APPLICATION
PROJECT NAME: VILLA DEL SOL
LOCATION: NW CORNER OF FEDERAL HIGHWAY & OLD DIXIE
HIGHWAY
COMPUTER ID:
PERMIT #:
I FILE NO.: LUAR 99-005 I TYPE OF APPLICATION: Land Use
CPT A 99-002 Amendment & Compo Plan Text Amend
AGENT/CONTACT PERSON: OWNER/APPLICANT:
Braley D. Miller, AICP Grove Partners, LTD.
PHONE: 561-272-0082 PHONE:
FAX: 561-272-1042 FAX:
ADDRESS: 298 Pineapple Grove Way ADDRESS: 6 Ramland Rd.
Delray Beach. FL 33444 Orangebrug, NY 10962
Date of submittal/Projected meetin~ dates:
SUB MITT AL / RESUBMITT AL 10/1/99
1ST REVIEW COMMENTS DUE: N/A
PUBLIC NOTICE:
TRC MEETING: N/A
PROJECTED RESUBMITTAL DATE:
ACTUAL RESUBMITTAL DATE:
2ND REVIEW COMMENTS DUE:
LAND DEVELOPMENT SIGNS POSTED
(SITE PLANS):
PLANNING & DEVELOPMENT BOARD 11/23/99
MEETING:
CITY COMMISSION MEETING: 12/7/99
1 ST READING 12/21/99
2ND READING 1/4/00
S:\FORMS\PROJECT TRACKING INFO
CITY OF BOYNTON BEACH, FLORIDA
PLANNING AND ZONING BOARD
COMPREHENSIVE PLAN - TEXT AMENDMENT APPLICATION
This application must be filled out completely and accurately and submitted
in two (2) copies to the Planning Department. Incomplete applications will
not be processed.
PLEASE PRINT LEGIBLY OR TYPE ALL INFORMATION
I. GENERAL INFORMATION
1. Applicant's Name (Person or business entity in whose name this
application is made) :
Gli?&>VtS P~AJe:~. LrrD
Address: & ~L..-ANt:> ~AD
~~~~. AIY 1~(gZ-
(Zip Code)
Phone:
FAX:
2. Agent's Name (person, if any, representing applicant) :
_~lg'f: "D. .M.IlA2J2:. Alct>
'M/~L-e/2 LA-<.Jt> Pl-MJA1/~ c:J6>mtlL-rMJT~7 /~.
Address: 2sf1~ PI.IJ~A~/L tCi~ve I.uA-1
t:e"/~ ~~J FL- ~
c:?0\ I Z-7Z. COSe.
Phone:
(Zip Code)
FAX: ~~ 1 Z7Z - /04-2...
3. Correspondence Address (if different than applicant or agent):*
-ro A6r~-r
(Zip Code)
Phone:
FAX:
* This is the only address to which all agendas, letters, and
other materials will be mailed.
1
II. PROPOSED AMENDMENT. The undersigned hereby petitions the Planning and
Development Board and City Commission of the City of Boynton Beach,
Florida, to amend the text of the Comprehensive Plan for the reasons
stated below:
1. Section, page number, and exact language contained in the
Comprehensive Plan which the applicant desires to be amended:
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2. Nature of Amendment requested:
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3. Properties or persons that would be affected by proposed amendment:
Apy>'-Il*:AAJ"T ~A.\Ll
4. Statement of conditions, hardships, or other reasons justifying the
proposed amendment:
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2
IV. APPLICATION FEES. Fees shall be paid at the time that the application
is submitted, according to the attached schedule. All fees. shall be
paid by check, payable to the City of Boynton Beach.
V. CERTIFICATION. (I) (We) understand that this application and all plans
and papers submitted herewith become a part of the permanent records of
the Planning and Zoning Department. (I) (We) hereby certify that the
above statements and any statements or showings in any papers or plans
submitted herewith are true to the best of (my) (our) knowledge and
belief. This application will not be accepted unless signed according
to the instructions below.
Signature of Applicant
Date
VI.
ENT
Datt/?x> /9'1
Signat re of Authorized Agent
(I) (We) hereby designate the above signed person as (my) (our)
authorized agent with regard to this application.
Signature of Authorized Agent
Date
~ kr....~.et>
4
-
MILLER
LAND
PLANNING
CONSULTANTS, INC.
C ~\ \\ C\C\ -(XJ<-.
91.Jf~1
298 PINEAPPLE GROVE WAY
DELRA Y BEACH, FLORIDA 33426
PHONE . 561 /272--OOS2
FAX . 561/272-1042
October 1, 1999
Michael Rumpf, Planning Director
CITY OF BOYNTON BEACH
PLANNING & ZONING DEPARTMENT
1 ()() E. Boynton Beach Boulevard
Boynton Beach, FL 33425-0310
Re: Comprehensive Plan. Text Amendment Application
Section l.p. Support Documents
Dear 1\1tr. Rumpf:
In tandem with the land use amendment and rezoning application submitted on behalf of Grove
Partners, L TD, I hereby submit this application to request an amendment to the text fournd in Section
1 .p. of the Comprehensive Plan Support Documents. Enclosed for your review and consideration
are two (2) copies of the requi"ed application fams, application summary, support information and
the application fee.
We appreciate your consideration and support of this application. If I can provide you with any
additional information, please call.
Sincerely,
i.
MILLER LAND PLANNIN CONSULTANTS, INC.
i I;;;;;;;:;j
c: Bert Freehof
Michael Lewis
Steve Myott/Richard Jones
C:\M L P C\PROJECTS\Villa del Sol (Boynton 151\rumpUextamdmt_transmittaL1OO1.wpd
.
MILLER
LAND
PLANNING
CONSULTANTS, INC.
