AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must he Turned Requested City Commission Date Final Form Must be Turned
Meetine: Dates in to City Clerk's Office Meetinll Dates in to City Clerk's Office
0 August 2, 2005 July 18,2005 (Noon.) 0 October 5, 2005 September 19, 2005 (Noon)
0 August 16,2005 August I, 2005 (Noon) 0 October 18,2005 October 3, 2005 (Noon)
0 September 6, 2005 August 15, 2005 (Noon) 0 November 1,2005 October 17, 2005 (Noon)
~ September 20, 2005 September 6, 2005 (Noon) 0 November 15, 2005 October 31, 2005 (Noon)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing ~ Legal
0 Bids 0 UnfInished Business
0 Armouncement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the September 20,2005 City Commission Agenda under
Legal, Ordinance - Second Reading. The City Commission approved the subject request under Public Hearing and Legal,
Ordinance - First Reading on September 6, 2005. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 05-166.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Arches (LUAR 05-008)
Bonnie Miskel, Esq., Kim G1as.Castro, AICP, Ruden McClosky
Boynton Ventures I, LLC
Southeast comer of the intersection of Ocean A venue and SE 4th Street
Request to amend the Comprehensive Plan Future Land Use Map from Mixed Use (MX)
to Mixed Use Core (MX.C).
Proposed Use: Addition to an approved mixed use development proposed to include a
total of378 dwelling units and 38,599 sq. ft of commercial space.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
City Manager's Signature
Planning and Zoning
S:IPlanning\SHARED\ WPIPROJECTSIA
ector City Attorney / Finance / Human Resources
RES @ BB\LUAR Addition\Agenda Item Request aRCHES luar 05M008 2nd reading amend 9M20-0S.dot
S:\8ULLETlN\FORMSIAGENDA ITEM REQUEST FORM. DOC
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DMSION
MEMORANDUM NO. PZ 05-166
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Dick Hudson, AICP ~
Senior Planner
Michael W. Rumpf
Director of Planning and Zoning
August 22, 200S
Arches Addition/LUAR 05-008
Amend the future land use designation from Mixed Use (MX) to
Mixed Use-Core (MX-C) and rezone from CBD Central Business
District to MU-H Mixed Use-High Intensity
Property Owner:
Applicant! Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Boynton Venture I, LLC
Boynton Venture I, LLC/Bonnle Miskel & Kim Glas-Castro of Ruden
McClosky
Southeast corner of the intersection of Ocean Avenue and SE 4th
Street (Exhibit "A'')
0.58 acre
Mixed Use (MX) - 40 units per acre maximum
CBD Central Business District
Mixed Use Core (MX-C) - 80 units per acre maximum
MU-H Mixed Use-High Intensity
Addition to approved mixed use development to include a total of
378 residential units and 38,599 sq. ft. of commercial space on a
property totaling :1:5.05 acres
Page 2
File Number: LUAR 05-008
Arches Addition
Adjacent Uses:
North:
Right-of-way of Ocean Avenue then property owned by the City of
Boynton Beach (Veterans Park) designated Mixed Use (MX) and
zoned CBD Central Business District
South:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
East:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
West:
Right-of-way of SE 4th Street then property owned by the City of
Boynton Beach (parking lot) designated Mixed Use (MX) and
zoned CBD Central Business District
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The addition of this property will provide the applicant with a redevelopment project
encompassing two entire city blocks, serving to make a more complete project;
2. The requested land use amendment and rezoning are consistent with applicable
Comprehensive Plan policies and the Federal Hiahwav Corridor Community
Redevelooment Plan.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 0.58 acre. Because of the
size of the property under consideration, the Florida Department of Community Affairs classifies
this amendment as a "small scale" amendment. A "small-scale" amendment Is adopted prior to
forwarding to the Florida Department of Community Affairs and is not reviewed for compliance
with the state; regional and local comprehensive plans prior to adoption.
