consistent in general with the land use in general to the north, south and east. Secondly, this violates the intent of k-3 zoning with not addressing buffering. He read the applicable paragraph from the k-3 zoning classification. He clarified the factors to be considered are the location of the area and buffering of the area to compliment the adjacent uses or districts and he thinks it can be argued that this plan does not properly graduate away from the lower density proposed and the existing and approved. Mr. Annunziato continued that-tkis is not in consistency with the approved plan. The plan provided a shopping mall for this area. He enumerated further the various developments approved along the Congress Avenue corridor and their lower densities. These amendments to the 1972 plan indicate a change in the Congress Avenue corridor and all future uses should be consis- tent. Mr. Annunziato stated that furthermore, this is not consistent with our proposed land use plan. We have been in the planning process ~n our plan for approximately ~5 months. We have developed a land ~se concept plan and no development can be contrary to it when adopted. This has been made public for approximately one year and a land development plan has not been issued contrary to it since it was proposed. He referred ag&in to the recent developments in the area with lower density. This application is located in an area currently zoned and C-3 and it is recommended for low density to be consistent with low density in the City and County. His recommendation is the site plan should be developed as a PUD with mixed land uses and the density should be consistent with recently approved densities in the Congress Avenue corridor. Also, the proper buffering should be considered. Mr. Skokdwski replied that they appreciated this analysis and do recognize the concerns. As a planner, he recognizes the movement to decrease densities. However, there are other points of view to consider. They are not convinced there is such a serious question of the relationship of this property to their neighbors. This property stops 500 feet ~rom the center line of Congress Avenue. The nearest home would be -9- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 700 feet away, which would be in Leisurevilte. He referred to Woolbright Road being to the south and stated this is an 80t right-of-way, and there is a narrow strip to buffer the property which was dedicated to the City. To the north, the property is vacant and they understand the development proposal is for duplexes and there will be roadway and open space between. The parking areas will be adequately landscaped for buffers. There is more than adequate separation ~rom the two story buildings.to the three story buildings. Also, Quail Ridge is at least 300 feet from their property separated by undeve- loped vacant land. He then referred to this site being barren and explained how when an area was developed with 5 units per acre, there were usually nice large trees to compliment the homes. This land does not have the same potential as other land and is appropriate for multiple-family development. Also, he believes the net density planned for the property to the south is 10 to 15 since they have a larger lake and Mr. Annun- ziato informed him that the overall is about 6.5 and some pods go to 15. Mr. Skokowski continued that this development is trying to provide housing not available as it should be. The question to provide proper housing is the most serious question. The other developments referred to rezoned from agricultural to residential use, but they are not talking about upgrading in zoning because this property has been zoned R-3 for some time. The developerst thinking in 1969 was to build 13 story buildings, but their thinking has changed and they are receptive and agree with lowering the densities, but there is a problem if they do not agree with two or three story buildings as they are needed and this is a good site. Mr. Skokowski referred to the memos and stated he didn't think there were any issues they would have serious problems with. They are in agreement with the School Board's letter and will make the commitment of .4 of 1%. They are in total agreement with the Engineering Departmentts recommendations and will provide all the improvements and requirements asked for. In terms of the utilities, they do not think the site requires a loop system, but agree to do it and it will cost about $10,000 extra and they will complete the system which is not required to serve their property. In reference to recreation, he does not think they want the strip developed on Woolbright Road as a neighborhood recreational facility. He is not sure why they would want to take a recreation area in a good location and put it against commercial property and put in by a narrow strip of land with a foot bridge across an 80 ft. canal. They have