CORRESPONDENCE
K1ldl1y & Aaoc'-
landscape Architectsl Planners
1551 Forum Place
Suite llJOA
West Palm Beech, Florida 33401
(407) 689-5522 . Fax: (4071 689-2592
September 15, 1994
Ms. Tambri Heyden, Director
City of Boynton Beach
Planning & Zoning Department
100 East Boynton Beach Blvd.
Boynton Beach, FL 33425
RE: Annexation Program Application #1, Palm Beach Groves
Our File No. 1172.1
Dear Ms. Heyden,
This office represents Mr. H. Loy Anderson, Jr., owner of the Palm Beach Groves parcel located
on the west side of Lawrence Road approximately 1 ,300 feet south of Hypoluxo Road. This
property is one of six properties included in the City's Annexation Program, for properties located
in the western perimeter of the municipal boundaries. A City initiated application was submitted
for this property in connection with the Annexation Program based on the fact that the property
is contiguous to the corporate limits and it lies within the City's reserve annexation area.
Additionally, this property was the subject of a previously executed Water Service Agreement,
which essentially was a commitment by the property owner to voluntarily annex at such time as
this property became contiguous to the corporate limits.
The purpose of this letter is to request City staff's reconsideration of this application, because it
also includes a Land Use Element Amendment and concurrent Rezoning request. Our office has
had an opportunity to look at this area with regard to existing uses/densities and surrounding
Land Use designations. Although the property owner has no development plan at this time, it
makes good planning sense to utilize this opportunity to designate the property with a Land Use
designation comparable to the existing Palm Beach County density, which in this case is a
Medium Residential 5 (MR5). An MR5 designation allows a density range of three (3) to five (5)
dwelling units per acre. As you will note by the attached map included with this letter, the MR5
designation occurs throughout the entire area of the unincorporated Palm Beach County.
Likewise, on the east side of Lawrence Road, unincorporated pockets include Land Use
designations of MR5, while developments located within the City have Land Use intensities
designated PUD 4.0. It is our understanding that the Land Use designation of Agricultural is
recommended by staff because this property is currently utilized for agricultural purposes.
However, as I previously mentioned, because this request is being reviewed by the Department
of Community Affairs, this would be the time to assign an appropriate City Land Use designation
of Low Density Residential, which allows 4.84 dwelling units per acre as a maximum density.
Naturally, this will alleviate the property owner from initiating a Land Use Amendment request at
a later time. Additionally, the property owner does agree that an Agricultural zoning designation
is appropriate at this time since they have no immediate develo ment lans.
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Ms. Tambri Heyden
September 15, 1994
Page 2
I am in the process of arranging a meeting with your office to discuss this matter further.
Therefore, if you have any questions concerning this matter, please feel free to contact me in
advance of our meeting.
Sincerely,
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Lindsey A. ~lter
cc: H. Loy Anderson, Jr.
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PALM BEACH GROVES 7149 Lawrence Road. Lantana. Florida 33462
Telephone (407) 965-6699
Out Of Florida
August 24, 1994
1-800'327-3208
Ms. Tambri J. Heyden
Planning & Zoning Director
city of Boynton Beach
100 E. Boynton Beach Blvd.
Boynton Beach, FL. 33425
Re: Annexation Program Application Number 1
Palm Beach Groves
Dear Ms. Heyden:
As the current property owner for the above referenced parcel, this
letter shall serve as an objection to the proposed Land Use Element
Amendment for the subj ect property. Al though this property is
currently used for agricultural purposes, the Palm Beach County
Comprehensive Land Use Plan currently designates this property as
Medium Residential 5, which would allow up to five dwelling units
per acre as a Planned unit Development. Under the current
Annexation proposal by the City of Boynton Beach, the development
potential of the property would be severely restricted, requiring
the property owner to go back to the city for a Land Use Amendment
to achieve what is currently designated on this property by Palm
Beach County.