298 PINEAPPLE GROVE WAY
DELRAY BEACH, FLORIDA 33426
PHONE . 561/272-0082
FAX . 561/272-1042
CITY OF BOYNTON BEACH
COMPREHENSIVE PLAN
TEXT AMENDMENT
APPLICATION SUMMARY
EXHIBIT B
October 1, 1999
This application proposes an amendment to Section 1 .p. I page 89 and 90 of the Comprehensive
Plan Support Documents. This section of the Support Documents addresses a property located at
the northwest comer of Federal Highway (US 1 land Old Dixie Highway. The current text is provided
below.
l.p Parcels at Northwest Comer of U.S. 1 and Old Dixie Hiihway
Due to the limited demand for commercial floor space along this segment ofD.S. 1, the
Coastal Management Element originally recommended that these parcels be taken out of the
Local Retail Commercial land use category, and placed in the Special High Density
Residential category. However, because a site plan and construction drawings for a shopping
center on this site have been approved by the City, the City Commission decided to keep
these parcels in the Local Retail Commercial land use category.
The property remains vacant today. The site plan and construction drawings referenced in the text
were not used. The commercial development proposed for this property was not constructed in
the ten years that this text was adopted. In hind site, t is clear that the original recommendation
of taking this property out of the Local Retail Commercial land use category was on target.
As discussed with City Planning & Zoning Department staff, the Special High Density Residential
category was recommended for this property to give incentive for this property to be developed
residentially and to encourage a revitalization to this area of the City through a new residential
project. As the text indicates, the area has limited demand for commercial floor space.
Commercial space has shifted west to be in proximity to the Boynton Beach Mall and to cater the
residential growth in the western areas of the City. In addition, the City's Comprehensive Plan
indicates a surplus of commercial properties in the City.
.
Comprehensive Plan
Text Amendment Appfication
Section 1.p. - Comprehensive Plan Support Documents
October 1, 1999
Page 2
This application is being submitted in tandem with an application to amend the land use category
of this property from Local Retail Commercial to the Special High Density Residential category that
was originally contemplated and recommended when the Comprehensive Plan was adopted in
1989 . To be consistent with the amendment application, the text needs to be changed to
reference the preferred Special High Density Residential land use category. The proposed change
to the text is as follows.
l.p Parcels at Northwest Comer of U.S. 1 and Old Dixie Highway
Due to the limited demand for commercial floor space along this segment of U.S. 1, a
recommendation of the Coastal Management Element in 1989 when the Comprehensive Plan
was that these parcel~betaK.en out of the Local Retail Commercial land use category, and
placed in the Special High Density Residential category. The recommendation was not
enacted because a site plan and construction drawings for a shopping center on this site had
been approved by the City. The shopping center has not been developed and the site plan and
construction plan approvals have expired. Therefore, these parcels should be taken out of
the Local Retail Commercial land use category, and placed in the Special High Density
Residential category to encourage development and revitalization of this area of the City.
This proposed text change will endorse the original recommendation made for the Coastal
Management Element of the Comprehensive Plan and approval of the tandem application to
amend the land use designation of this property will satisfy and enact the recommendation made
in the text.
.
~161'T k
and S.E. 12th Avenue should be limited to 2 stories (25 feet), in order
to ensure compatibility with the residences which lie to the east. In
order to minimize industrial and commercial traffic on S.E. 12th Avenue,
access to Gulfstream Lumber, should be prohibited on S.E. 12th Avenue
and other local streets in the vicinity, if this use is expanded.
1.n. Undeveloped Parcel Adjacent to Intracoastal Waterway. at S.E. 23rd
Avenue and U.S. Highway 1
This parcel is shown on the Future Land Use Plan as Special High Density
Residential; however, the Conservation and Coastal Management Elements
recommend that the portion of this parcel which is vegetated by
mangroves be preserved as such. In recognition of the need to preserve
these mangroves, this site has been placed in the Conservation Overlay
category on the Future Land Use Map.
1.0. Neighborhood in Vicinity of S.E. 20th Avenue and S.E. 3rd Street
This is a small neighborhood, which is largely surrounded by commercial
uses, and which is showing some signs of deterioration. The existing
zoning allows for multiple-family, duplex, and single-family housing,
and as a result, a mixture of housing types has been established.
Several actions should be taken in order to upgrade this neighborhood
and prevent further decline: First, the City should consider
acquisition of property along the FEC tracks for a mini-park, which
should be construed to be in the Recreational land use category, if
acquired for such use; second, the City should pay particular attention
to minimizing conflicts between surrounding commercial uses and the
residential uses that are located in this neighborhood; third, the City
should provide concentrated code enforcement, in order to help improve
the condition of buildings, yards, and swales; finally, buildings should
not be permitted to exceed 2 stories (25 feet), in order to minimize
encroachment on the low-rise residences in this neighborhood.
~ 1.p. Parcels at Northwest Corner of U.S. 1 and Old Dixie Highway
Due to the limited demand for commercial floorspace along this segment
of U.S. I, the Coastal Management Element originally recommended that
these parcels be taken out of the Local Retail Commercial land use
category, and placed in the Special High Density Residential category.
However, because a site plan and construction drawings for a shopping
center on this site have been approved by the City, the City Commission
decided to keep these parcels in the Local Retail Commercial land use
89
category.
1.q. Incorporated and Unincorporated Property at Southern End of City.
between Old Dixie Highway and U.S. 1
This area includes a mixture of developed and undeveloped lots, under
various City and County zoning districts. The City limits are irregular
in this area, however, a precedent for annexation in this area has been
established, and should continue. riecemeal annexation of the developed
C3iRgle family C3ubdi".,i3ioRC3 in the vicinity of Old. Dixie Highway,
ho./evcr, may not be practical. Annexation of the single family
aubdivi3ionC3 C3hould be by refcreRdum or other legal mcaRa for annexing
the entire ncighborhood. In the interim, the City should requcC3t that
ralm Deach County limit the UC3e of thiC3 area to aingle family &.;elling3.
