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:
SUBMITTAL / RESUBMITTAL 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 & DEVELOPlVlENT 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
MILLER
LAND
PLANNING
CONSULTANTS, INC.
298 PINEAPPLE GROVE WAY
DELRA Y BEACH, FLORIDA 33426
PHONE . 561/272-0082
FAX . 561/272-1042
December 8, 1999
Hanna Matras
CITY OF BOYNTON BEACH
DEPARTMENT OF DEVELOPMENT
PLANNING & ZONING DIVISION
100 E. Boynton Beach Boulevard
Boynton Beach, Fl 33425-0310
Re: VOla del Sol
Land Use Amendment Appncatlon - Revised
Dear Hanna:
As requested, I have revised the land use amendment report to correct the population and
associated infrastructl....e calculations and have reflected the existing mango farm on the property
west of the railroad track. Enclosed are three (3) copies of the revised report.
Should you need any additional information, please call.
Sincerely,
. ......_<-...-
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MILLER LAND PLANNING CONSULTANTS, INC.
10~
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9 1999
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cc: Bert Freehof
Steve Myott/Rich Jones
matros 1206.wpd
.
MILLER
LAND
PLANNING
CONSULTANTS, INC.
298 PINEAPPLE GROVE WAY
DELRAY BEACH, FLORIDA 33426
PHONE . 561/272-0082
FAX . 561/272-1042
November 19, 1999
Hanna Matras
CITY OF BOYNTON BEACH
DEPARTMENT OF DEVELOPMENT
PLANNING & ZONING DIVISION
100 E. Boynton Beach Boulevard
Boynton Beach, FL 33425
Re: Villa del Sol
Land Use Amendment Application - Revised
Dear Hanna:
As requested, I have revised the referenced application to address your comments. Enclosed is
a copy of the revised report for your review. Also enclosed is a diskette with the application file
for your use and convenience. Should you need any additional changes or copies, please call,
Sincerely,
CONSULTANTS, INC.
cc: Bert Freehof
Steve Myott/Rich Jones
matras1119.wpd
.
MILLER
LAND
PLANNING
CONSULTANTS, INC.
298 PINEAPPLE GROVE WAY
DElRA Y BEACH, FLORIDA 33426
PHONE . 561/272..(JJ82
FAX . 561/272-1042
October 22, 1999
Michael Rumpf
Planning & Zoning Director
CITY OF BOYNTON BEACH
PLANNING & ZONING DEPARTMENT
100 E. Boynton Beach Boulevard
Boynton Beach, FL 3342~31O
Re: Villa del Sol
Rezoning Application
Dear Mike:
Enclosed is the additional $1,000 application fee for the combined land use amendment/rezoning
application that was submitted previously. Thanks for YOLK" cooperation and patience. Should you
need any additional information, please call.
Sincerely,
MillER LANCONSUlTANTS, INC.
Br~Miller, AICP
[-'tiobl !j l 1:10
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.
APPLlCATIOt;J ACCETABLE DAT~:
RECEIVED BY STAFF MEMBE.
FEE PAID:
RECEIPT NUMBER:
.l .\J ~ a ~ ~ - 00 5
CITY OF BOYNTON BEACH, FLORIDA
PLANNING & ZONING BOARD
LAND USE AMENDMENT AND/OR REZONING APPLICATION
This application must be filled out completely and accurately and submitted, together with the
materials listed in Section II below, 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. Project Name: VIrA~ 'be.L. ~L.-
2. Type of Application (check one)
a. Rezoning only
X b. Land Use Amendment Only
c, Land Use Amendment and Rezoning
3. Date this application is accepted (to be filled out by Planning Department):
4. Applicant's Name (person or Business entity in whose name this application is made):
~i?o\l€. ?~?:T.u ~ 1 l ~~
Address: fa i2.1.M /AJrAJ t> ~ A-D
C>rz.AA.1.4~8LA /Z6, I AI Y lo::lta Z.
(Zip Code)
Phone:
FAX:
5. Agent's Name (person, if any, representing applicant):
~eAblRIA D. MIl..A..-ee, .k~p
T~>~ tA-,uD Pt.MJA./1/V6 CPA/tt?Ut--rA~, t<.c.