provided the recreational facilities for their land. They think this is the best plan they could provide for this property and it will provide housing needed and satisfy the Cityts goals. He thinks there is a conflict to decrease den- sities when a lot of people need lower cost housing. He is requesting this plan to be studied for this property which is developed within the limitations of the zoning it has and probably the plan best for this location. -10- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 Mr. Kostner stated that he has listened to the comments by Mr. Annunziato and these coordinate with his. As far as density, he cannot go along with the plan as shown. He proposes the developer think along the lines of Mr. Annunziato~s comments with regard to lowering density and possibly going to PUD zoning. He is opposed to this plan at this time. Chairman Thompson asked if anyone in the audience wished to speak in behalf of this project and received no response. He asked if anyone wished to speak against this project and Councilman Norman Strnad came before the Board. He referred to the parking area shown in back of the houses and questioned whether there was sufficient access for emergency vehicles and Mr. Skokowski explained how emergency vehicles would be accom- modated with the loop access being open and the vehicles being able to cross the grassed or curbed areas. Councilman Strnad stated he would like to see developers coming into our City trying to make an attempt to create a development similar to Quail Ridge or Delray Dunes and build high priced homes. He believes there are still enough people to buy these high priced homes. He believes beautiful homes could be built around a lake such as shown in this plan. Mr. Kostner referred to elevators not being shown for the three story buildings and Mr. Skokowski told about the developer's experience in Canada being that people are willing to live in three story walk-up units that are well designed; however, they have convinced him that a large percentage will require eleva- tors here and modifications to the plans will include elevators in the buildings. Chairman Thompson ascertained there were no further comments. Mr. Kostner moved to disapprove the plan as presented, seconded by Mr. Johnson. No discussion. Motion carried 6-0. At this time, Chairman Thompson declared a recess and then reconvened the meeting at 9:50 P. M. Applicant: Location: Project Description: Mariner Village of Boynton Beach, Inc. Bob Hamilton, Agent East end of N. E. 12th Avenue 7.9 acres, 65 units, townhouses Mr. Robert Hamilton, President of Lake Worth Mariner Village, came before the Board and advised that this is probably an un- usual situation since this property has been platted several times. He told about previous plans for the plat and stated that he asked what he could do to use this same plat. He told about the City Council approving the plat on November 8 with the plans being subject to the normal processb~fore the Boards. - 1!- MINUTES - PLANNING $ ZONING BOARD JANUARY 9, 1979 He told about working with the staff to prepare the plan. He intends to use the recorded approved plat with the suggestions noted. He is requesting approval of the site plan and the proper setbacks and easements for utilities are shown. He told about the City being cooperative and allowing certain phases to proceed. He then explained the plans £or the houses and pointed out the recreation facilities. He then clarified that he has operated within the recorded plat, lived within its confines, lived within the zoning and conformed to the Council's requirements. The City having been helpful has let him submit plans for water, drainage and sewer prior to these plans tonight because this is an approved plat. Mr. Kostner referred to the memo from Mr. Tom Clark stating: ~TThe revied P $ Dplans are substantially the same as plans previously approved for the plat. A revised estimate should be submitted for the improvement costs and new bond posted." Mr. Annunziato informed them that revised paving and drainage plans have been submitted and the bond estimate was received today. This will be reviewed by the City Engineer and City Attorney and it should be a recommended condition of the appro- val. Mr. Kostner commented that this is the kind of addition we like to see in Boynton Beach. This will enhance the City's growth and will encourage other types of growth in a like manner. Also, he has noted there are street lights on the plans which is won- der~ul. Mr. DiSalle referred to the high density of 8.2 per acre and Mr. Hamilton explained how the traffic impacts and school im- pacts were a different situatibn and because of the price cate- gory and type of product, they will be dealing with app~/~xi- mately 145 people. Mr. Annunziato added that this pamticular location must also be considered and pointed out that the area directly to