Existing land uses along the U.S. 1 frontage are predominantly retail,
consequently, a Local Retail Commercial land use designation and C-3
Community Commercial zoning category are appropriate, both for lots
which are presently in the City and those which will be annexed. These
land use controls will improve the aesthetics along U.S. 1 and create a
retail-oriented corridor. The lots along Old Dixie Highway, by
contrast, are not as suitable for retail use, and therefore should be
placed in a General Commercial land use category and C-4 zoning
district. An appropriate use for commercial property in this area would
be new car dealerships. The City should adopt site regulations for new
car dealerships, which would include a minimum lot area of 2 acres. The
City should encourage this type of land use at this location, and should
encourage the acquisition and development of properties fronting on Old
Dixie Highway, as a part of the development of lots which front onU.S.l.
The single-family subdivisions in the vicinity of Old Dixie Highway, if
annexed should be placed in the Medium Density Residential land use
category and maintained primarily as a single-family neighborhood, with
single-family and duplex zoning on the lots immediately abutting the FEC
tracks. There are two portions of the Killian's Park subdivision, along
Miller Road, which should be construed to be in the Local Retail (lots
9-14 and 16-20) and General Commercial (lots 2l-29) land use categories,
if development of these properties complies with the conditions set
forth in the Coastal Management Element. Commercial projects which are
adjacent to the single-family neighborhood should be designed so as to
minimize the impacts to this neighborhood, consistent with the
recommendations contained in the Coastal Management Element.
Lastly. the Office land use category should be considered where it would
provide a transition and/or buffer between areas with single family or
90
III. LIST OF AFFECTED PROPERTY OWNERS. For all proposed Comprehensive Plan
amendments which would change the permitted use of property, the
applicant must submit the following materials in two (2) copies:
1. A complete list of all property owners, mailing addresses, and
legal descriptions for all properties for which the permitted uses
of said properties would be changed, as recorded in the latest
official tax rolls in the county court house shall be furnished by
the applicant. Mailing labels for these addresses must also be
provided. Said list shall be accompanied by an affidavit stating
that to the best of the applicant's knowledge, said list is
complete and accurate. Notification of affected property owners
will be handled by the City Clerk of the City of Boynton Beach.
III. LIST OF AFFECTED PROPERTY OWNERS. For all proposed Comprehensive Plan
amendments which would change the permitted use of property, the
applicant must submit the following materials in two (2) copies:
1. A complete list of all property owners, mailing addresses, and
legal descriptions for all properties for which the permitted uses
of said properties would be changed, as recorded in the latest
official tax rolls in the county court house shall be furnished by
the applicant. Mailing labels for these addresses must also be
provided. Said list shall be accompanied by an affidavit stating
that to the best of the applicant's knowledge, said list is
complete and accurate. Notification of affected property owners
will be handled by the City Clerk of the City of Boynton Beach.
2. A copy of the Palm Beach County Property Appraiser's maps showing
all of the properties referred to in paragraph I, above.
3
SPCE BELOW THIS LINE FOR OFFICE USE ONLY
Review and Processing Schedule:
Date Accepted by Planning Department
Date Transmitted to City Clerk
Date Notifications Mailed to Affected Property Owners
Date of Advertisement in Newspaper
Date of Review by Technical Review Committee
Date of Public Hearing before Planning and Development Board
Date of Public Hearing before City Commission
Date of Transmission of Proposed Comprehensive Plan
Amendment to Florida Department of Community Affairs,
pursuant to Florida Statutes, S. 163.3184 (1) (a)
Date of Transmission of Proposed Comprehensive Plan
Amendment to other Governmental Agencies Requesting
Notification, pursuant to Florida Statutes, S. 163.3184 (1) (b)
Date of Receipt of Notice from Florida Department of
Communi ty Affairs regarding Comprehensive Plan Amendment,
pursuant to Florida Statutes, S. 163.3184(4)
Date of Hearing before Florida Division of Administrative
Hearings, pursuant to Florida Statutes, S 163.3184(5) (b)
Date of Hearing before City Commission on Revised
Comprehensive Plan Amendment, pursuant to Florida
Statutes, S. 163.3184 (6) (a)
Date of Transmission of Revised Comprehensive Plan Element
to Florida Department of Community Affairs, pursuant to
Florida Statutes, S. 163.3184(6) (a)
Date of Receipt of Notice from Florida Department of
Community Affairs regarding Revised Comprehensive Plan
Amendment
Date of Hearing before Florida Division of Administrative
Hearings, pursuant to Florida Statutes, S. 163.3184(7)
Date of First Reading of Ordinance
Date of Second Reading of Ordinance
Attach additional sheets if necessary.
S:\PLANNING\SHARED\WP\FORMS\APPS\CPTA\COMPTEX.WPD
5
VILLA DEL SOL
Boynton Beach, FL
FUTURE LAND USE AMENDMENT
APPLICATION
October 1, 1999
Rev. November 19, 1999
Rev. December 8, 1999
298 PINEAPPLE GROVE WAY . DELRA Y BEACH, FL 33444 . 561 /272-0082
TABLE OF CONTENTS
APPLICATION FORMS
APPLICATION SUMMARY
I. GENERAL INFORMAT'ON
A. Applicant Information ................................................. 1
B. Property Information .................................................. 2
II. PARCEL DATA
A. Land Use Designation & District Information ............................... 4
B. Data Requirements ................................................... 6
III. DATA AND ANALYSIS REQUIREMENTS
A. Justification Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Compatibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Concurrency/Compliance
Transportation ................................................ 13
Infrastructure ................................................. 1 6
Environmental & Historic Resources ............................... 20
Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
IV. EXHIBITS
A. Location Map
B. Legal Description
C. Aerial Photograph
D. Survey
APPLICATION FORMS
APPLICATION SUMMARY
This application proposes a change to the Future Land Use (FLU) designation of a
16 aae property from Local Retail Commercial to Special High Density Residential
20 units per aae. The property is located at the northwest corner of the intersection
of Federal Highway (US 1) and Old Dixie Highway near the southern limits of the City
of Boynton Beach. The property is currently vacant and is bound by existing
development to the north and south! Federal Highway to the east and the FEe
Railroad to the west.