Address: ~;~...:::;e#;V~. ~~~~
(Zip Code)
Phone: ~I (?:7Z-oe8Z FAX: C;;Co\! Z"7?-ln4-Z
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
6. Property Owner's (or Trustee's) Name:
4AM~ AA A-~t>LA~A-;U"'l
Address:
Phone:
(Zip Code)
FAX:
7. Correspondence Address (if different than applicant or agent):
--r:o ~
*This is the only address to which all agendas, letters, and other materials will be
mailed.
8. What is the applicant's interest in the subject parcel: (Owner, Buyer, Lessee, Builder,
Developer, Contract Purchaser, etc.)
aJlUt-g
9. Street Address or Location of Subject Parcel: AJt!:>e.-rj.( W~ ~L)/i?;u/;:. {2. t:::y=
~At.- !I-/6,.fWA-Y AAJD C)~b DI-..,e,e.. H1IG+fWA-V
10. Legal Description of Subject Parcel: C;;ec... A-rrA-t-:.M-eb tx.+-Ilerr B
11. Area of Subject Parcel (to the nearest hundredth (1/100) of an acre:.J~. ex;; k.ee"'-6
12. Current Zoning District: C - ~
13. Proposed Zoning District: ~ - -;
15.
Current Land Use Category: ~.AI.., ~5A I J -
Proposed Land Use Category: C:;pa:.-ItJ<L. ~ 'b~rr'1 ~/DE?Af7fA{"
?owj,1C,.
14.
Page 2
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
16. Intended Use of Subject Parcel: /)ut'.----n..- FAM 1~1 r~,Jec..--r
&,(Jt!!;It::7-r/~ of ~Zo !~N f-r.:? pL--U~
~i2eA"'\I~~AL- AM~.j\-n.fS-:7
17.
Developer or Builder:
-
18. Architect: Uv..'4 ~~A.J~ ~t:!--Ip.--r~
19. Landscape Architect:~A:?1 v..y ~ ~-AK
20. Site Planner: Q LA '~ -.3"'J.j..{~ ~, A'l~~
21. CiviIEngineer:~V/~D~N ~/Kr~
22.
Traffic Engineer:
-
23. Surveyor:_.t1 ~ .fiAJ~,Ao. t- ~ r;!,ve 'fP ~ ,
II. MATERIALS TO BE SUBMITTED WITH APPLICATION
The following materials shall be submitted in two (2) copies, unless otherwise indicated:
(please check)
_a. This application form.
_b. A copy of the last recorded warranty deed.
_c. The following docume. .ts and letters of consent:
_(1) If the property is under joint or several ownership: a written consent to the application
by all owners of record,
_(2) If the applicant is a contract purchaser: a copy of the purchase contract and written
consent of the owner and seller, and
_(3) If the applicant is represented by an authorized agent: a copy of the agency
agreement, or written consent of the applicant, and
_(4) If the applicant is a lessee: a copy of the lease agreement, and the written consent of
the owner, and
Page 3
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
(5) If the applicant is a corporation or other business entity: the name of the officer or
person responsible for the application, and written proof that said person has the
delegated authority to represent the corporation or other business entity, or in lieu
thereof, written proof that he is in fact an officer of the corporation.
_d. A sealed boundary survey of the subject parcel by a surveyor registered in the State of Florida,
dated not more than six (6) months prior to the date of submission of the application, at a scale
prescribed by the Planning Department, and containing the following information:
_(1) An accurate legal description of the subject parcel.
_(2) A computation of the total acreage of the subject parcel to the nearest hundredth
(1/100) of an acre.
_(3) A tree survey, which conforms to the requirements of the City of Boynton Beach Tree
Preservation Ordinance. (Also refer to Page 6, Sec. II h.(12) of this application if
property is occupied by native vegetation.) This requirement may be waived by the
Planning Director where found to be unrelated to the land use or zoning issues
involved with the application.
_e. A complete certified list of all property owners, mailing addresses, and legal descriptions for all
properties within at least four hundred (400) feet of the subject parcel as recorded in the latest
official tax rolls in the county courthouse shall be furnished by the applicant, including a tax
map showing placement of 400 feet boundary. Postage, and mailing labels or addressed
envelopes 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
surrounding property owners will be done by the City of Boynton Beach.
_f. A copy of the Palm Beach County Property Appraiser's maps showing all of the properties
referred to in paragraph e. above, and their relation to the subject parcel.
_g. A statement by the applicant justifying the zoning requested, including reasons why the
property is unsuitable for development under the existing zoning and more suitable for
development under the proposed zoning.