the south is developed with similar townhouse apartments on a deep water canal~ and the area to the east of U. S. 1 has been developed in a multi-family mode. Th~s is contrary to the Congress Avenue corridor. This plan is consis- tent with the proposed zoning and surrounding land uses. Mr. Johnson referred to only two parking places per apartment being shown and no parking area around the pool or shuffle- board courts and Mr. Hamilton replied that the project is located on a private road. The parking meets the code require- ~ments. No outside use is contemplated. Mr. Johnson questioned where guests would park and Mr. Hamilton replied that he would imagine they would park next door as everyone probably will not have two cars. Mr. Johnson commented that it is a nice layout, but it seems there shou~ld be three or four extra parking spaces and Mr. Hamilton replied that he could take away some of the common landscaped land and make a parking lot. Mr. Johnson agreed this could be a possibility. -12- MINUTES - PLANNING & ZONING BOARD JANUARY 9, 1979 Mr. Mauti referred to a 20-ft. road being shown and Mr. Hamilton replied that it is a private road, but will be buil~ according to City regulations. Mr. Mauti referred to the possibility of a car parking along the roadway and emergency vehicles not being able to get through and Mr. Hamilton replied that he could en- force no parking limits. Mr. Annunziato added that this has met the specifications for a private moad. Further discussion followed regarding the road providing proper access for emergency vehicles and it was suggested that it be incorporated into the rules for the homeowners that parking on the street is prohibited and Mr. Hamilton agreed.this could be included in the community association documents. Mr. Kostner and Mr. Johnson still made further reference to providing a few extra spaces and after dis- cussion, Mr. Hamilton pointed out there was some vacant land at the western end of the property which could accommodate four extra spaces. Further discussion followed where additional parking could possibly be located and Mr. Hamilton stressed the importance of considering the landscaping aesthetics before replacing it with parking. Chairman Thompson requested Mr. Annunziato~s comments and recom- mendations. Mr. Annunziato read the memo from the Building Official stating that the rear property line set back is not clearly indicated and the finish floor elevations are eight feet above high mean sea. He pointed out that the final plans will have to specifi- cally indicate the rear property line set back on the south tier of houses. Mr. Annunziato read the comments from the City Engineer regarding the plans being substantially the same, which was previously dis- cussed. Mr. Annunziato read the memo from the Recreation Director stat- ing: '~Based on our Subdivision Ordinance, .975 acres is re- quired for this development. Private open space and recreation credit amounts to .$88 acres (21,235.5 sq. ft.). This leaves .488 acres to be donated by the development. It is recommended that a fee in lieu of land be required equivalent to .488 acres as provided for in the Subdivision Ordinance.?' He added that according tbethe Sub'division Regulation, the Board has the alternative of setting the value for the land or if the appli- cant feels the amount set is not reasonable, he can request an appraisal. This is a recently purchasedparcel and he thinks the purchase price would be adequate and thinks .488 acres should be multiplied to give the Board an indication of the dollar amount. Mr. Annunziato recommended approval of this plan subject to staff comments. Additionally, they may want to include the request of new parking to be included in the community asso- ciation documents. -15- MINUTES PLANNING & ZONING BOARD JANUARY 9, 197 9 Mr. Johnson referred to the Meadows Lake ~lan noting 12' above mean flood level and questioned why this plan noted 8f and Mr. Annunziato explained how it varied with areas in the City. Mr. Mauti made a motion to approve this with the provisions there will be no parking on the streets and subject to staff comments, seconded by Mr. Hester. No discussion. Motion carried 6-0. SETTING OF MEETING DATES Mr. Annunziato referred to the Board classically meeting on the second and fourth Tuesdays of the month with the Commun- ity Appearance Board holding their meeting the following Monday followed on Tuesday by the City Council. It is his recommendation to continue to meet on the second and fourth Tuesday of every month at 7:30 P. M. as the Planning & Zoning Board. Mr. Hester moved to meet on the second and fourth Tuesday of the month, seconded by Mr. Kostner. Motion carried 6-0. Mr. Annunziato referred to having two minor rezonings hanging firedand advised they cannot be advertised for the January 23 meeting owing to waiting upon the determination of when the Board would meet. It