I h~ve engaged the Land Pl=nnin~ Firm of Kilday & Associates, Inc.,
to represent my interest in this property as I was not thoroughly
aware of the Annexation process. I do realize that this property
was the subj ect of a previously executed Agreement for Water
Service, however, I strongly obj ect to the proposed Land Use
Element designation of Agricultural at this time.
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G]BSml ~, ADAMS P.A. ~ 4077::.87459
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GIBSON & ADAMS, P.A.
303 BANYAN BLVD" SUITE 400
WEST PALM BEACH, FLORIDA 33402.1629
407/655.8686
Fax: 4071832-6236
FAX TRANSMISSION COVER SHEET
Date: October 3, 1994
lo: Tambr; Heyden,
Director of Planning and Zoning
Fax: 375-6090
Re: Palm Beach GrovE's
Sender: Herbert C. Gibso'l
YOU SHOULD RECEIVE FOUR PACErS), INCLUDiNG THIS COVER SHUT. IF YOU
DO NOT RECEIVE ALL THE PAGES, PLEASE CALL 10 AT 407/655-8686.
THE 'NFORMATlON CONTAINEO IN THIS MESSAC"! IS ArTORNEV PRI'o/lLEClEOANO CONFIOENT",-UHFORMATION INTENCED
f'OR Ttl~ us; OF TfiE INDIVIDUilL OR ENTITY TO WHOM IT .S ADDRESSED, IF THE REA.OER OF THiS MeSSAGE IS NOT THe
INrENDEO RECIPIENT, THE ,~GENT OR EMPLOYEE R~S?OHSlaLE TO DELIVER IT TO THE INTENOEO RECIPIENT. YOU ARE
HEREBY NOTIFIED THAT ANY DISSEr~INATlaN, DISTRIBUTION OR COOYiNO OF THIS COMMUNICATION IS STRICTLY
PROHI"Il;:t1. i!'" YOU t'lAV~ KECEI\,''f::D H'ti:5 GOMMU"'l!CATCQN IN ERROR., PLeASe: NOTICe: us ey Te:Lep~iONt, Pl..fASE.
nEnJRN ,....,~ 1.INCO~I~O MES&AC1E TO' US 8Y U.s. MA,L TI-IANK you.
_t>.fI'*_.~."'__._"_.H1r_""""""'''''''_
MESSAGE:
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G! BSml 8, ADAMS P. A. ... 4077387459
NO. 265
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October 3,1994
Via fac;imile: 375-6090 and by hand delivery with enclosures
Ms. lambri Heyden
Director of Planning and Zoning
City of Boynton Beach
100 E. Boynton Beach Boulevard
Boynton Beach, Florida 33425
Re: Annel(;;tior1 Prnl'r;;m Application Number 1 Palm Beach Groves
Dear Ms. Heyden;
This office represents H. Lay Anderson, Jr., the owner of a parcel of land located on the west
side of Lawrence Road, commonly known as "Palm Beach Groves," Mr. Anderson's property
is one of six properties included in the city's annexation program for properties located on
the western perimeter of the municipal boundaries of Boynton Beach. The annexation
process for this parcel was initiated based on an agreement dated April 24, 1987 for the
provision of water service. This document purports to be a voluntary petition for municipal
annex3tion PU'5Uilnt to Fla. Stat. 171.044. This agrHment for water services contains, in
paragraphs 8 and 9, language that purport, to Ci'eate a CQvenant for annexation running with
the land, that is indefinite in duration/Not only does this documel'll fall to include a ~
limitation, but contains no provision 1'01' the contemplated land use in the event of an
annexation.