_h. A comparison of the impacts th...t would be created by development under the proposed
zoning, with the impacts that would be created by development under the proposed zoning,
with the impacts that would be created by development under the existing zoning, which will
include:
_(1) A comparison of the potential square footage of number and type of dwelling units
under the existing zoning with that which would be allowed under the proposed zoning
or development.
_(2) A statement of the uses that would be allowed in the proposed zoning or development,
and any particular uses that would be excluded.
_(3) Proposed timing and phasing of the development.
Page 4
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
_(4) For proposed zoning of property to commercial or industrial districts, where the area of
the subject parcel exceeds one (1) acre, projections for the number of employees.
(5) A comparison of traffic which would be generated under the proposed zoning or
development, with the traffic that would be generated under the current zoning; also,
an analysis of traffic movements at the intersections of driveways that would serve the
property and surrounding roadways, and improvements that would be necessary to
accommodate such traffic movements. For projects that generate move than five
hundred (500) net trips per day, a traffic impact analysis must be submitted which
complies with the Municipal Implementation Ordinance of the Palm Beach County
Traffic Performance Standards Ordinance.
(a) For projects that generate two thousand (2,000) or more net trips per day, the
traffic impact analysis must be submitted to the City at least 30 days prior to the
deadline for land use amendment and/or rezoning, in order to allow for timely
processing of the application and review by the City's traffic consultant and
Palm Beach County. The applicant shall be billed for the cost of review by the
City's traffic consultant.
(b) For projects that generate between five hundred (500) and two thousand
(2,000) net trips per day, the traffic impact analysis must be submitted at the
application deadline for land use amendment and/or rezoning, in order to allow
for timely processing of the application and review by Palm Beach County.
However, if it is the desire of the applicant to utilize the City's traffic consultant
for review of the traffic impact analysis prior to review by Palm Beach County,
then the procedure and requirements outlined under item "a" above shall be
followed.
NOTE: Failure to submit traffic impact analysis in the manner prescribed above may delay
approval of the application.
_(6) For parcels larger than one (1) acre, a comparison of the water demand for
development under the proposed zoning or development with water demand under the
existing zoning. Water demand shall b..; estimated using the standards adopted by the
Palm Beach County Health Department for estimating such demand, unless different
standards are justified by a registered engineer. Commitment to the provision of
improvements to the water system shall also be included, where existing facilities
would be inadequate to serve development under the proposed zoning.
_(7) For parcels larger than one (1) acre, a comparison of sewage flows that would be
generated under the proposed zoning or development with that which would be
generated under the existing zoning. Sewage flows shall be estimated using the
standards adopted by the Palm Beach County Health Department for estimating such
flows, unless different standards are justified by a registered engineer. Commitment to
the provision of improvements to the sewage collection system shall also be included,
where the existing facilities would be inadequate to serve development under the
proposed zoning.
Page 5
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
_(8) For proposed residential developments larger th3n one (1) acre, a comparison of the
projected population under the proposed zoning or development with the projected
population under the existing zoning. Population projections according to age groups
for the proposed development shall be required where more than fifty (50) dwellings, or
50 sleeping rooms in the case of group housing, would be allowed under the proposed
zoning.
_(9) At the request of the Planning Department, Planning and Development Board, or City
Commission, the applicant shall also submit proposals for minimizing land use conflicts
with surrounding properties. The applicant shall provide a summary of the nuisances
and hazards associated with development under the proposed zoning, as well as
proposals for mitigation of such nuisances and hazards. Such summary shall also
include, where applicable, exclusion of particular uses, limitations on hours of
operation, proposed location of loading areas, dumpsters, and mechanical equipment,
location of driveways and service entrance, and specifications for site lighting.
Nuisances and hazards shall be abated or mitigated so as to conform to the
performance standards contained in the City's zoning regulations and the standards
contained in the City's noise control ordinance. Also, statements concerning the
height, orientation, and bulk of structures, setbacks from property lines, and measures
for screening and buffering the proposed development shall be provided. At the
request of the Planning and Development Board or City Commission, the applicant
shall also state the type of construction and architectural styles that will be employed in
the proposed development.
_(10)At the request of the Planning Department, Planning and Development Board, or City
Commission, the applicant shall also submit the following information:
_(a) Official soil conservation service classification by soil associations and all areas
subject to inundation and high ground water levels.
_(b) Existing and proposed grade elevations.
_(c) Existing or proposed water bodies.
_(d) Form of ownership and form of organizatic.1 to maintain common spaces and
recreation facilities.