has been suggested just for the next meeting that we meet on January 30,~the fifth Tuesday of the month, which will allow the City Clerk to advertise these re- zoning applications. This will be a slight deviation for this one meeting to take into the account of advertising required for these hearings. If the members are not in agreement, the applications will have to be delayed until the first meeting in February. Mr. Mauti made a motion to hold the next Regu- lar Meeting ofthe Board on Tuesday, January 30. Mr. Johnson seconded the motion and the motion carried 6-0. Mr. Annunziato then referred to having a workshop meeting to present the comprehensive plan and stated he would like to schedule this within the next seven to ~en days. He thinks the Board should be present as well as the Council members for informational purposes. Discussion followed about a con- venient time to meet and it was agreed to hold the Workshop Meeting of the Local Planning Agency on Thursday, January 18, at 7:00 P. M. Mr. Annunziato then informed the Board that dates must be set for public hearings on the comprehensive plan. He suggests these hearings be held during the f~rst week in February. The topic of one would be the land use element and the topic of the second would be the remaining elements. Judging from input from the public, these could be extended. Chairman Thompson questioned what we are looking at as far as time element and Mr. Annunziato explained that the draft plan has - 14- MINUTES- PLANNING & ZONING BOARD JANUARY 9, 1979 been submitted to approximately 20 governmental agencies for their preliminary comments. The State Statute requires the Council to submit our pmoposal to the State, County and Treasure Coast Regional Planning Council. We can only do this after we have held public hearings and the Council has held public hearings. He explained the procedure with the Local Planning Agency holding public hear- ings, preparing comments to be forwarded tOr the~City Council and then the City Council must hold public hearings. He explained how the plan must also be submitted to other agencies for their review and comments and there is also an advertising requirement for the hearings. The plan must be adopted by July !, 1979. Mr. Mauti questioned how far advanced this plan-was and Mr. Annunziato explained that a recommendation from the Planning Consultants and staff has been submitted. The document given to the members is their recommendation to the Local Planning Agency. He suggested scheduling the public hearing for the land use element for February 7 at 7:00 P. M. and the ~blic hearing for the remaining elements on February 8 at 7:00 P. M. The members expressed agreement. ADJOURNMENT Before adjourning, Chairman Thompson thanked Mr. Annunziato for his help which has definitely been a benefit and added that he looks forward to working with Mr. Annunziato. Mr. DiSalle then made a motion to adjourn, seconded by Mr. Johnson. Motion carried 6-0 and the meeting was properly adjoumned at 10~45 P.M. Respectfully submitted, uzanne M. Kruse Recording Secretary (Three Tapes) -15- Carmen Annunziato City Planner FOLD ~. FROM Edgar E. Howell Building Official /n reference to the above, I have the following con~ents.. I note son~ are 672 square feet. Our ntin~ square footage requir~_nts are 750 s~'-'ts feet. In addition, R3 zoning calls for 40 feet between =-nts are 750 s~ backs, an~unting to 20 feet, each building, buildings on side set I note the South West oorner of the project appears to be 30 feet, by scale. The site plan does not show handicap ramps, nor. handicap parking. There should be three (3) handicap spaces per building. AdditionallY,sea. finish floor elevations, will have to be 12 feet above high mean PLEASE REPLY TO '-------e- REPLY SIGNED Edgar E. Howell Received, I will add these comments to Thank you. the plan file. CSA:pf THIS COPY FOR PERSON ADDRESSED GRAYARC CO., INC., BROOKLYN, N. Y. 11232 MEMORANDUM January 8, 1979 TO: FROM: Re: Mr. Carmen Annunziato, City Planner Tom Clark, City Engineer Site Plan for Meadow Lakes Generally speaking the'site plan and supplemental information submitted is adequate for review. No existing elevations or topography have been submitted. ' Construction details for roadways are subject to the require- ments of the City standards. Sewers should be planned to eliminate one lift station if feasible. Water lines should be looped and extended on Congress as per Perry Cessna's reco~endatf~n, to be consistent with the Master Plan. Ten feet of right of way sho'uld be dedicated for Congress Ave. I recommend approval subject to the above comments and subject to approvals of the Water Management District and commitments required by the County Traffic Engineer. TAC:mb Tom Clark M bi L3 U.M Carmen Annunziato City Planner January 4, 1979 Perry A. Cessna Director of utilities Meadow L~kes Development This is to confirm our