APPLICATION
PROJECT NAME: The nul"bors
LOCATION: 2300 North Federal Highway
PCN:
I FILE NO.: LUAR 02-005 II TYPE OF APPLICATION: I
AGENT/CONTACT PERSON: OWNER: Schgai
Jennifer Morton, Land Design South PHONE: none given
PHONE: 478-8501 FAX: none given
FAX: 478-5012 ADDRESS: 3310 NE 57th Ct.
ADDRESS: 1280 N. Congress Ave #215 Ft Lauderdale, FL 33308
West Palm Beach, FL. 3409
Date of submittal/Proiected meeting dates:
SUBMITTAL / RESUBMITTAL 6/5/02
1 ST REVIEW COMMENTS DUE: N/A
PUBLIC NOTICE: (7/15/02) 8/31/02 9/10/02
TRC MEETING: N/A
PROJECTED RESUBMITT AL DATE: N/A
ACTUAL RESUBMITTAL DATE: N/A
2ND REVIEW COMMENTS DUE: N/A
LAND DEVELOPMENT SIGNS POSTED N/A
(SITE PLANS):
PLANNING & DEVELOPMENT BOARD N/A
MEETING:
COMMUNITY REDEVELOPMENT 9/10/02
AGENCY BOARD
CITY COMMISSION MEETING: 9/17/02 10/01/02 10/15/02
COMMENTS: Reouest nostnonement to 8/6/02 for TRC
S.\Planning\SHARED\WP\PROJEC'TS\The Harbors\LlJAR 02-005\2002 PROJECT TRACKING INFO.doc
City Codes Accessed via Wcbsite www.bovntoo~beach.on!
www.amlegal.comlboyntoo_beach_fl
Has applicant attended a pre-application meeting? -'!.~__Date:_1Ll.iU.Q2
CITY OF BOYNTON BEACH, FLORIDA
PLANNING & ZONING DIVISION
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 and Zoning Division. Incomplete
applications will not be processed.
PLEASE PRINT LEGISL Y OR TYPE ALL INFORMATION.
'. :
1.
GENERAL INFORMATION
r;
1. Project Name:_ The Harbol2_______________
2. Type of Application (check one)
_ a. Rezoning only
_ b. Land Use Amendment Only
----.!L c. Land Use Amendment and Rezoning
3. Date this application is accepted (to be filled out by Planning Division):
4. Applicant's Name (person or Business entity in whose name this application is made):
Centex Homes
Address:
__8.l9.8...J~nad, Roynto.n.J3.e..a..c.t4- FI :Bfl.3.L_______
Zip Code 33437
Phone:
561-536-1032
Fax:
561-536-1060
5. Agent's Name (person, if any, representing applicant):
Land Desiqn South - Jennifer Morton
Address:
1280 N. Conqress Ave~J1..."li.______________
West Palm Beach, FL
Zip Code 33409
Phone:
561-478-8501
Fax:
561-478-5012
6. Property Owner's (or Trustee's) Name:
SCHGAI
Address:
3310 NE 57th Court
Ft. Lauderdale, FL
33308
(Zip Code)
Phone:
Fax:
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
7. Correspondence Address (if different than applicant or agent):
N/A
'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.)
Centex Homes is the contract purchaser.
9. Street Address or Location of Subject Parcel:
2300 N. Federal Hiqhway
PCN Number
08-43-45-15-03-000-0051
10. Legal Description of Subject Parcel:
Please see attached survev.
11. Area of Subject Parcel (to the nearest hundredth (1/100) of an acre:
12. Current Zoning District:
13. Proposed Zoning District:
14. Current Land Use Category:
15. Proposed Land Use Category:
16. Intended Use of Subject Parcel:
2
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
17. Developer or Builder: Centex Homes
18.
Architect:
Centex Homes
19. Landscape Architect: Land Desi qn South
20. Site Planner:__-LalliLl)~.ig,n.~QlLth __________________
21. Civil Engineer: Schnil.LS. En9i neeri n9
22. Traffic Engineer: Traffic: Consul tants
23. Surveyor: Kpith
II. MATERIALS TO BE SUBMITTED WITH APPLICATION
The following materiais shali be submitted in two (2) copies, unless otherwise indicated:
(please check)
-La. This application form.