_(e) A written commitment to the provision of all necessary facilities for storm
drainage, water supply, sewage collection and treatment, solid waste disposal,
hazardous waste disposal, fire protection, easements or rights-of-way,
roadways, recreation and park areas, school sites, and other public
improvements or dedications as may be required.
_(11)For rezonings to planned zoning districts, the specific requirements for submission of
applications for rezoning to such districts shall also be satisfied. Furthermore, all
materials required for a subdivision master plan shall also be submitted.
Page 6
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
(12) Where conformance with the county's Environmentally Sensitive lands Ordinance is
required, an Application for Alteration of Environmentally Sensitive lands (Environmental
Impact Study) must be submitted to the Palm Beach County Department of Environmental
Resources Management (copy to City) prior to or concurrent with the submittal of the land
Use Amendment and/or Rezoning Application to the City.
III. APPLICATION FEES
Fees shall be paid at the time that the application is submitted, according to the fees which
have been adopted by ordinance or resolution. The Planning Department will inform the
applicant as to the fees which are required. All fees shall be paid by check, payable to the City
of Boynton Beach.
IV. 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 Board. (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 Owner(s) or Trustee,
or Authorized Principal if property
is owned by a corporation or other
business entity.
Date
V. AUTHORIZATION OF AGENT
D~/~ (r7
See A-Lr~
A-Ltr#o~1 "2::kr fOAl t-e r ref!...
Page 7
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
(I) CNe) hereby designate the above signed person as (my) (our) authorized agent with regard
to this application.
_Signature of Owner(s) or Trustee, or
Authorized Principal if property
is owned by a corporation or other
business entity.
Date
Page 8
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLlCA nON
SPACE 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 Surrounding Property Owners
Dates of Advertisement in Newspaper (rezoning and/or land use amendment)
Dates of Advertisement in Newspaper (annexation)
Date of Transmission of Departmental Review Forms to Department Heads
Date of Review by Technical Review Committee
Date of Pre-Hearing Conference
Date of Public Hearing Before Planning & 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, F.S. 163.3184 (1) (a)
Date of Transmission of Proposed Comprehensive Plan Amendment to Other
Governmental Agencies Requesting Notification, Pursuant to Florida Statutes, F.S,
163.3184 (1) (b)
Date of Receipt of Notice from Florida Department of Community Affairs Regarding
Comprehensive Plan Amendment, pursuant to Florida Statutes, F.S. 163.3184 (4)
Date of Hearing Before Florida Division of Administrative Hearings, Pursuant to Florida
Statutes, F.S. 163.3184 (5) (b)
City of Boynton Beach
Planning and Zoning Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
Date of Hearing Before City Commission on Revised Comprehensive Plan Amendment,
Pursuant to Florida Statutes, F.S. 163.3184 (6) (a)
Date of Transmission of Revised Comprehensive Plan Element to Florida Department of
Community Affairs, Pursuant to Florida Statutes, F.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, F.S. 163.3184 (7)
Date of First Reading of Ordinance to Annex
Date of First Reading of Ordinance to Rezone and Amend Future Land Use Map
Date of Second Reading of Ordinance to Annex
Date of Second Reading of Ordinance to Rezone and Amend Future Land Use Map
Date of Expiration of Zoning
Date of Expiration of Time Extension for Zoning
!
i
./ --.-;>/
--- -- --
VILLA DEL SOL
Boynton Beach, FL
FUTURE LAND USE AMENDMENT
APPLICATION
October 1, 1999
Rev. November 19, 1999
298 PINEAPPLE GROVE WAY . DELRA Y BEACH, FL 33444 . 561/272-0082
TABLE OF CONTENTS
APPLICATION FORMS
APPLICATION SUMMARY
I. GENERAL INFORMATION
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 ................................................. 16
Environmental & Historic Resources ............................... 20
Public Facilities .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
IV. EXHIBITS
A. location Map
B. legal Description
C. Aerial Photograph
D. Survey
APPLICATION FORMS
I. GENERAL INFORMATION
A. APPLICANT INFORMATION
1. Applicant(s)/Owner(s) Name and Address.
Grove Partners, L TD
6 Ramland Road
Orangeburg, NY 10962
2. Nature of Appllcant(s)' Interest.
The applicant is the owner of the Property.