meeting and conversation of yesterday, jan. 3, regarding this subdivision. In reference to water and sewer as proposed, all internal lines must be looped. Secondly, %hey must connect to the 16" water line in front of the Boynton Middle School and run in along Congress Avenue and con- nect across theLWDD ~26 Cgn~ to the 16" line, which will be installed by Kirshner/Cogan development. Third, they must make a connection across the L-26 Cana~ at the southwest corner of their property, with a 10" line to connect onto the 16" line which also will be installed by Kirshner/Cogan. On %he sewage system, unless extreme justification is made, I cannot accept two pumping stations. This should be look-ed over to see if gravity lines can be installed in such a manner that one master pusnp- ing station can be used to tie into the force main along Congress Ave- hue. PAC:br- cc: Bldg. official City Engineer Perry A. ~essna Director of Utilities M E M © R A N D U M TO: RE: Carmen Annunziato City Planner Meadow Lakes January 3, 1979 Recommend the following: 1. Public Recreation a. Relocate the 3 acres of public dedicated park area along the L-26 Canal adjacent to the property proposed for dedication by the Kirshner-Cogen P.U.D., thus providing 6 acres of continuous acreage. The areas can be connected by a Pedestrian crossover bridge and will service both P-U.D. 's and will provide for better development, supervision, and maintenance. b. Accept a fee in lieu of land for the remaining 3~3 acres of--~required dedication as provided for in the sub-division ordinance. ~rivate_ Recreation Provide residents with a central focal area by locating the tennis~-courts, swimming-pool,-_and play or picnic area together as a cohesive unit. Charles C. Frederick Recreation Director CCF: as JOHN R. MALOY, Executive Director South Florida Water Management District POST OFFICE BOX "V", WEST PALM BEACH, FLORIDA.~k3402 TELEPHONE (305) 686-88001 REPLY REFER T0: December 21, 1978 Mri Carmen Annuziato, Planner City of Boynton Beach Planning Department P. O. Box 310 Boynton Beach, FL 33435 RE: MEADOW LAKES 30/45/43 - 98 acres 842 units Dear Mr. Annuzia.to: Following are our comments on the above multiple famTly development and a 20 acre commercial development. Water Supplx.. It appears from information contained in District files that the City of Boynton Beach which has a Water Use Permit (No. 50~OO499) from this agency which was issued on March 16, 1978 for a period of ten years with an annual allocation of 3.89 billion gallons. Based on this annua1.groundwater withdrawal allocation, the District can confirm that the City has the ground- water withdrawal capability to serve the potable water supply demands of this proposed development. Storm Water Disposal. The subject 98 acre parcel is located within the C-16 drainage basin and the Lake Worth Drainage District (LWDD); therefore, legal positive outfall is available to this project through LWDD Canal L-26. The onsite soils contain muck which will require the excavation of the muck material and the backfilling with clean fill before the property will be developable. This has been addressed by the applicant as his intention to do SO. The conceptual drainage system, as presented for review, will consist of 17 acres of lakes for the retention of the first one inch of runoff and a roadside swale system which will route the onsJte runoff to the lakes prior to discharge into LWDD L-26. However, the applicant needs to address the location of the outfall to LWDD L-26. ROBERT L. CLARK, JR. Chairman I Fort Lauderdale STANLEY HOLE Naples ROBERT W. PADRICK Vice Chairman - Fort Pierce MAURICE L. PLUMMER Fort Myers W. J. SCARBOROUGH R. HARDY MATHESON BEN SHEPARD Lake Placid Miami Hialeah NATHANIEL REED J. NElL GALLAGHER JOHN L HUNDLEY Hobe Sound St. Cloud Pahokee Mr. Carmen Annuziato December 21, 1978 Page 2. As required by Chapter 373, Part IV, Florlda Statutes, the applicant must obtain a Surface Water Management Permit prior to construction of this proposed development. In summary, no adverse potable water supply impacts will be generated by this development and the drainage system, conceptually, appears to be adequate to serve the proposed development. The District, therefore, has no adverse comments regardi.ng the water related impacts of the proposed project. if you have any questions on the above, please contact our office. We appreciate this opportunity to .comment. S i ncere ly, John R. Wodraska Assistant Executive Director JRW/PW/mk ~cc: Linda Davis Joe] Wantman Board of County Commissioners ; . D County Adm~nBstrator .......... · E C 2 2 19.78 . 