....Lb. A copy of the last recorded warranty deed.
....Lc. The following documents and letters of consent:
.Jl(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
_(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.
--X..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 Division, and containing the following information:
3
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
...L(1)An accurate legal description of the subject parcel.
.-ll(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.
...Le. 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.
-Lf. 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.
-Lg. 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.
-Lh. A comparison of the impacts that 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.
_(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
4
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
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
Paim 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 parceis 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 be 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.
_(8) For proposed residential developments larger than 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 Division, 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
5
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
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 Division, 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 organization 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, including Master plan documents (12 sets)
shall also be satisfied. Furthermore, all materials required for a subdivision master
plan shall also be submitted.
_(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 Division 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.
6
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
IV. Representative of the project must be present at all Technical Review Committee.
Planning and Development or Community Redevelopment Agency and City
Commission meetings held to review this project.
V. CERTIFICATION
(I) (We) understand that this application and ail plans and papers submitted herewith become
a part of the permanent records of the Planning and Zoning Division. (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) knowiedge and belief. This application wili not be
accepted uniess signed according to the instructions below.
'I
r' .. / /./
\ ,{ ) ~L~.:c~L,--.::_"-""::"'-'-
Signature of Owner(s) or Trustee, T
or Authorized Principai if property
is owned by a corporation or other
business entity.
-;
/'"
I / L.,~./ _~,./ / ~.'_
-----~--------------------
..'Date -
VI.
(I) (We) hereby designate the above signed person as (my) (our) authorized agent with regard
to this application.
/ /1 ' . ./' { ./
--, (. , - - L- ,....... "
_Signature of Owner(s) or Trustee, or Date
Authorized Principal if property is owned by a corporation or otherbusiness entity.
,
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. / ';;'./.1--
t -:: ,.,!_"
7
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
NOTICE TO APPLICANTS FOR PLANNED ZONING DISTRICT REZONINGS
RE: Plans, Elevations, and other Documents Submitted to City Commission and Board
Meetings
Any new documents prepared by applicants which are distributed at the public meetings must
be provided, at a minimum, in the following quantities in order to allow each Commission or
Board member to have a copy, as well as the City Manager, City Attorney, Recording Secretary,
Planning and Zoning Director, and Building Official:
City Commission:
10 copies
Planning and Development Board:
12 copies
Community Redevelopment Agency:
12 copies
Also, any site plans, master plans, and elevations (colored elevations) which are submitted for
the record at Commission or Board meetings, are retained for the record by the Planning and
Zoning Division.
These measures will allow the City to have an accurate record of the project as it was approved
by the Commission or the Boards, and will allow for the efficient inspection of the project.
NOTICE TO APPLICANTS FOR APPROVAL OF LAND
DEVELOPMENT ORDERS OR PERMITS
Please be advised that all applications for the following land development orders and permits
which are submitted on or after June 1, 1990 will be subject to the City's Concurrency
Management Ordinance, and cannot be approved unless public facilities (potable water,
sanitary sewer, drainage, solid waste, recreation, park, and road' facilities) would be available
to serve the project, consistent with the levels of service which are adopted in the City's
Comprehensive Plan:
- Building permits applications for the construction of improvements which, in and by
themselves, would create demand for public facilities.
- Applications for site plan approval.
- Applications for conditional use approval.
- Applications for subdivision master plan approval.
- Applications for preliminary plat approval.
8
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICATION
- Applications for final plat approval.
- Applications for rezoning to planned zoned districts.
- Applications for revisions to any of the applications listed above, which would increase the
demand for any public facility.
. Applications for development orders and permits submitted after February 1, 1990 and which
generate more than 500 net vehicle trips per day, must comply with the Palm Beach County
Traffic Performance Standards Ordinance, unless exempt from that ordinance.
Please be advised, however, that the following applications will be exempt from the
Concurrency Management Ordinance, pending final approval of this ordinance by the City
Commission:
- Applications for the development of property which was platted on or after January 13, 1978
and either the final plat or the preliminary plat and Palm Beach County Health Department
permit applications were submitted or approved prior to June 1, 1990, and the use of the
property is consistent with the general use which was intended for the property at the time of
platting.