3. Appllcanfs 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
Delroy Beach, FL 33444
561/272-0082
Civil Engineer
Joe Pike. PE
EnviroDesign Associates
298 Pineapple Grove Way
Delroy Beach, FL 33444
561/274-6500
Architect
Steve Myott. AlA 1
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
Villa Del Sol - LUA Application
City of Boynton Beach
1
Rev. November 19, 1999
C:1M L P C\PROJECTS\Villa del Sol (Boynton 15)~ua1119.wpd
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.OI 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 also 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 FEC Railroad to the west. Except for trees as shown
on the survey, the site has been predominately cleared of vegetation.
The site is relatively flat with elevations ranging from 8.0 to 15.3.
Villa Del Sol - LUA Application
City of Boynton Beach
2
Rev. November 19, 1999
C:1M L P C\PROJECTS\Villa del Sol (Boynton 15)\lua1119.wpd
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 ProPerly
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
3
Rev. November 19, 1999
C:1M L P C\PROJECTS\Villa del Sol (Boynton 15)\lua1119.wpd
II. PROPERTY OAT A
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.
South
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 Application
City of Boynton Beach
4
Rev. November 19, 1999
C:1M L P C\PROJECTS\Villa del Sol (Boynton 15)~ua1119.wpd
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 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 u/a R-3, Multiple Family
Dwelling District
East High Density Residential R-3, Multiple Family
10.8 u/a Dwelling District
South Local Retail (East) C-3, Community
Medium Density Commercial
Residential (West) R-1 , 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
approvals were the basis for the City keeping the subject Property in
Villa Del Sol - LUA Application
City of Boynton Beach
5
Rev. November 19, 1999
C:1M L P ClPROJECTS\Villa del Sol (Boynton 15)\lua1119.wpd
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 A, 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 acre. Accordingly, the 16 acre
property could be developed with a maximum of 172 dwelling
units.
16 ac x 10.8 uta = 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
c) Change In number of dwelling units:
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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 353 Persons.
148 du x 2.39 per /du = 353.7 or 354 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 sf/ac 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-residential building area would be decreased by
243,946 square feet with the approval of the Proposed change
of the future land use designation.
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City of Boynton Beach
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III. OATA 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 1.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 infill development and
redevelopment by adopting and implementing the Community
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Redevelopment Plans, and the policies contained in the Coastal
Management Element.
Policy 3.A.5.1. - Infill development and redevelopment will be encouraged
only in areas presently seNed adequately by sanitary sewer facilities.
Policy 3.C.5.1. - Infill development and redevelopment will be encouraged
only in areas presently seNed 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
wi trl"fl'
industrial uses beyond those which are currently shown on the Future Land I
Use Map, exceprwhere 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
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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
Florida 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.
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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: 12,095
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
1131.11 or 1132
b. Trip generation for the Proposed future land use designation.
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Based on 20 units per gross acre, 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 Palm Tran Route 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
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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) Trl-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.
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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 laclllty:
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 lOQ-year storm event in accordance with
criteria established by Palm Beach County and South Florida
Water Management District.
e. The effect 01 the proposed Future Land Use amendments on drainage
levels 01 service and systems need:
The Proposed Future Land Use amendment will not adversely
effect the drainage levels of service and system needs.
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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
152,960 gallons per day as calculated by multiplying the
adopted level of service standard by the population identified
in section II.B.3.d above.
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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
68,832 gallons per day as calculated by multiplying the adopted
level of service standard by the population identified in section
II.B.3.d above.
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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.
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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.
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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.
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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 project 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
provide 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 approved for the property today. The Proposed
project 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 proposed amendment is compatible with surrounding
Properties.
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B. COMPATIBILITY
1. SUMMARY OF SURROUNDING PROPERTIES
The following table summaries the existing use, FLU and zoning of the
surrounding Properties.
Subdivision/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: T exaco/ Gas Station/ Local Retail (SE) C-3 (SE)
Shopping Center Shopping Medium Density R-l (SWI
(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
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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 INFORMATION
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 acre Property from Local Retail Commercial to Special High Density Residential
20 units per acre. 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 FEC
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 App:ication
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Rev. December 8, 1999
C:V{ L P CPRC;=:CTS\ViHa de! Sol (60)'fI\o:1 ~5;~ua-'208.wpd
I. GENERAL INFORMATION
A. APPLICANT INFORMATION
,. Applicant(s)/Owner(s) Name and Address.
Grove Partners, L TD
6 Ramland Road
Orangeburg, NY 10962
2. Nature of Appltcant(s)' Interest.
The applicant is the owner of the Property.