'Lake Lytal  Department of Engineering ¢ · and Public Works Dennis P. Koehler ~,- BHI Medlen H.F. Kahie~ County En gineer December 15, 1978 Mr. Carmen S. Annunziato, City Planner City of Boynton Beach P. O. Box 310 Boynton Beach, Florida 33435 Impact Analysis Subject: ~ Traffic and Master Plan Dear Mr. Annunziato: In response to your letter of November 30, 1978, a proposed Memorandum of Understanding to be executed by the developers and Palm Beach County is enclosed. It is my understanding that an adjacent parcel zoned for com- mercial use is under-the same ownership as Meadow Lakes, and these two parcels really should be addressed simultaneously. The opportunity to comment is appreciated. If you have any questions or would like to meet with a representative of the County concerning this matter, please do not hesitate to contact this office. Sincerely yours, OFFICE OF THE COUNTY ENGINEER C~arles R. Walker, Jr., P.E. Director, Traffic Division CRW:ev Enclosure: Memorandum of Understanding (3) cc: Mr. Thomas A. Clark, P.E., City Engineer City of Boynton Beach Mr. K. S. Rogers, P.E., Director Land Development Division w/enclosure BOX 2429 WEST PALM BEACH, FLORIDA 33402 (305) 684-24G0 Board of County Commissioners Peggy B. Evatt, Chairman Bill Bailey, Vice-Chairman Lake Lytal Dennis P. Koehier Bill Medlen County Administrator John C. Sansbury Department of Enginee'ring and Public Works H. F. Kahiert County Engineer January 16, 1979 MEMORANDUM OF UNDERSTANDING BETWEEN PAIi~BEACH COUNTY AND H. BARRY GALES AND DAVID S. REED, DEVELOPERS OF MEADOWLAKES, BOYlqTON BEACH, FLORIDA It is understood that the Developer of Meadow Lakes will construct or provide the following improvements to Congress Avenue to help offset the traffic impact of the development on the public roadway system. (1) Dedicate an additional 10 feet of right-of-way along Congress Avenue, providing for a 60-foot half right-of-way. (2) Bear the full cost of signalization of the project's roadway intersection with Congress Avenue when warranted as determined by the County Engineer. (3) Construct all roadway requirements (including turning lanes) as outlined in the traffic impact analysis dated November, 1978 submitted by Kimley-Horn& Associates, Inc. (4) At the Developer's choice, provide one of the following two requirements: Pay a fair share amount of $170,000.00 to Palm Beach County in order to offset the impact of the traffic demand which this development will create on the road network. Construct an additional two lanes of roadway with curbed median on Congress Avenue, to the County's satisfaction, from the L-26 Canal to a point 1,500 feet north of the L-26 Canal. This construction shall commence prior to the issuance of the Certificate of Occupan9y for the 421st unit in this development. This construction shall be completed prior to Certificates of Occupancy being issued for 60% of the units (505 units). The developer shall supply a detailed set of construction plans, acceptable to the County Engineer, including drainage for this proposed construction. The developer will post a bond or letter of credit in favor of Palm Beach County for an amount equal to 110% of a certified engineer's estimate of the cost of the Congress Avenue improvements. BOX 2429 WEST PALM BEACH, FLORIDA 33402 (305) 684-2460 MEI~ORANDUM OF UNDERSTANDING BETWEEN PALM BEACH COUNTY AND H. BARRY GALES AND DAVID S. REED, DEVELOPERS OF MEADOW IAR~S, BOYNTON BEACH, FLORIDA January 16, 1979 Page 2 b. cont'd This bond or letter of credit will be furnished prior to the issuance of the 200th Certificate of Occupancy by the City of Boynton Beach, Florida. If Government 4 lanes Congress Avenue in this area prior to the development completing 50% of the project, then the developer will pay to Palm Beach County an amount equal to the engineer's certified cost estimate on which the bonding of these improvements to Congress Avenue was based. These monies shall be paid prior to the completion of 60% of the units in this project. The Developers hereby commit to accomplishing the above improvements, and it is understood that this Memorandum of Understanding and attached typical .sec- tion print for improvements, to Congress-Avenue will be made a part of the records of the Boynton Beach City Countil meeting of January-16, 1979. R. Barry Gales, Developer Meadow Lakes Date David S. Reed, Developer Meadow Lakes Date Charles R. Walker, Jr., P.E. Date Director, Traffic Division THE SCHOOl. BOARD OF PALM BEACH COUNTY, FLORIDA THOMAS J. MILLS SUPERINTENDENT OF SCHOOLS 3323 BELVEDERE ROAD WEST PALM BEACH, FLORIDA 33402 January 2, 1979 THOMAS W_ SANSBURY CHAIRMAN ROBERT $. HOWELL vice CHAIRMAN ARTHUR H. BOU~-AE BRADLEY T. COATES, NLD. JAMES C. DE LONGA DANIEL IN. HENDRtX BERNARD KIMME ~, M.D. Mr. Carmen Annunziato, City Planner City of Boymton Beach, Florida P.O. Box 310 120 N.E. 2nd Avenue Boynton Beach, Florida 33435 SUBJECT: Meadow Lakes Community Dear Mr. Annumziato: The Department of School Plant Planning has reviewed preliminary infor- mation relative the proposed Meadow Lakes Community which when completed will consist of 842 multi-family dwelling units. This office estimates that Meadow Lakes will generate approximately 420 public school age stu- dents when completed. A probable grade level breakdown of which would be as followS: 188 pupils in grades K-5, 105 pupils in grades 6-8, and 126 pupils--in grades 9-12. Schools of attendance, ass,~ng existing attendance boundaries remain and no new schools are built at the time Meadow Lakes is completed, are listed below. Also listed are the present existimg membership, the additional student membership to be generated by the development and the projected total number of students to be housed when all approved development is Completed, as well as, the usable permanent capacity of each school. School Name Existing. 