This property was a matter of specific discussion when the City's Comprehensive
Plan was adopted in 1989. In fact, the Comprehensive Plan Support Documents
assign a particular section to this property. That section indicates that
recommendations were made to designate this property as Special High Density
Residential. However, due to an approved site plan and construction drawings for
a commercial shopping center, the Local Retail Commercial remained as the land
use designation.
The site plan and construction drawings were not used. The commercial
development proposed for this property has not been constructed. The property
remains vacant. This application simply brings the land use designation back to
what was originally recommended in 1989 - Special High Density Residential.
Development of this property as a residential project will be consistent with the
Eastward Ho movement that has been encouraged and supported by the
Department of Community Affairs. It will provide the opportunity of a use that will
utilize the existing public facilities without creating additional impacts. It will
encourage and revitalize an area of the City with a well planned project with
architectural and landscaping enhancements that exceed the current surrounding
conditions and offer a secured community with internal recreational facilities and
amenities.
The approval of this application will allow for the development of the Villa del Sol
project that will be a benefit to the City as a whole.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C-\'\.'1 ~ P C.~::>~Ow'EC7:\\'i [a C,:;; Sc' (5:;yr:tOt ~5)\'ua120!.\...,pd
I. GENERAL INFORMATION
A. APPLICANT INFORMATION
1. Applicant(s)/Owner(s) Name and Address.
Grove Partners, L TO
6 Ramland Road
Orangeburg, NY 10962
2. Nature of Applicant(s)' Interest.
The applicant is the owner of the property.
3. Applicant's Authorized Representative.
Miller Land Planning Consultants, Inc.
298 Pineapple Grove Way
Delray Beach, FL 33444
561 /272-0082
4. Development Team
Owner Representative
Bert Freehof
Coldwell Banker
2255 Glades Road, Suite 421 A
Boca Raton, FL 33431
561/443-2887
Marketing Consultant
Jim Fleischmann
Land Research Management
1300 N. Congress Avenue, Suite C
West Palm Beach, FL 33409
561/686-2481
Planner
Bradley D. Miller, AICP
Miller Land Planning Consultants
298 Pineapple Grove Way
Delray Beach, FL 33444
56] /272-0082
Civil Engineer
Joe Pike, PE
EnviroDesign Associates
298 Pineapple Grove Way
De!ray Beach, FL 33444
561 /274-6500
Architect
Steve Myott, AlA /
Richard Jones, AlA
Quincy Johnson Associates
949 Clint Moore Road
Boca Raton, FL 33487
561/997-9997
Surveyor
First Financial Surveyors
2000 N. Mango Road, Suite 202
West Palm Beach, FL 33409
561/640-4800
Vii!a Del So! - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:W L P C'PROJECTS\Villa del Sol (Boynton 15)\!ua120S.wp:i
1
B. PROPERTY INFORMATION
1. Size of property & Survey:
As reflected by the attached survey by First Financial Surveyors, Inc. the
subject property consists of 16.0:!: acres of land.
2. General location:
The subject property is located at the northwest corner of the
intersection of Federal Highway (US 1) and Old Dixie Highway. A site
location map is provided as Exhibit A.
3. Frontage:
The subject property has frontage on both Federal Highway (US 1) and
Old Dixie Highway. There is approximately 350 feet of frontage on
Federal Highway and 480 feet of frontage on Old Dixie Highway.
Federal Highway is a designated 120 foot wide arterial roadway
according to the Palm Beach County Thoroughfare Plan.
4. Access:
Access to the subject property is from Old Dixie Highway across from
the existing gas station. This access location will allow traffic from the
project to use the signalized intersection at Federal Highway to go
both north and south. Old Dixie Highway provides access to the south.
5. Street Address:
Since the subject property has never been developed, it has never
been assigned with a street address.
6. Property description:
The subject property is identified by Property Control Number (Tax Folio)
08-43-45-33-14-000-0244. The subject property is irregularly shaped
being bound by Federal Highway to the east, Old Dixie Highway to the
southeast; and the FEe Railroad to the west. Except for trees as shown
on the survey, the site has been predominately cleared of vegetation.
The site is relatively fiat vv'ith elevations ranging from 8.0 to 15.3.
Villa Del Sol - LUA Appiicatici<
City of Boynton Beach
Rev. December 8, 1999
c.\'t~ _ P C'\.~ROJECTS'.\f;i!a \ki. s;:>! (60y:1to;"\ 15)\lua1208.vvpd
2
7. Legal description:
The legal description for this property, taken from the survey, is
attached as Exhibit B.
8. Location and acreage of any property contiguous to the subject property
which is in the same ownership, In whole or in part:
There is no property contiguous to the subject property under the same
ownership, in whole or in part.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:\.'.II L P C\PROJECTS\V;lia del So! (B:i)'l1tCC1 ;5)\!CJ212:JS.\'.'x
3
II. PROPERTY DATA
A. LAND USE DESIGNATION & DISTRICT INFORMATION
1. Existing Land Use Cover
Attached as Exhibit C is a aerial photograph depicting the subject site
and the surrounding area. Following is a description of the existing use
of the site and adjacent properties.
Site
The subject property is vacant and undeveloped. The
only significant vegetation on site are the trees reflected
on the enclosed survey.
North
There are two existing developments that abut the north
property line. The eastern development is known as
Homing Inn, a residential facility offering rooms,
efficiencies and apartments for rent. This project is
developed on approximately 4.2 acres of land.
Between Homing Inn and the FEC Railroad is the Los
Mangos development. This projects has a mix of one story
duplex patio-villas and 2 story quadriplex townhouses on
approximately 28.5 acres of land.