3. Applicant's Authorized Representative.
Miller Land Planning Consultants, Inc.
298 Pineapple Grove Way
Delroy 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
561/272-0082
Civil Engineer
Joe Pike, PE
EnvjroDesign Associates
298 Pineapple Grove Way
Delray Beach, FL 33444
561/274-6500
Architect
Steve Myott. AlA /
Richard Jones. AlA
Quincy Johnson Associates
949 Clint Moore Road
Be-co Raton, FL 33487
561/997-9997
Surveyor
First Financial Surveyors
2000 N. Mango Road, Suite 202
West Palm Beach, FL 33409
561 /640-4800
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
c'w, L P CIPKOJECTS\ViI'a 0": SCl: (S~j,,:c):l ~5':,'-'a1?Jo.w;x::'
B. PROPERTY INFORMATION
1. Size of property & Survey:
As reflected by the attached survey by First Financial Surveyors, Inc. the
subject property consists of 16.01 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 flat with elevations ranging from 8.0 to 15.3.
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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
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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.
South
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.
ViHa Del So! - LUA Application
Cit)' of Boynton Be2ch
4
Rev. December 8, 1999
C:\',1 L P C\?ROJECTSIViila d~ Sol (Boynton 15)~ua1208.wpd
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 ufo R-3, Multiple Family
Dwelling District
East High Density Residential R-3, Multiple Family
10.8 u/a Dwelling District
South Local Retail (East) C-3, Community
Medium Density Commercial
Residential (West) R-1, Single Family
Residential District
West Medium Density R-2, Single & Two Family
Residential Dwelling District
4. Prior Approvals.
A site plan and ccns~TL!ction drawings for a commercial shopping
center were previously approved by the City for the subject site. These
Villa Del Sol - LUA Applicaton
City of Boynton Beach
Rev. December 8, 1999
C:\'/ L P C\?~c..:ECTS\V!Ha dei So! (60yntQ:1 !5)\!ua1208.Vlfpd
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 A, 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 acre. Accordingly, the 16 acre
property could be developed with a maximum of 1 72 dwelling
units.
16 ac x 10.8 ufa = 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 Del Sol - LUA App:ication
City of Boynton Beach
Rev. DecerTber 8, 19S'2
c:\~ L P C\PROJECTS\VH~a ci~~ s:.! (B~):n::-:-:- ";5f:..:~ ~:2:J;: ,'.'~::
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 per/du = 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 sf/ac 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-residential building area would be decreased by
243,946 square feet with the approval of the proposed change
of the fUTure land use designation.
Viffa Def .Sof - LLr..; /.\r=.p:ica~!cn
Cit}' of BC)i.,icn S22C[:
Rev. December 8, 1999
C:\M L P CiPROJECTS\Wla de! Sol (60ynto!115)~ua120S.wpd
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 1.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 in till development and
redevelopment by adopting and implementing the Community
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8. 1999
C:\\', :... F C\.="'ROJ::.CTS \, ::2 d.-:;' 2c..~ (Bc)'~~~on 15)\:;Ja"2C:5.\v:>d
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/Poficy 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 wiff 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
Villa Del Sol - LUA App:ication
City of Boynton Beach
Rev. December 8, 1999
C:\M L P CiPROJECTS\Villa de! Sol (Bcy:1lon 15)\:uai2Ce.\'vpd
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
Florida 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. December 8, 1999
c:>\? L P C\PRO...'ECTS\V1!ia d5 So! (S:lynto:115)~u:<12:J8.wp:l
10
B. COMPATIBILITY
1. SUMMARY OF SURROUNDING PROPERTIES
The following table summaries the existing use, FLU and zoning of the
surrounding properties.
SubdIvIsion/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- 1 (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 Application
City of Boynton Beach
Rev. December 8. 1999
C:\M L P CiPROJECTS\\il'a ce; So~ lBc;'n:o~ -,:::'~~a~:::;:;.\...'pr:
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 project 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
provide 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 approved for the property today. The proposed
project 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 proposed amendment is compatible with surrounding
properties.