1_/ Membership Additional Usable Membership 1983-84 Projected Permanent from Devlop. Membership 2/ Capacity Galaxy Elem. Sch. 383 Congress Com. Mid. 1603 Atlantic Sr. H.S. 2003 188 544 308 3/ 105 1802 1440 126 2360 2072 4/ 1_/. Exisiug. membership represemts student membership reported as of 11/18/78. The 1983-84 projected membership includes students to be generated from this development and others within the schools attendance boundaries. 3/.I Planning is underway and funds are available for increasing the capacity of Galaxy Ele~.entary to approximately 600. 4_/. Planning is underway and funds available to construct a ~new senior high schools in the area whtch will assist in alleviating overcrowded conditions at Atlantic Senior High School and other senior highs in the area. Page 2 January 2, 1979 f You will note that the scho~ls which will be expected t~'serve students residing in Meadow Lakes are projected to be overcrowded by 1983-84. While there are funds available to expand Galaxy Elementary and construct a new senior high school, there are no funds available to relieve antici- pated overcrowding at Congress Community School. %~e Administration, there- fore, recommends that if the city council approves this proposed development, a condition be placed on the developers calling for a cash contribution of .4 of 1% of the sales price of each dwelling unit on a one time initial sales basis to assist the School Board in constructing additional school facilities in the area to meet t_he needs of the students expected to emanate from M~adow Lakes ........ This is a county school system and priorities for construction are estab- lished on a county-wide basis. Therefore, the School System's ability to meet building needs must be viewed against the total county school construc- tion demand. The factor that will determine when the-enrollments mentioned on the previous page will arrive is dependent upon the rate at which the various develop- ments in the area are completed. But there is no reason to doubt that en- rollments will increase when construction is completed nor can it be assumed that all growth is decades away. It should be noted that state funds are allocated to school districts based on the actual number of students in attendance rather than on projected enrollments. Based on past experience, state capital outlay funding allocations for this district are generally inadequate to provide facilities necessary for the additional students who will be enrolled when approved developments are completed. Therefore funds for capital outlay use must be generated locally, perhaps through millage increases, ad valorem bond issues, or some type of "fair share" impact assessment. Concern has been expressed by the Boca Raton City Council, the City of Boynton Beach, and the Palm Beach County Commission regarding the school construction program. It should be noted that the School Board has twice in the past seven years attempted to pass bond issues to finance new school construction. It is essential that a reliable source of school construc- tion funds be found, this will require a strong cooperative effort with the School Board by other governmental entities responsible developers and concerned parents. However, if the school funding problem could be resolved, the School Board's policy of responding negatively to proposed residential housing development could be eliminated. F~'ed W. Hay, Di~ctor School Plant Pfa. nning FWH:~LJ: sp cc: Ms. Linda Davis AGENDA PLANNING AND ZONING BOARD Regular Meeting DATE: TIME: PLACE: January 9th, 1979 7:30 P.M. Council Chambers City Hall 1. 2. 3. 4. 5.. Acknowledgement of-Members and Visitors. Reading and-Approving of Minutes. Announcements' communications. Old Business:: - New Business: Al Election of New Officers B. Site Plan Approval: Applicant: David Reed & Bar~y Gal-es (Agent Hank Skokowski) Location: Congress Avenue, South of Congress Middle School Legal Description: See attached Project Description: 78 acres, 842 units - Garden Apartments Project Name: MEADOW LAKES. Applicant: Mariner Village of Bgynton Beach~ Inc.,(Agent Bg~ Hamilton) Location: East end of N.E. 12th Avenue Legal Description: See attached Project Description: 7.9 acres, 65 units, Townhouses