- Applications for the development of property which was platted prior to January 13, 1978, the
area of the platted lots does not exceed 2 acres, and the proposed use would not generate
more than 500 net vehicle trips per day.
- Applications for building permit, if a site plan or conditional use was submitted prior to June 1,
1990 and subsequently approved, and the site plan or conditional use has not expired.
- Applications for the development of property within an approved Development of Regional
Impact, and which are consistent with the approved DRI.
- Applications for approval of final plats, if the preliminary plan and application for Palm Beach
County Health Department permits for utilities have been submitted prior to June 1, 1990.
- Applications for revisions to previously approved development orders or permits, which do not
increase the demand for any public facility.
Please be advised that these exemption rules are tentative and will be subject to final approval
by the City Commission.
If you have any questions concerning the proposed Boynton Beach Concurrency Management
Ordinance, please contact the Boynton Beach Planning Division at (561) 375-6260.
S:IPLANNINGISHAREDlWPIFORMSIAPPSILUARILANDUSE. WPD
Revised 10/15/12001
9
City of Boynton Beach
Planning and Development Board
LAND USE AMENDMENT AND/OR REZONING APPLICA nON
NOTICE TO APPLICANTS
FOR
REZONING AND/OR LAND USE ELEMENT AMENDMENT
CONDITIONAL USE APPROVAL
VARIANCE
All applications received by the City of Boynton Beach shall be accompanied by mailing
labels with the names and addresses of all property owners within four hundred (400)
feet of the subject property and postage (1st class stamps or payment for required
postage). Applications will not be accepted without these mailing labels and postage.
CONTACT -
PALM BEACH COUNTY
PROPERTY APPRAISERS OFFICE
ATTN: MAPPING DIVISION
301 North Olive Avenue
West Palm Beach, Florida
(561) 355-3881
J :\SHRDA T A\Planning\SHARED\W P\FORMS\APPLlCA TIONS\lUAR\Revised land-Use-Rezoning-1 O/15101.doc
10
LAN D _ Lond Planning
Londscope Architecture
DE 51 G N Environmental Consultation
SO UTH 561-418-8501' FAX 561-478-5012 . Congress Business Center' 1280 N. CongressAverue' SUte 215 INestPalm Beach. FIorlda334Q9
The Harbors
land Use Amendment, Rezoning, & Site Plan Approval
Justification Statement
Request
The purpose of this Justification Statement is to request a Land Use Amendment, a
Rezoning, and site plan approval for the subject property. The applicant is requesting to
change the land use from Local Retail Commercial to Special High Density Residential
and the zoning from Community Commercial (C3) to Infill Planned Unit Development
(IPUD).
On behalf of the Petitioner, Land Design South of Florida, Inc. is requesting a land use
amendment, rezoning, and site plan approval of a 3.21-acre property with 54 upscale town
homes. The subject property is generally located on the southeast corner of Federal Highway
and Gateway Boulevard.
Site Characteristics
The 3.21-acre property currently has a Future Land Use designation of Local Retail Commercial
and is located within the C3 (Community Commercial) Zoning District. As previously stated, the
applicant is proposing to change the Future Land Use designation to Special High Density
Residential and rezone the property to IPUD (Infill Planned Unit Development). The subject
property is currently being used as a nightclub facility. There is an existing two-story 20,679
square foot building located on the eastern most portion of the site. The remaining portion of
the site is used predominately for parking. In determining the impacts of the site we compared
the maximum development potential at the existing land use and zoning to the maximum
development potential at the proposed land use and zoning. We also accounted for what the
applicant is actually proposing.
There are several different uses surrounding the subject property. There are two (2) different
uses which border the subject property to the north. Along the eastern section of the northern
property line is the Las Palmas residential community. This property has a Future Land Use
Designation of Low Density Residential (LDR) and is located within the R1AA zoning district.
Along the western portion of the northern property line is a gas station. This property has a
future land use designation of Local Retail Commercial and is located within the C3 zoning
district. To the east of the subject property is the Intracoastal Waterway. To the south of the
subject property is the proposed Boynton Beach City Park. This property has a future land use
designation of Recreation and is located within the Recreation zoning district. To the west of
the subject property is Federal Highway (94-foot Right-of-Way (ROW)) and the Florida East
Coast (FEC) Railroad ROW (100-foot ROW). To the west of the FEC ROW are several
residential properties. Due to the fact that there is over 194-feet of separation between the
subject property and the properties to the west, the applicant did not consider the impacts of the
proposed community on these properties.