East
Immediately to the east is the right-of-way for Federal
Highway. According to the Palm Beach County
Thoroughfare Map, the 4 lanes of Federal Highway are
constructed within a 120 foot wide arterial right-of-way.
Across the Federal Highway right-of-way is the Colonial
Club project. This is a 2 and 3 story condominium project
on approximately 21.5 acres of land.
So uth
The right-of-way for the 2 lane Old Dixie Highway abuts
the southeast corner of the subject property. Across the
right-of-way is an existing Texaco gas station with car
wash and convenience store. The gas station is wrapped
by the Shopping Center that currently has Patrick's Bar &
Grill, Computer Design Center, Greater Grace (church)
and Shamrock Karate.
Villa Del Sol - LUA ,G,r-'p::cstiCil
City of B:::ynton Eeectl
Rev. December 8, 1999
C:'{.~ L? C\FROJ::CTS\W!a del So! (60ynton 15)\!ua120S.\'vpd
4
To the west side of Old Dixie Highway and abutting the
subject properties to the south are scattered single family
residential homes.
West Immediately to the west is the right-of-way for the FEC
Railroad. Across the railroad right-of-way is an
undeveloped property, currently used as a mango farm,
that runs the whole length of the western boundary of the
subject property.
2. Future Land Use Designation & Zoning District
The following table reflects the present Future Land Use Designation
and Zoning District for the subject property and adjacent properties.
Future Land Use Zoning District
Site Local Retail C-3, Community
Commercial
North Local Retail (East) C-3, Community
High Density Residential Commercial
(West) - 10.8 ufa R-3, Multiple Family
Dwelling District
East High Density Residential R-3, Multiple Family
10.8 ufa Dwelling District
So uth Local Retail (East) C-3, Community
Medium Density Commercial
Residential (West) R-l, Single Family
Residential District
West Medium Density R-2, Single & Two Family
Residential Dwelling District
4. Prior Approvals.
A site plan and construction drawings for a commercial shopping
center were previously approved by the City for the subject site. These
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. Cecemter 8, 1999
c:'t/, L ~ ::.J::'~o..:EC7S-'.\-:';: =:~: s:=:: ~E.":'~n~::~~ 15;~Jua12:;'8.\""pC
5
approvals were the basis for the City keeping the subject property in
the Local Retail land use designation. Section 1 .p. of the
Comprehensive Plan confirms this basis and in fact indicates that if it
were not for these approvals, the property would have been given the
Special High Density Residential designation that is proposed by this
application. These approvals were not used for construction of a
shopping center and are expired.
B. DATA REQUIREMENTS
1. Flood zone:
The eastern third of the subject property is located within Flood Zone
B and the remainder of the site is in Flood Zone ^' according to Flood
Insurance Rate Map Panel 120196 003 C.
2. Census Tract data:
The subject property is located with Census Tract 63.
3. Effects on the Number of Dwelling Units/Population:
a) Current FLU designation:
In addition to the typical commercial uses, the Local Retail
Commercial designation also allows for residential development
at a density of 10.8 units per gross aae. Accordingly, the 16 aae
property could be developed with a maximum of 1 72 dwelling
units.
16 ac x 10.8 ula = 172 du
b) Proposed FLU designation:
This application proposes the Special High Density Residential
land use designation at 20 units per gross acre. This density
would permit the development of 320 dwelling units on the 16
acre property as indicated below.
16 ac x 20 du/ac = 320 duo
Villa Dei Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
c:v.... L? C\PROJECTS\Vilia de! S:>I (Boynto~ 15l~ua120S.\vpd
6
c) Change in number of dwelling units:
The number of dwelling units would be increased by 148 with
the approval of the proposed change of the future land use
designation.
Proposed FLU - Current FLU = Net Change
320 1 72 = 148 du
d) Effects on the Population:
Based on the additional 148 dwelling units at 2.39 persons per
unit, (average number of persons per household as established
by Palm Beach County), the population would increase by
approximately 244 persons.
148 du x 1.65 perldu = 244.2 or 244 persons
4. Non-Residential Development Potential/Changes:
a) Current FLU designation:
The current Local Retail Commercial land use designation
permits the development of non-residential square footage at
a maximum floor area ratio of .35. The 16 acre property under
the current Local Retail Future Land Use designation would
support a maximum of 243,936 square feet of non-residential
development.
16 ac x 43,560 sflac x .35 = 243,936 sf
b) Proposed FLU designation:
The proposed Special High Density Residential land use
designation of the subject property does not allow for
commercial uses. Therefore, no commercial development
would be permitted with the proposed future land use
designation.
c) Change in Non-Residential Square Footage:
The non-resident1al building area would be decreased by
243,946 square feet \vith the approval of the proposed change
of the future land use designation.
Villa Del Sol - LUA App!ication
City of Boynton Beach
Rev. December 8, 1999
C:Y!; L P C\.'"':i~OJECTS\\'i!;a tiel Sol (60ynto:l1;j'h.:a~20B.vvpd
7
III. DATA AND ANALYSIS
A. JUSTIFICATION STATEMENT
1. Project Summary
This application is proposing the Special High Density Residential land use
designation that was originally intended for this property. Section l.p (page
89) of the Comprehensive Plan Future Land Use Element Support Documents
specifically addresses this property indicating the following:
. There is limited demand for commercial floor space along this segment
of Federal Highway.
. The Coastal Management Element of the Comprehensive Plan
originally recommended this property for the Special High Density
Residential land use designation.
. Based on an approved site plan and construction drawings for a
shopping center, the site remained designated as Local Retail
Commercial.
Based on the shopping center not being built, the original recommendation
was accurate. There is a resurgence and encouragement for new
developments within the eastern areas of the City and all of Palm Beach
County. This revitalization of eastern development is consistent with the
Eastward Ho movement supported and encouraged by the Florida
Department of Community Affairs. Many municipalities, including Boynton
Beach, have taken advantage of this movement and have been quite
successful in bringing a focus back to the eastern areas of Palm Beach
County. The Villa del Sol project will contribute to that resurgence by
providing a new well planned residential project with the intentions of
attracting younger professionals and families that will add to the population
base for activity and revitalization of the eastern areas of the City.