Vi~la Os! Sol - ~_LJA /~.p~r:8atlcr:
C!iy cf 8oYI':~c~~ C e2C~-i
Rev. December 8, 1999
C:\!.~ L P C\PROJECTS\Vil!a de! Sol (Boynton 15)~ua1208wp:::l
12
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: 12,095
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
1 2,095
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
1131.11 or 1132
Villa Del Sol - LUA Application
City of Boynton Beach
P.sv. De::::emb8r 8, 1999
C.\\1j L ~ C.,-~;:\OJEC~~:\\':'.~ ~s-~ Sc: :;:'J~';-~':;""" 15j.JL:a-";2CS:....;xj
13
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 sei-ved by Palm Tran ROUTe 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
Villa Del Sol - LUA App:ication
City of Boynton Beach
Re';. December 8, 1999
.::; ,',' L. P ::;P:;:OJECTS,.\':"~ do,: Sal (50,7:~:>~ 15)\'t.;a'208....'p::l
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
15
C J.~:"? C\P"OJECiS"V;lIa de! Sol (B:ly:1!O'1 ~5)':LI..120S.wjXl
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 100-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 Sol - LUA Application
City of 6o;'r.ton Beach
16
Rev. December 8, 19S'9
CW, L P C\PROJECTSMi'3 del So: (50}"".:0" ~5)\:_~ ',:;::2: ,'.'pJ
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
\"1l[a De! Sc< - LU.~. ::.pp~:c2'~L=!n
City cf E:;T~'~'"' 5e2ct:
Rev. December 8, 1999
C:\I\~ L" OPROJECTS\Vii!a del So! (Boynton ,5)\1l1a1208.w;x!
17
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. December 8, 1999
C "I/" L F C\?~C_ ~c~-:; .\:-.:;. ::':: 001 ~~':;~"'lt:l:1 1::}';:Ja 1205 ..~..;>d
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.
Vi![a Del Sol - LUA App;icatio:l
City of Boyr...:on Beach
Rev. December 8, 1999
C:\M L P CPROJECTS\Vilia del Sol (Boyrno:'115)\iua1208......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 App:ica~ion
City of Boynton 882Cl1
Rev. December 8, 1999
c:"!f.;" P C\?~C":ECTS\Vir;a d~ Scl (~yn~O:1 15)\!ua1208J.:pd
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 FLU A amendment on the average
emergency response time:
The proposed FLU amendment will not adversely effect the
emergency response time to the subject Property.
Villa Del Sol - LUA Application
City of Boynton Beach
~ev. Decerrbsl- E: 1~:99
C"\!!: i... r:: C\'!:'Ko..!EC:S\\'~,:a de! $..;; ,3--:f'.:C-: ~~),l;..:~:;;':':..:!.):;
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 1 01 Barwick Road 2501 Seacrest Blvd.
City Delray Beach Delray Beach Delray Beach
Current 617 1583 2410
Capacfty
level of 88% 118% 137%
Service %
\/:;~3. Det Scl - LU,~ 1!;;:'p~iC2tio~
C;'.~' e,:- ~sy:"';tc~: 2.ss.c!~,
Rev. December 8, 1999
22
C:'tl. L P C\?R.a.JECTS\Vil!a de Sol (Boynton 'i5)\!ua1208.v~'p:i
EXHIBIT B
LEGAL DESCRIPTION
VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
\.
.-
..
~'OO
...D
o
0-
..0
rr
00
~
(0
PAFCEL O}olt:
That par~ of the North 400 feet ot the South 725 feet
of the Southea~t Quarter (SE: 1/4) of Section )',
Township 4~ South, Range 43 East, lying East of the
Eas~ =ight-cf-way line of the Florida Ea5t Coast
Railway Company and west of the ,West ri9ht-of-way line
of the Dixie High.....ay. before U. :S. Highway No. 1 was
laid out and constructed, less the additional ri9ht-
of-way for V.s. Highway No. 1 COnvqyed to the State
of Florida by O.R.B. 153 page 337, Palm Bench County
Public Records; and
The North So feet of the South 325 feet ot Seotion 33,
TownShip 45 South, Range 43 East, palm Beach County,
florida. lying between Florida East Coast ~ailroad
right-of-way and Old nixie Highway ~nd Westerly lin~
of Old Dixie Highway right-of-way being. a straight
line, and at 1ts North end being 1048 teet East of the
Florida East coa~t R~ilroad Company riqh~-of-way and
the Soutn end of said Westerly lin. heing 615.4 teet
East of the Florida East Coact Railway company right-
of-way.
J?AltCEL !!!Q.