The Harbors
Page 1 of 4
June 5, 2002
Proposed Impacts
The subject property can currently be developed with either commercial or residential
development. After the proposed land use amendment and rezoning the property will be
allowed to be developed mainly as a residential use, with limited commercial use. The following
table identifies the development scenarios under the existing land use and zoning as well as the
proposed.
Existing land Use & Zoning Proposed land Use & Zoning
lRClC3 SHDRlIPUD
Maximum Development Potential 223,724 Sq. Ft. of Commercial 64 DU's
& 34 DU's
Proposed/Existing Development 20,679 Sq. Ft. of Commercial 54 DU's
The existing zoning designation does not allow the development of fee simple townhomes. In
order to develop the site the applicant has to rezone the property to the IPUD designation. The
IPUD district is only allowed in the Special High Density Land Use designation. Therefore the
applicant must also change the land use. With the new zoning and land use there is a limited
amount of commercial that is allowed along Federal Highway. The applicant is not proposing
commercial uses as a part of the proposed development.
The timing and phasing of the proposed community is dependent on the approval of the
rezoning, land use, and site plan. In order to determine a rough estimate of the development of
the site, we will assume that the project will receive final approval in September 2002. Once
final approval is obtained, the applicant will immediately begin the permitting process. The
applicant will begin to clear and develop the property in March 2003. Development of the units
will begin shortly after the clearing.
Population, Water, & Sewer Comparisons
The following table compares the demand for water and sewer based on the square footage
allowed under the existing land use and zoning against the proposed land use and zoning. This
demand was estimated using the standards adopted by the Palm Beach County Health
Department when determining the potential impact of development. In order to determine the
impact of the residential development we used the 2000 Census data of 2.26 persons per
household. In addition, we used the 2001 LOS for the City of Boynton Beach.
Infrastructure Information
Water Provider City of Boynton Beach
Level of Service 200 gallons per capita per day
Current Maximum Demand 22,372 gallonslday (3.21 ac X 43,560 sq. ft. X .40 Building coverage x
4 stories x .1)
Proposed Maximum Demand 29,018 gallonslday (3.21 AC X 20 DUlAC X 2.26 PPH X 200)
(62 DU's)
Proposed Actual Demand (54 24,408 gallons/day (54 X 2.26 PPH X 200)
DU's)
Proposed Change +2,036 gallons/day
The Harbors
Page 2 of 4
June 5, 2002
Wastewater Provider City of Boynton Beach
Level of Service 90 gallons per capita per day
Current Maximum Demand 22,372 gallons/day (3.21 AC X 43,560 SQ FT X .40 Building coverage
x 4 stories x .1)
Proposed Maximum Demand 13,058 gallonslday (3.21 AC X 20 DU/AC X 2.26 PPH X 90)
(62 DU's)
Proposed Actual Demand (54 10,983 gallons/day (54 X 2.26 PPH X 90)
DU's)
Change - 11,389 gallons/day
Nuisances
The existing land use of the subject property is Local Retail Commercial and the existing zoning
district is Community Commercial (C3). The existing land use and zoning are not compatible
with the residential nature of the area. To the north of the subject property are several different
uses. Along the eastern portion of the northern property line are the Las Palmas Park and the
Las Palmas Landing single-family residential community. These two communities have a land
use designation of Low Density Residential (LDR) and are located within the R1AA (Single
Family) zoning district. Along the western portion of the northern property line are commercial
properties and a existing gas station. These properties have a future land use designation of
Local Retail Commercial and are located within the C3 zoning district. To the east of the subject
property is the Intracoastal Waterway. To the south of the subject property is a vacant property
that has a Future Land Use designation of Recreational and is located within the Recreation
(REC) zoning district. The property is proposed for a City of Boynton Beach Park. To the west
of the SUbject property is Federal Highway (94-foot ROW) and the FEC railroad (100-foot
ROW).