2. CONSISTENCY WITH COMPREHENSIVE PLAN
This application is consistent with several goals, objectives and policies of the
City's Comprehensive Plan some of which are indicated below.
Objective 1.13/Policy 1.13.3 - Encourage inti/! development and
redevelopment by adopting and implementing the Community
Vi!la Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:\M L P C\PROJECTS\Vil!a d~ Sd (8cyn"O~ ,5 )~ua 12C ::wp::
8
Redevelopment Plans, and the policies contained in the Coastal
Management Element.
Policy 3.A.S.l. - Infill development and redevelopment will be encouraged
only in areas presently served adequately by sanitary sewer facilities.
Policy 3.C.S.l. - Infill development and redevelopment will be encouraged
only in areas presently served adequately by potable water facilities.
The subject property is located within the Coastal Area as described
within the Coastal Management Element Support Documents of the
Comprehensive Plan. Considering that all properties surrounding this
site are developed, it could also be classified as an infill property. As
mentioned previously, this particular property was originally
recommended for the proposed Special High Density Residential
designation. In addition, this property is located in area where public
facilities such as roads, water and sewer service are available with
capacities to support the proposed project. This application is
consistent with the intent of this policy for infill development of a
property to be used for residential purposes.
Objective 1.17 /Policy 1.17.1 - Discourage additional commercial and
industrial uses beyond those which are currently shown on the Future Land
Use Map, except where access is greatest and impacts on residential land
uses are least.
As indicated previously, this property was originally recommended for
the Special High Density Residential land use designation. However,
due to approvals for commercial development, it remained
designated Local Retail Commercial. This application is consistent with
this objective and policy by bringing the site back to its intended
residential designation. The residential designation will be less of a
nuisance and have less impacts to the residential communities that
surround this property.
Objective 1. 19/Policy 1.19.7 - In areas where the demand for commercial
uses will not increase, particularly in the Coastal Area, subsequent to Plan
adoption change the land use and zoning to permit only residential or other
non-commercial uses.
The subject property is located within the Coastal Area as described
within the Coastal Management Element Support Documents of the
Viila Dei So; - LUi~", ,~pp:iC2t:cn
City of SCYi;~cn BS2ch
Rev. December 8, 1999
C:\'!. L P C\PKOJECTS\Vi!la del Sol (Boynton 15)\!ua1208.\".'pd
9
Comprehensive Plan. The Coastal Management Element Support
Documents indicate that the Coastal Area has an excess of
commercial property and recommends changing those properties for
residential use. The demand for commercial uses has moved west into
areas including and surrounding the Boynton Beach Mall. This has
decreased the need for commercial uses in the eastern areas of the
City. Rather than this property being developed under its current Local
Retail Commercial designation, the proposed Special High Density
Residential designation will allow for a more desirable use being the
apartment community proposed as Villa del Sol.
3. DEMONSTRATED NEED
Although the City's Comprehensive Plan indicates that there is a need for
additional housing units, the applicant has retained the services of a
professional market analyst to prepare a market analysis specific for this
property. The market analysis will be provided upon completion.
4. CONSISTENCY WITH THE URBAN SPRAWL RULE
Florida's Department of Community Affairs evaluates local land use
amendments for consistency with Administrative Rule 9 J-5, which sets out
criteria for determining when a proposed plan amendment contributes to
urban sprawl, in order to comply with the mandates of Sections 163.3177
Flaida Statutes, and the State Comprehensive Plan, Section 187.201, Florida
Statutes.
This application does not contribute to urban sprawl. This property is an
isolated infill parcel surrounded by existing development in an urban area
where existing public services can support the proposed development.
Urban sprawl can become an issue in more remote areas than the subject
property where perhaps public facilities are not available or the proposed
development is not consistent with growth patterns of the area. The subject
property and the proposed development does not have any of those
characteristics.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. Dece~ber 8: 1999
c'\r.~ L P C~FRO_:=CT2\\r::c: (.~~ ~:;; (5:;;':"l~:;n ;5;\::..;a12~)S"\I./rxJ
10
B. COMPATIBILITY
1. SUMMARY OF SURROUNDING PROPERTIES
The following table summaries the existing use, FLU and zoning of the
surrounding properties.
Subdlvlslon/ Use existing Use FLU Zoning
Name
North: Homing Inn (NE) Residential Local Retail C-3 (NE)
Los Mangos (NW) (NE) R-3 (NW)
High Density
Residential
(NW)
South: Texaco/ Gas Station/ Local Retail (SE) C-3 (SE)
Shopping Center Shopping Medium Density R-l (SW)
(SE) Center (SE) Residential (SW)
Scattered Single Single Family
Family {SW} Residential (SW)
East: Colonial Club 2 & 3 Story High Density R-3
Condominiums Residential Residential
Condominiums
West: Vacant Medium Density R-3
Residential
2. LAND USE COMPATIBILITY ANALYSIS.
Compatibility means land uses that are congruous, similar and in
harmony with one another because they do not create or foster
undesirable health, safety or aesthetic effects arising from direct
association of dissimilar, contradictory, incongruous, or discordant
activities, including the impacts of intensity of use, traffic, hours of
operation, aesthetics, noise, vibration, smoke, hazardous odors,
radiation, function and other land use conditions. Considering that this
is an infill property with existing development on all sides, compatibility
will need to be addressed as part of the development planning. The
proposed residential use is certainly compatible with the existing
residential uses to the southwest, northwest and east. The higher
density of the proposed project and the building heights will be
addressed by providing buffering and setbacks that exceed code
requirements. These development regulations will be evaluated and
Villa Del Sol - LUA App:ication
Ci~y of Boynton Beach
Rev. December 8, 1999
C:\M L P CIPROJECTS\\fi!la del Sol (Boyn:on 15)\lua1208.W;xl
11
determined with the R-3 rezoning application. The same holds true
where the subject property abuts the existing commercial
development to the south. The property is separated from the gas
station by the Old Dixie Highway right-of-way in addition to the
additional buffers and setbacks.