The criteria used to review Comprehensive Plan amendments and rezonings are listed In the
land Development Regulations, Chapter 2, Section 9, AdmInistration and Enforcement, Item C,
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change Includes an amendment to the Comprehensive Plan Future
land Use Map.
a. Whether the proposed rezoning would be consIstent with applicable comprehensive
plan polides including but not lImIted to, a prohIbItion agaInst any Increase In
dwellIng unit density exceeding 50 In the hurricane evacuation zone without written
approval of the Palm Beach County Emergency PlannIng DivisIon and the Clty's risk
Page 3
Rle Number: LUAR 05-008
Arches Addition
manager. The planning department shall also recommend limitations or
requirements, which would have to be Imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
The property is not located In the hurrfcane evacuation zone; therefore the prohibition cited
does not apply. Other relevant Comprehensive Plan poliCies as well as directions contained
within the Federal Hiahwav Corridor Communltv Redevelooment Plan. which are adopted by
reference In the Comprehensive Plan, are discussed below:
Policy 1.16.1 of the Land Use Element contains the definition of the Mixed Use Core designation
and reads: .
"This land use category shall consist of all Mixed Use High Intensity zoning
districts and/or any zoning district(s) which may be established subsequent to
the adoption of the Plan provided that all of the above-mentioned zoning districts
are shown on the Future Land Use Map within the Mixed Use-Core land use
category.
The uses allowed in this land use category shall be limited to, but shall not
necessarily include the follOWing:
Business, professional, and administrative offices; retail uses, personal services,
day-care services, business services which are compatible with retail uses;
entertainment, recreation facilities, amusements, attractions, and exposition
halls; hotels and residential uses with a gross density up to 80 dwelling units per
acre; places of worship; govemmental uses; home occupations. , .
A Floor Area Ratio (FAR) up to 4.0 may be considered for all uses, exclusive of
parking structures, throughout the Mixed Use Core land use category. . .
All land development located in the Mixed Use-Core category shall be required to
submit a plan that includes a single unified design for the project, and shall
confonn to any adopted design plan(s) for the area covered by the category. "
The Mixed Use-Core land use designation and the Mixed Use-High Intensity zoning district were
adopted In response to directions In the "Federal Hiahwav Canidor Communitv Redevelooment
Plan"and are consistent with the recommendations of that study. While the land area currently
designated for this use Is relatively small, it has been the CIty's intent to expand the area on a
project-by-project basis In order to review land use compatibilities and control the potential
Impacts to the Oty's service delivery systems until adequate capadty exists concurrent with
demand. The orfginal Arches plan, approved on June 17, 2003, was the second redevelopment
project approved following the addition of this language to the Comprehensive Plan, The
addition of these small parcels to the orfginal project provides a much more cohesive area for
planning, and at the same time gives development potential that neither of the additional
properties, because of their small size, would have separately.
Page 4
Rle Number: LUAR 05-008
Arches Addition
b. Whether the proposed rezoning would be contrary to the established land use
pattern, or would create an Isolated dIstrict unrelated to adjacent and nearby
districts, or would constitute a grant of spedal privilege to an Individual property
owner as contrasted with the protect/on of the public welfare.
The proposed rezoning would not create an isolated district but would relate to other properties
in the downtown area that are currently or will be a part of the revitalization of the area and
particularly to the other properties, under the same ownership, that make up the two blocks
lying between Ocean Avenue and SE 2nd Avenue that will be part of the same development.
c. Whether changed or changing conditions make the proposed rezoning desirable;
The addition of the two mixed use land use designations, Mixed Use and Mixed Use-Core, and
the accompanying Mixed Use/Low-Intensity and Mixed Use/High-Intensity zoning districts have
provided greater options for development and redevelopment in the downtown area than was
possible with the CBD Central Business District zoning. The flexibility includes additional
density, building height, and setback requIrements. Furthermore, this rezoning and the
resulting development would move the city a step closer to realization of its expressed vision of
an urban downtown environment.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public fadlltles,
Since approval of the original site plan for the Arches, the City adopted, concurrently with Palm
Beach County, a Transportation Concurrency Exception Area (TCEA) for a portion of the CRA
area that Includes this property. This adoption basically allows collective projects below a
certain level of maximum density and Intensity to be approved without being subjected to the
Palm Beach County Traffic Performance Standards Ordinance.
The City's Utilities Department estimates water and sewer demands will be 125,000 gallons per
day for the entire project. Capacity is available; however, no capacity reservations have been
made for any part of the project.
With respect to solid waste, the Palm Beach County Solid Waste Authority has stated that
adequate capacity exists to accommodate the county's municipalities throughout the 10-year
planning period.