Beginning at the Inter5ectionof the South line of
Section 33, TownShip 4~ South, Range 43 East, Palm
Beach County, Florida with the East right-af-way line
of the Florida Bast coastRail~ay; thencn run Easter-
ly, along the South line of Seotion 33. a distanee of
409.08 feet~ thence Northerly, a~ right angles. a
distance of 81.69 feet; thence:Easterly. along a line
p~ral1el to the said South li~e ot Section 33. to a
point in a line 15 feet Northerly of and p8r~11el to
th~ ~enterlin~ of old Dixie Hi9~wa1; thence Northeast-
qrly. ~lonq ~~id parallel line, a di$tance of 313
feet, more or less, to a point in a line 275 feet
North ot and parall~l to the said south line of Sec-
t.ion 33:. thence West.erly, along with line to its
inte:section with the aforem8ntione~ EaGt ~ight-of-way
lin~ of tho Florida East coa~~:~ailway; thence South-
erly, along said right-of-way !11ne to the Point of
Deginni~g aforemeneioned.
n~ct'~,~ "t.~;l=,~n F '
P"LM O~~CI-\ C;OJ~0. l}...
.IO"\N B. oLl""'-~
CLcA.K CIR~;,iti l: l.)tJl\i
EXHIBIT C
AERIAL PHOTOGRPAH
VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
._. ,
Page 1 of2
EXECUTIVE SUMMARY FOR COMPREHENSIVE PLAN AMENDMENTS
DATE: 11-9-99
Reference #:
General Information
Initiating Local Government: City of Boynton Beach
Contact Person: Michael Rumpf, Planning and Zoning Director
Address: 100 E. Boynton Beach Blvd. P.O. Box 310, Boynton Beach, FL 33425-0310
TelephonelFax: (561) 742-62601Fax (561) 742-6259
Applicant! Agent Bradley D. Miller, AICP, Miller Land Planning Consultants
TelephonelFax: 561-272-0082
Proposed Comprehensive Plan Textual Amendments
General Summary of Amendments: I
_ amendments relating to traffic circulation or the roadway networks I
_ amendments relating to affordable housing i
Amendments related to the following elements:
--X- land use I
traffic circulation I
- I
- mass transit I
_ ports and aviation
_ housing I
infrastructure sub-elements
-
_ coastal management II
- conservation II
_ recreation and open space II
_ intergovernmental coordination
_ capital improvements
- other
Summary of addition (s) to adopted comprehensive plan: I
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Page 2 of2
Summary of proposed change (s) to adopted comprehensive plan:
See attached:(Application Summary Exhibit A) I
Proposed Amendments to the Future Land Use Map
Location of proposed map amendment (include a location map) Northwest Corner of the intersection of Federal Highway
(US1) and Old Dixie Highway (Location Map Exhibit B)
Size of Area Proposed for Change (acres) 16.0
Present Future Land Use Plan Designation (include a
density/intensity definition) LOCAL RETAIL - COMMERCIAL
Proposed Future Land Use Designation (include a density/intensity
definition) SPECIAL HIGH DENSITY RESIDENTIAL (20 du/ac)
Present Zoning of Site (include a density/intensity definition) C-3 Community Commercial District (Min. 5 ac. for
commercial development. Permits multi-family residential I
using R - 3 District Regulations - Max. density 10.8 du/ac)
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Proposed Zoning of Site (include a density/intensity definition) R - 3 - Multi-Family Dwelling District I
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Present Development of Site Vacant
Proposed Development of the Site, ifknown (Number of Dwelling
Units; Commercial Square Footage; Industrial Square Footage; Other
Proposed usage and intensity): Luxury Rental Apartments 320 units I
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Is proposed change a Development of Regional Impact? NO
Comprehensive Plan Change Processing
Date/Time/Location Scheduled for Local Planning Agency Public Hearing:
December 21,1999 /6:30 pm / City Commission Chambers
Dateffime/Location Scheduled for Governing Body Public Hearing:
December 21, 1999/6:30 pm / City Commission Chambers
:
Scheduled Date for Transmittal to DCA On or Before December 31.1999 I
IICH\MAlN\SHRDA T A\PLANNINGISHAREDlWPIFORMSICOMP. PLAA'III-9-99 MILLER.DOC
EXHIBIT "A"
(
APPLICATION- SUMMARY
This application proposes a change to the Future Land Use (FLU) designation of a
16 acre property from Local Retail Commercial to Special High Density Residential
20 units per acre. 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 FEC
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
Depatment 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
October 1, 1999
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EXHIBIT A
LOCATION MAP
Woolbright Road
Golf Road/SE 23rd Ave.
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VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
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