The proposed project will not create or foster undesirable health,
safety or aesthetic effects. The pr-oject is being planned with buildings
that are constructed with a stucco finish, tile roofs, and upgraded
architectural fenestration. It will be secured with a perimeter buffer
consisting of a wall, fence, hedge or combination thereof along with
trees and other ground cover that will buffer adjacent properties and
pr-ovide an aesthetic benefit to the project and area. The residents of
the project will be offered common amenities consisting of a club
house and pool area, tennis courts, optional covered garages and
open space with a common lake for passive recreation. is being
planned to be constructed architecturally The intensity of use will be
similar to the many multi-family residential developments that exist
within the City along Federal Highway. The change of use from
commercial to residential will be a change toward a less intensive use
than what is currently appr-oved for the pr-operty today. The proposed
pr-oject traffic will be far less than the traffic that could be generated
by a commercial allowed under the current land use and zoning
designations. Any concerns of noise, vibration, smoke, hazardous
odors, radiation, etc. are also reduced if not eliminated with the
change from commercial to residential.
As indicated, the pr-oposed amendment is compatible with surrounding
properties.
Villa Del So! - LUA App!iC8~ion
City of Boynton Beach
Rev. December 8, 1999
42
C:\,,~ ~:J C'.:":'~.O"':=C7si:..:r!a dei S.~! (Bcyr.~0:115!\!ua 12::8....'~rpd
C. CONCURRENCY/COMPLIANCE
TRANSPORTATION
1. TRAFFIC DATA AND ANALYSIS REQUIREMENTS
a. Trip generation for the current future land use designation.
Based on ITE 6th Edition Generation Rates and ITE Trip Generation
Handbook for the pass by equation, the subject property is vested for
8,465 daily trips (ADT) , 272 AM peak hour trips and 1132 PM peak hour
trips under the current future land use and as calculated below.
Average Daily Trip Calculation:
Use: Shopping Center (820)
Development Potential: 243,936 square feet
Generation Equation: Ln(T) = 0.643 Ln(243.936} + 5.866
Gross Daily Trips: 1 2,095
Pass By Equation: Ln(T) = -0.291 Ln(243.936) + 5.001
Pass By Percentage: 30.00%
Vested Daily Trips:
Gross Daily Trips
x Pass By Percentage
Pass By Trips
12,095
x 30.00%
3,629
Gross Daily Trips 12,095
x Pass By Trips - 3.629
Vested Project Trips (ADT) 8,465 trips/day
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
Ln(T) = 0.596 Ln(243.936) + 2.329
271 .82 or 272
PM Peak Equation:
PM Peak Trips:
Ln(T) = 0.660 Ln(243.936} + 3.403
11 31. 11 or 1132
Villa Del Sol - LUA Application
City of Boynton Beach
13
Rev. December 8, 1999
C:\M L P C\PROJECTS\Villa del So! (B::::yn~o'1 i5)~:;a1208:.':~d
b. Trip generation for the proposed future land use designation.
Based on 20 units per gross aae, the subject property will be permitted
up to 320 multi-family residential units upon approval of the proposed
land use amendment. Accordingly, the proposed development would
generate 2,053 daily trips, 163 AM peak hour trips and 192 PM peak
hour trips and based on ITE 6th Edition Generation Rates and the
calculations shown below.
Average Daily Trip Calculation:
Use: Apartments (220)
Development Potential: 320 Units
Generation Equation: T = 5.994 x 320 + 134.114
Gross Daily Trips (ADT): 2052.194 or 2053 trips
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
T = 0.497 x 320 + 3.238
1 62.28 or 1 63
PM Peak Equation:
PM Peak Trips:
T = 0.541 x 320 + 18.743
191.86 or 192
c. Effect on traffic generation.
The proposed land use amendment will reduce the trip generation
and impact on the adjacent roadways by 6,412 as calculated below.
Proposed Daily Trips
- Vested Daily Trips
Net Effect on Traffic Generation
2,053 tpd
- 8.465 tpd
-6,412 tpd
2. MASS TRANSIT DATA AND ANALYSIS REQUIREMENTS
a. DATA REQUIREMENTS
1) Mass transit provider:
The subject property is served by Paim Tran Route 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
Viiia Del Sol - LUA ,:"r:;:;icc:::cn
City of Boynton BEcc..:-,
Rev. December 8, 1999
C:I!I. L P CP"<OJECTS\ViI:a de! So! (Boyn'.on 15j\!ua1208.V!pd
14
2) Nearest mass transit facility:
The nearest Palm Tran bus stop to this site is stop # 199 located
at the northwest corner of Federal Highway and Old Dixie
Highway near Colonial Club.
3) Tri-County Commuter Rail Connection:
Route 1 does not serve the Tri-Rail Station. The property has no
direct transfer connection to a route that serves the Boynton
Beach Tri-Rail station.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:':l L P C\_~~,~_.:::CTS\\r-!:~ -:--;;;' 2~ '-E.<:f:<::i 1Si\.L;a~20S.\r..pd
15
INFRASTRUCTURE
3. DRAINAGE DATA AND ANALYSIS REQUIREMENTS
a. Drainage provider:
The drainage provider for the subject property is Lake Worth
Drainage District.
b. Drainage basin:
The subject property is located in the C- 15 basin.
c. Nearest drainage facility:
The proposed project will utilize existing ditches, swales and/or
canals adjacent to or within the area of the property for
drainage connections and outfall.
d. Adopted level of servIce standard:
The site will be designed to retain the greater of the first inch of
runoff over the entire site or 2.5 inches of runoff over the
impervious area. Paved areas within the site will be protected
from a 3-year design storm event and the building pads will be
protected from a 1 DO-year storm event in accordance with
criteria established by Palm Beach County and South Florida
Water Management District.
e. The effect of the proposed Future Land Use amendments on drainage
levels of servIce and systems need:
The proposed Future Land Use amendment will not adversely
effect the drainage levels of service and system needs.