The School District of Palm Beach County has reviewed the application and has determined that
adequate capacity exists to accommodate the resident population.
Review comments by the Police and Fire Departments are pending and will be presented by
staff if available at the time of the Oty Commission hearing,
Lastly, drainage will also be reviewed In detail as part of the review of the application for sIte
plan approval, and must satisfy all requirements of the city and local drainage permitting
authorities,
Page 5
Ale Number: LUAR 05-008
Arches Addition
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby properties, or would affect the propelty values of
adjacent or nearby properties.
The requested actions will give the subject property the same land use designation and zoning
as the other properties within the Arches project. It is the City's intention that other adjacent
and nearby properties will request similar actions over time as future redevelopment projects
are contemplated,
f. Whether the propelty is physically and economically developable under the existing
zonIng,
The properties could redevelop under the existing zoning; however, because of the small size of
each, it will be difficult for them to meet development requirements and provide adequate
space for economically viable projects.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the dty as a whole.
Criteria for evaluating the benefits of the proposed development to the needs of the
neighborhood and the City Include service demands, density, use, value and consistency with
Comprehensive Plan policies. As Indicated above the project Is consistent with the
Comprehensive Plan and the Federal Highway Corridor Community Redevelopment Plan,
capacity exists to meet the service needs generated by the proposed project, and it will serve to
provide an economic contribution to both the neighborhood and the City.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
As stated above, while the land area currently designated for this use is relatively small, it Is the
City's intent to expand the area on a project-by-project basis; therefore no sites exist with the
MX-C land use and MU-H Mixed Use High zoning, except in approved redevelopment projects.
CONCLUSIONS/RECOMMENDATIONS
As Indicated herein, this request Is consistent with the Intent of the Comprehensive Plan and the
Federal Highwav Conidor Communitv Redevelooment Plan; will not create additional Impacts on
Infrastructure that have not been anticipated In the Comprehensive Plan; will be compatible
with adjacent land uses and will contribute to the overall economic development of the Oty.
Therefore, staff recommends that the subject request be approved. If the Community
Redevelopment Agency Board or the Oty Commission recommends conditions, they will be
Included as exhibit "6".
ATTACHMENTS
S:\PtInr1IrGISHAAEDIWl'\PROJfCTS\AAOfES 0 "\WAR _IAAOfES AOO STAFF REPOIIT.doc
LOCATION MAP
Arches Addition
LUAR 05-008
Exhibit A
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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meetine: Dates in to City Clerk's Office Meetinl2: Dates in to City Clerk's Office
D August 2, 2005 July 18, 2005 (Noon.) D October 5, 2005 September 19,2005 (Noon)
D August 16, 2005 August 1,2005 (Noon) D October 18, 2005 October 3, 2005 (Noon)
D September 6, 2005 August 15,2005 (Noon) D November 1.2005 October 17,2005 (Noon)
~ September 20, 2005 September 6, 2005 (Noon) D November 15,2005 October 31,2005 (Noon)
D Administrative D Development Plans
NATURE OF D Consent Agenda D New Business
AGENDA ITEM D Public Hearing ~ Legal
D Bids D UnfInished Business
D Announcement D Presentation
D City Manager's Report
RECOMMENDATION: Please place this request on the September 20, 2005 City Commission Agenda under
Legal, Ordinance - Second Reading. The City Commission approved the subject request under Public Hearing and Legal,
Ordinance - First Reading on September 6, 2005. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 05-166.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Arches (LUAR 05-008)
Bonnie Miskel, Esq., Kim Glas.Castro, AICP, Ruden McClosky
Boynton Ventures I, LLC
Southeast comer of the intersection of Ocean Avenue and SE 4th Street
Request to rezone 0.58-acre of property from Central business District (CBD) to Mixed
Use-High Intensity (MU.H).
Proposed Use: Addition to an approved mixed use development proposed to include a
total of378 dwelling nnits and 38,599 sq. ft of commercial space.
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
N/A
N/A
N/A
Developme
City Manager's Signature
~ '" IZd?.