It is our position that under currently existing Florida law, this documenr purporting to be a
voluntary petition for annexation is void as an unreasonable restraint on property. ~Iorida has
a policy prohibiting restraints on property of unlimited duration as they prevent the free
10.03/94
14:02
GIBSON & ADAMS P.A. ~ 4077387459
NO. 265
[;10:
HEYDEN, Tamn
Re: Palm Beach Groves
October J, 1994
Page 1
alienation of ~ro~erty. This principle was enunciated by the Florida Supreme Court in the
case of lSleha v phillios In 1980, a copy of the case is enclosed with this letter. The court
stated that in order to determine the validiti of the re$traj"t,~ou must look at th.. long-I..rm
effect on im rovement and m ability of the ro A' . If it has an unreasonable negative
. e mar etabili 1m rove the ro e ,It is invalid. This principle is
equally tru.. wh..n the subject matter of the covenant is the provision of municipal services.
See the enclosed case of Collins v. Pic-Town W~tAr Works from 1964.
In reviewing the restraint in the 1987 agreement In light of Florida's reluctance to impose
unreasonable restrictions on property, it is apparent that the 1987 agreement would be void
as an unreasonable restraint on Mr. Anderson's property. it is unlimited in time.(~'et purports
10 run with the land for an indefinite period~ This restriction unreasonablv and adversel\!
affects Mr. Anderson, or any future grantee, in an effort to improve Olnd market the property.
Furthermore, the language in the agreement is va~e in that it does not make any provision
for the potential land use in the 2Vent of an annexation, Under Florida law, when a covenant
;-5 vague or arnbil:uous, COUrts will resolve all doubts in favor of the free and unrestricted use
of the property. When Mt, Anderson signed this Olgreement, the el<i.ting Palm Beach County
land use for the property was medium residential 5, allowing three to five dwelling units per
acre. in light of Fla. Stat. 171.062(2), Mr. Anderson certainly contemplated that if the area
was ever annexed, it would be annexed unde1' a similar land use designation as that
designated by Palm Beach County. Since the 1987 agreement does not contain any
design,ltion of whal the land use would be in the event of annexation, courts should construe
the ambiguity against Boynton Beach and in favor of free and unrestricted use of the property.
Finally, ! have grave doubts about the enforceability of a oarallr'lph aereeinR 10 a volunt.:.ry
petition for annexation when the subject maner of the agreement was provision of waler
services. This agreement should be voided as an adhesion type of agreement because it
attempts to condition the provision of water services on agreeing to be annexed into the city
at some future date. This is not eouitable and would not be enforced by a court of equity.
Consider this letter a withdrawal of Mr. Anderson's purported voluntary pelition for
annexation into the city of Boynton Beach. Mr. An~r<;(ln is prepared, if necessary, to lile an
action challenging the validity of this agreement. Howev~Mr_ Anderson will voluntarily
join In the city's annexation proces@e land use designation for the Palm Beach Croves
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ID/1l3/94
14:03
GIBSON & ADAMS P.A. ~ 4077387459
NO. 265
[;l0,
HEYDEN, Tamri
Re: Palm Beach Groves
October 3, 1 994
Page 3
parcel would be low rlp.nsilv residential. which allows 4.84 dwelling units per acre as a
maximum density. This would allow Mr, Anderion to more easily develop the property in
the fuwre, although he has no immediate develooment plans,
I would suggest that you review this matter with the city's attorney. Please contact me
promptly with your responSE!.
"~'N/I L
~erbert C. Gibson
HCG:jl'l
c: H. Loy Anderson, Jr.
Kiernan J. Kilday
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DESCRIPTION: The East 643.18 feet. as mea~ured at ri9ht 6ngles
to t~e East line thereof. of Traets 9 , 16, Northeast 1/4 of
Section 1; as shown on the AMENDED PLAT of SEC.12. TWP.45S.
RGE.4~E. MAR~ A. L~MAN ET AL, as recorded in Plat Book 9, at
page 74 ~n and for the Public R$icorda of Palm Beach county,
Florida.
E:(CZPT any and all leqal R1g11;'S-Of-way, Easement. or lle....rv..-
t~ons of record.