The existing land use and zoning is not compatible with the surrounding residential nature of
the area. Over the years the subject property has received numerous complaints from the
surrounding residents due to loud music and the disruptive behavior of patrons to the nightclub
and restaurant. Once the park to the south is completed, the existing use could potentially
disrupt the activities occurring in the park.
The applicant is proposing to change the land use of the subject property to Special High
Density Residential. The applicant is also proposing to change the zoning designation to IPUD
(Infill Planned Unit Development). The applicant is proposing to construct 54 upscale town
homes on 3.21 acres. This results in a gross density of 16.82 dwelling units per acre. The
proposed residential use is more consistent with the residential uses to the north and the
proposed park use to the south. The proposed site plan submitted with this justification
statement shows a 52-foot setback along the northern property line where the subject property
abuts the existing residential.
Approval of the proposed land use plan amendment and rezoning will eliminate the
incompatibility of uses currently occurring in the area surrounding the subject property.
The Harbors
Page 3 of 4
June 5, 2002
Site Plan
The site plan dated June 5, 2002 submitted with this justification statement shows a total of 54
three (3)-story town homes on a total of 3.21 acres. Each of the 54 town homes has a two-car
garage. In addition the site plan shows a total of 13 additional parking spaces for guest parking.
When designing the site plan the applicant relied upon the draft code language for the Infill
Planned Unit Development (IPUD) zoning district. This zoning district applies to properties
located within the Community Redevelopment Area (CRA) that are greater than one (1) acre in
size and smaller than five (5) acres. The applicant is proposing a three (3)-story town home on
the subject property. This structure will be less then the maximum height of 45-feet. The IPUD
district also has maximum lot coverage of 50%. The proposed site plan has building lot
coverage less than 50%. Along with the rezoning application, the applicant is proposing to
change the land use designation to Special High Density Residential. This designation allows a
maximum density of twenty (20) dwelling units per acre. The applicant is proposing a total of 54
dwelling units on 3.21 acre for a gross density of 16.82 units per acre. This is consistent with
the proposed land use designation.
The minimum open space requirements for properties within the IPUD zoning district are 100
square feet per dwelling unit. The proposed site plan submitted with this justification statement
shows a total of 1.45 acres of open space. This equates to 1,169 square feet per dwelling unit.
There are several different buffers proposed around the perimeter of the site. The applicant is
proposing two different buffers along the northern portion of the subject property. Along the
portion of the property that abuts Las Palmas the applicant is proposing a seven (7) foot buffer.
Along the remaining portion of the northern property line the applicant is proposing a five (5)
buffer. At the pre-application meeting the City Staff requested that the existing vegetation along
the northern property line, adjacent to the single-family homes, remain in place. Therefore the
applicant is only proposing the one (1) tree per thirty (30) feet. The existing hedge will be cut
out and a tree will be placed in the vacant area. The applicant is not proposing a buffer along
the eastern property line due to the fact that it is adjacent to the Intracoastal Waterway. The
applicant is proposing a five (5) foot buffer along the southern property line. There is also a
buffer proposed for the future park to the south. The applicant is proposing a ten (10) foot buffer
along Federal Highway. This will sufficiently buffer the future residents of the community, while
increasing the amount of landscaping along Federal Highway.
The proposed plan shows a large .20-acre recreation area on the eastern section of the
property. This allows all of the residents of the proposed community to have access and to
enjoy the Intracoastal. The recreation area will have a pool and cabana. It is the intent of the
applicant to use the existing pool and "Tiki" bar structure located on the site.
The property is structured so that most of the units front on a 'paseo" area. This area will
provide for guest entrance in to each of the units and create an intimate atmosphere between
the units. In South Florida today, we are use to seeing the garage as the predominate feature
on the front of residential structures. The proposed homes have the garage in the back of the
units. Each of the garages will be access via an 18-foot access way.
Based upon the above and the attached information, the Petitioner respectfully request
approval of this petition.
N:\Project Files\389\389.53\The Harbors LUPA, Rezoning, & Site Plan Approval Just Stat.doc
File: 389.53A. 538
The Harbors
Page 4 of 4
June 5, 2002
rLeu ~. ~onen, ~8q.