Villa Del So! - LUA App!:cation
City 07" Boynton Beasfl
16
Rev. December 8, 1999
C:\.'/o L P C\P;;1OJECTS\Vi;!a de! So! (Boynton 15)Vua1208 1f,'P:!
4. POTABLE WATER DATA & ANALYSIS REQUIREMENTS
a. Water provider:
Water service is provided to the subject property by the City of
Boynton Beach.
b. Nearest potable water facility:
Water service lines currently run adjacent to the subject
property.
c. Adopted level of service standard:
City of Boynton Beach level of service for Potable Water is 200
gallons/capita/day.
d. The effect on potable water levels of service and system needs.
The demand for potable water based on the property's
proposed Future Land Use Atlas designation is approximately
48,800 gallons per day as calculated by multiplying the adopted
level of service standard by the population identified in section
II.B.3.d above.
200 gal/cap./day x 244 persons = 48,800 gal/day
Villa Del Sol - LUA Applicaton
City of Boynton Beach
Rev. December 8, 1999
17
C:\!\"i L? C\.CRc..;=CT~\\'~i1Ci ce: So! (:>:,yi1~O:-' 15j\!:Ja1208.\'\.'t:d
5. SANITARY SEWER DATA & ANALYSIS REQUIREMENTS
a. Sewer provider:
Sewer service is provided to the subject property by the City of
Boynton Beach.
b. Nearest sanitary sewer facility:
Sewer service lines currently run adjacent to the subject
property.
c. Adopted level of service standard:
City of Boynton Beach level of service for Sanitary Sewer is 90
gallons/capita/day.
d. The effect on sanitary sewer levels of service and system needs.
The demand for sanitary sewer based on the property's
proposed Future Land Use Atlas designation is approximately
21,960 gallons per day as calculated by multiplying the adopted
level of service standard by the population identified in section
II.B.3.d above.
90 gal/cap./day x 244 persons = 21,960 gal/day
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. Decerr.ber 8, 1999
c"\.~ L ? CPROJECTS\VHia del So! (Ei-o:n:::.., ",5-''':'_-; ~:jE .~~.'xi
18
6. SOLID WASTE DATA & ANALYSIS REQUIREMENTS
Solid waste service is provided to the subject property by the Solid Waste
Authority. The City has been provided with a letter from the SW A confirming
the nearest facility, and adopted level of service standard. The proposed
project will not adversely effect the level of service for solid waste.
V;Ua Dal Sol - LL);\ ;,~:pUC3i.icn
C:ty cf 8cyr~~cn ~:SC~t
Rev. December 8, 1999
C:M L P C\PRCJ;:CTS.,Vil:", del Sol (Boynton ~5)\!ua1208..,.,'pd
19
ENVIRONMENTAL & HISTORIC RESOURCES
7. ENVIRONMENTAL CONDITIONS DATA & ANALYSIS REQUIREMENTS:
Except for the trees shown on the survey, the site has been
predominately cleared of vegetation. There are no wetlands or
known wildlife on the property.
Villa Del Sol - LUA Application
City of Boynton Beach
~8V. DecemberS, 1999
'-=:':t~ L ? C'..FpO-.":=C-;S'\r:::c; :::~r Sol (S:>:Ti~on ! 5)'h:2 -:20e 'l:X
20
PUBLIC FACILITIES
9. FIRE-RESCUE DATA & ANALYSIS REQUIREMENTS:
a. Identify the fire-rescue facility that would service the subject property:
According to Anthony Dolphin of the Boynton Beach Fire Department,
Fire-Rescue Station #2, located at 2305 S. Congress Avenue will service
this property.
b. Identify the response times from the fire-rescue station to the subject
property:
The response time estimated by Mr. Dolphin is 4 minutes.
c. The effect of the proposed FlUA amendment on the average
emergency response time:
The proposed FLU amendment will not adversely effect the
emergency response time to the subject property.
Viiia Del Sol - LUA Application
City of Boynion Beach
Rev. December 8, 1999
c:--t'" L P C\PKOJECTS\Villa del So: (60yn~on 15)~<la12C8.w?:i
21
10. RECREATION AND OPEN SPACE DATA & ANALYSIS REQUIREMENTS:
a. Identify the following facilities that would service the property:
Park facilities that will service the subject property are as follows:
Regional:
District:
Neighborhood:
lake Ida Park & John Prince Park
Caloosa Park & Little league Park
Jaycee Park
b. The effect of the proposed FLU amendment on:
This project is planned to provide recreational facilities such as
a clubhouse, swimming pool, tennis courts and passive open
space areas for its residents. Therefore, the recreational needs
for the project are being provided within the project itself and
will not adversely effect the level of service of public parks.
11. PUBLIC EDUCATION DATA REQUIREMENTS:
a. Public Schools:
The following table reflects the schools that will educate potential
school aged children living in the project proposed for the subject
property.
Elementary Middle Hlah
Name Plumosa Carver Atlantic
Address 1712 NE 2nd Avenue 101 Barwick Road 2501 Seacrest Blvd.
City Delray Beach Delroy Beach Delray Beach
Current 617 1583 2410
Capacity
level of 88% 118% 137%
Service %
Villa Del Sol - LUA P.pp:icci':::r:
City of Boynton Sea::.:'
Rev. December 8, 1999
c:\'t L C C'....::>ROJ=C7S\\'~i1a oei Sd (5~j',lton 15)\!u2"i20c vvpd
22