____ Cohen.. Chernay. Norris. et a1.
712 C.S. Highway One, Suitp 400
, North Palm Beach, PI. 33.t
....._-'"
Fred C. cohen. Esq.
~ Cohen, Chernay. Norris. et ale
712 o.s. Highway one. Suite 400
~.Nort_~~~33408
08434515030000060
-.......
11
~
~
l'IAR-22-tm 12:301" "5-087551.
ORB 866.. ol'g 926
I 11..flllIllI.III.II.II.
Con 10. QO Ooc .7G
OOROTHY H. WILKEN. CLERK P8 COUNTY, FL
.
!
I
1IN.Ca.-ova '!HI L.- I'CIlI ~ Da:u
-.u:::.~~I.-._...xlI'I_IIMTIII
~6 (Quit ClIlaim J!Jem. Ex.m.d'M 20~h
day of
March
./995
.6"
P L " C EH'!'!:RPk.ISES. I1Ie.. . Plorida c:orporat:.ion
jir$tPCrl7.lo SCBGAI.. :INC.. a Plorlc!a corporation
w~epostolficetu/d~ssis 3310 N.E.. 57th Court, Ft. Lauderda1.e, FL 33308
second party.
~UMd""""_""'~"'____,.ny"~"_"""ID"""'.""~"'''''''__" .114*_._
............. ...........__eNI......_~ __IN ................~
.itDuedli. TIIat tlu Ii"" [JOIIJI./., tDld in <on.;d.nui<m of tho '''''' of S 10.00 . In
/rand JIG'" by tlN #lid second pony. 1M Nnlpr wMrwJfis It;rco, GCImowlHpd. dens h~ 1Y1tdR. nkatt. lUfd fIIIt.
cl<llm _1M 'ocorul party fol't:Wn', aU'M righ" 'Ill., In..,..s~ cltt/m DIUl dmuuuJ whida tlu JtSidjin' party has in DIUl
'0 IMfo_gdacrlb.d 1<1" plecIt o,pa.../oflarrd, SillU2le, lying tDld "dng In 'M CON"" of Palm Beach
,SIJIl. Qf Florida ,Ia-wil:
Lot 6. and the West 326.01 feet of the South 67.29 feet of Lot 5 and the SOuth
1.5 feet of the North 70 feet of the West 245.39 feet of Lot S. less the West
94 feet for right.-of-way of' state Road No. 5. of Sam Brown Jr.' S Bypoluxo
Subdivision .. recorded in plat Book 1. at Paqe 81. of the PUb1ic Records at
Palm BeAch County, Plorida
SUBJE~ TO covenants. restrictions. easemen~a of record and ~axes for the
current year.
1Ira ~ anb to ~Ib, 7Ju "anal! to~heT with all and singulaT llu appuTtelUUV:~.r lM,~unro b~Jongj.g or
in anywUe GppeTlr.lnln& and all. alate. rlglrr. tide. interesl.U~. equity and claim ~ller of 1M saidjirlt
party, eilMr in law or eq"u,. to 1M DIlly prOlHI'lUe. IHMji' and behoof o/the said $l!cond parry fouonT.
~11 "-dnese "Ifn:e!f., 'tlidJinl ptJn, has signed and sealed thes, pr'Hnu lhe dtJ)' QJU/ ~arfi~t 4bovll
wriuen. ~
Slgu P L -& G 28..
r
0, President
,
r
..-
.~,,~';;' '1<4.
......--
,-' ,. ... ~^.
. ~~(_ee.or.a... ...."
: ':" . _:
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S'rA1;JOF PLORIDA ) I hereby Cenif, tb.t on lhil da,.. before me. aD ornecr duly
authorited to admiQlstC!'l' oaths and tab acIaIow~F'''''.. per~
COVNTY<D" PALM BEACH ) .tmafly .ppeared
LOIGI GANDOLFO, President of P L , G Enterprises, me., a Florida corporation
Imowa It) me to be the ~ cbcribed ia &lid who ClCI:I:Ilted &be forcaolaJ lcstrume.at. w!to uhowJodtpl befClft' me dIaI:.I::LI:....
CXCIaited the tame. IDd au oIIh was Dot taken. (Cbcd. one:) o-said persoah} Wart pcncmafly DO","" to me. 0 s.td pcnoD(s) provlcIcd tJac
fotlowi., type of idelltJficatlOD. _ _ _ _.. _ . _._
.......-
220n N_ pp.~~r~' Rinhv~v
... omn Jl.,,*",
Boynton Beach, FL 33435
C'o-Q.._S........./I'&QJ
--
Pall orrin .wdftu
Wlttless. 17 bind ad o~ ~.1l 10 ~ COIIIIly and Sbre laII aforesaid this
,;JC ~ h/a..~;{ ~ AD.I"'~
- - /.''h(., - .,""-,,/
~s
10 s. FORlAN PA /' . ./,,,..,)<, /vI . B.:-"~~""
'1ftl \II ~.. ilia.=. ....,.. 0 Pdided Now, s,....
Description: Palm Beach,FL Document-Book.Page 8668.926 Page: 1 of 1
Order: shooters Comment:
NOTAAYAU88I!A.T......P8EIL - ~
. ~M.ll85SfRr
. w.....M ~tt~EXl'JRES
.GOIaohRIJllC't..~ .:
r~~ ~. ~onen. ~sq.
~ Cohen. Chernay, Norris. et a1. ~
712 U.S. Highway One, Suite .
. North Palm Beach, FL 33406
~~~~ohen, Esq.
~ Cohen. Chernay, Norris, et a1.
712 O.S. Hiqhway One. Suite 400
,.,....,~~~f~~)t:33408
08434515030000060
~"''''I
~
:i
~
i
l
.
!
J
.
l'IAR-22-t'1'1S t2:30Fm' )-087551.
ORB 8668 __. 926
I 1'..11111111.'1'.".'1
Con 10.00 Doc .70
DOROTHY H. WILKEN. CLERK PB COUUTY f FL
IPIt.c.A8OYII'DIIa'--I'OfII~ClAU.
.by
1II4is ~uit ClIlaim .:!Dew, Ezoc."d 1M 20th
~...,....~......_---,..
day"!
March
.1995
P L & G ENTERPRISES. INC., a Florida eorpora~ion
finlplll'ty, to SCHGA.I, INC.. a Florida corporation
whosepO$to/fkeaddr~$s" 3310 N.E. 57th Court.. Ft. Lauderdale, FL 33308
second party.
~1IMd""""-tennlI""~IIIId.lNlCOftdJ&rty"Incble"_paltIntoma.llldn.1r..nt"""r.lrw.Iegal"""l'&"ItI.,.._
.-d......GI~....s~_..-cI......cII~, -"-'_~IO""or~
:BI'i.tnUisetll. 11un 1M first pIlny./D' imd In C'OIIIitleratitm "fth~ sum 01$ 10.00 . In
hand paid by th. $#.lid stlCond peut)I. 1M ,.~~~Jpt wUlYOf is h~Nh7 QCbtowlNptl. dtHS h~ remin. nlease. lI1UI qldt.
cud",","o the s~nd pa", fornt!l', aU rM right. tille. lnttre.u. cltlim tmd tIenuuul which 1M saidjin' party Iuu ill ontl
to rM following bscribd lor. p~ce or paral of IQnd. .siruate. lying and being in rh~ County oj Pa1m Beach
I Stau 01 Florida ,to.w;t:
Lo~ 6, and the West 326.01 fee~ of the Sou~h 67.29 feet of Lot 5 and the South
1.5 feet of the North 70 feet of the West 245.39 feet of Lot 5. less the West
94 feet for riqbt-of-way of State Road No.5 of Sam Brown Jr.'s Hypoluxo
Subdivision as recorded in plat Book 1. at Page 81. of the pgblic Records of
Palm Beach County. Florida
SUBJB~ TO covenants. restrictions. easements of record and taxes for the
current year.
Cd' ~e a:nlt to ~Ur, The ~ame together with all and s;ngulaT the appurtenDnCl:s th41Teunto b~longi"g or
in anywise GppeP'tGo'nin8. and alllhe ntate. right. titl~, inreust, lien, equity aM claim whalsoevn oj flu saidjlTl'
party. ei~r in law or eqlllty. to the only proper U.soi!. benefit and behoof of the said second party laTeller.
(lu "-d:rt2wi1li JIIJpra.of. t 'aidJint par1)l Juu signed and suled th,s, presenu the da)'llnd 4ar first 4bove
wriuen.
SiBM Q P LoG ENT:eR.P ES, I
--..';' ..
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ft:I...............
srA~OF FLORIDA ) I hereby Cetlify that on Ihis day. bero" me. an officer duly
amhorized 10 adminisler oaths and take adcnDwl-iV."'. per.
COVNTYOF PALM BEACH ) sonally appeared
LUIGI GANDOLPO, President of P L & G Enterprises; Inc.; a Florida corporation
knoWD lO me lO be the perI01l_ described in arad who eltCCuted the fore8oiu8 lasllUmcnt. WhD &C'knowledsed befDre me thllt
executed the $am~ aad au oath was Dot taken. {Check one:) zrsaid penon(s.) is/are pcnonaUy known to me. 0 Said penoD(s) provided the
followiB, Iype of il:kntlfic:aIlOD.
~
w
....
-
o. President
PollOilod N...
2~An N. F~dAral ~iahwAV
.... om" ....".."
Boynton Beach.. FL 33435
Co-(l..~_ SI.aaJ\o~jlr ..'1
........N_
Po.. omu A..oIdrus
NOTARV RUeSel'! s-;;;p SEAL ~
. U~ M.llEJSSfRr
.~ ~!" ItiPDllli'lIS5I[JflCC2i:l2lsEXnRES
\. . ~2l1tS7
\ <10... SCla:L'IhRlI'IIDrJUl~ ill:'
..
ROB S. FORMAN, P.A. /'
'111I1 W NW'~... _UR1 aUAA 0
Description: Palm Beach,FL Document-Book.Page 8668.926 Page: 1 of 1
Order: shooters Comment:
W'I~U U hand .m1S O~~I ~c.1l 10 I~COWtl)' ;and St~tc last aforesaid ~
,;JC ~r h~':fl. ~ A.D.I~
- - L'h( - .,~",~
~llrsl'
./~A"')("l !v( " &'..~~.?7""
hilled Now, 511111",e
~
~
YVONNE ZIEL TRAFFIC CONSULTANTS, INC.
11440 86th 51. North, West Palm Beach, Florida 33412
Telephone (561) 624-7262. Facsimile (561) 624-9578
June 3, 2002
Mr. Michael W. Rumpf
Director of Planning and Zoning
City of Boynton Beach
100 East Boynton Beach Boulevard
Boynton Beach, Florida 33425
RE: The Harbors - Trip Equivalency
Dear Mr. Rumpf:
Yvonne Ziel Traffic Consultants, Inc was retained to prepare a trip generation analysis for the above-
referenced project. The proposed facility is located on the southeast comer of Gateway Boulevard
and US Highway OneIFederal Highway in the City of Boynton Beach, as shown in Figure 1. The
proposed project involves the construction of 54 multi-family units. The vested used on the site
consists of 11,400 square feet (SF) of quality restaurant and 11,400 SF of a drinking establishment
(nightclub), formerly known as Shooters.
Based on the ITE Trip Generation Rate (peak hour) and consultation with the Palm Beach County
Traffic Division for a drinking establishment, the use generates 115.4 trips per day/IOOO SF. The
ITE Rate for quality restaurant is 89.95 daily trips/l ,000 SF. The ITE rate for multi-family units is
7 trips per unit per day. The vested used generates 1,815 daily trips. The trip generation calculation
for the proposed project equates to 378 trips per day. Refer to Tables I, 2, 3 and 4 for traffic
generation information used to develop this data.
Since there is a decrease in the total average daily traffic generation expected from the proposed
project, a traffic "tuuy is not required.
Sincerely,
~LTI
Linda Ric~ardi' PE
Project Manager
J
tel0/62--
ENCLOSURES
Traffic Engineering and Planning
~
YVONNE ZIEL
TRAFFIC CONSULTANTS. INC.
TRAFAC ENGINEERING & PlANNING
11440eeSlrwtNoo1rl,WntP"m~FIorId. ~12
T_M1-Cl"11Q.'."'-Cl...sn
Hypoluxo Rd.
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FIGURE 1
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