,,/ Planning and Zoning 0Uector City Attorney / Finance / Human Resources
S:\Planning\SHARED\WP\PROJECTS\ARCHES @BB\LUARAddition\AgendaItemRequestaRCHES luar 05-008 2nd reading rezone 9-20-0S.dot
S:\BULLETlNIFORMSIAGENDA ITEM REQUEST FORM.DOC
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING Be. ZONING DIVISION
MEMORANDUM NO. PZ 05-166
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Dick Hudson, AICP ~
Senior Planner
Michael W. Rumpf
Director of Planning and Zoning
August 22, 2005
Arches Addition/LUAR 05-008
Amend the future land use designation from Mixed Use (MX) to
Mixed Use-Core (MX-C) and rezone from CBD Central Business
District to MU-H Mixed Use-High Intensity
Property Owner:
Applicant! Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Boynton Venture I, LLC
Boynton Venture I, LLC/Bonnie Miskel & Kim Glas-Castro of Ruden
McClosky
Southeast corner of the intersection of Ocean Avenue and SE 4th
Street (Exhibit "A")
0.58 acre
Mixed Use (MX) - 40 units per acre maximum
CSD Central Business District
Mixed Use Core (MX-C) - 80 units per acre maximum
MU-H Mixed Use-High Intensity
Addition to approved mixed use development to Include a total of
378 residential units and 38,599 sq. ft. of commercial space on a
property totaling :t5.05 acres
Page 2
File Number: LUAR 05-008
Arches Addition
Adjacent Uses:
North:
Right-of-way of Ocean Avenue then property owned by the City of
Boynton Beach (Veterans Park) designated Mixed Use (MX) and
zoned CBD Central Business District
South:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
East:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
Right-of-way of SE 4th Street then property owned by the City of
Boynton Beach (parking lot) designated Mixed Use (MX) and
zoned CBD Central Business District
West:
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The addition of this property will provide the applicant with a redevelopment project
encompassing two entire city blocks, serving to make a more complete project;
2. The requested land use amendment and rezoning are consistent with applicable
Comprehensive Plan policies and the Federal Hiahwav Corridor Communitv
RedeveloDment Plan.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 0.58 acre. Because of the
size of the property under consideration, the Florida Department of Community Affairs classifies
this amendment as a "small scale" amendment. A "small-scale" amendment Is adopted prior to
forwarding to the Florida Department of Community Affairs and is not reviewed for compliance
with the state; regional and local comprehensive plans prior to adoption.
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, AdmInIstration and Enforcement, Item C,
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map,
a. Whether the proposed rezoning would be consistent with applIcable comprehensive
plan polides including but not lImited to, a prohibItion against any increase In
dwellIng unit density exceeding 50 In the hurricane evacuation zone without written
approval of the Palm Beach County Emergency PlannIng DMslon and the Gty's risk
Page 3
File Number: WAR 05-008
Arches Addition
manager. The plannIng department shall also recommend limItations or
requIrements, whIch would have to be Imposed on subsequent development of the
property, in order to comply with policIes contaIned in the comprehensIve plan.
The property Is not located In the hurricane evacuation zone; therefore the prohibition cited
does not apply. Other relevant Comprehensive Plan policies as well as directions contained
within the Federal Hlahwav Corridor Communltv Redevelooment Plan, which are adopted by
reference In the Comprehensive Plan, are discussed below:
Policy 1.16.1 of the Land Use Element contains the definition of the Mixed Use Core designation
and reads: .
"This land use categoty shall consist of all Mixed Use High Intensity zoning
districts and/or any zoning dlstrict(s) which may be established subsequent to
the adoption of the Plan provided that all of the above-mentioned zoning districts
are shown on the Future Land Use Map within the Mixed Use-Core land use
category.
The uses allowed In this land use categoty shall be limited to, but shall not
necessarily Include the following:
Business, professional, and administrative offices; retail uses, personal selVices,
day-care selVlces, business selVlces whIch are compatible with retail uses;
entertainment, recreation facilities, amusements, attractions, and exposition
halls; hotels and residential uses with a gross density up to 80 dwelling units per
acre; places of worship; governmental uses; home occupations. . .
A Floor Area Ratio (FAR) up to 4.0 may be considered for all uses, exclusive of
parking structures, throughout the Mixed Use Core land use categoty. . .
All land development located In the Mixed Use-Core categoty shall be required to
submit a plan that Includes a single unified design for the project, and shall
conform to any adopted design plan(s) for the area covered by the category. N
The Mixed Use-Core land use designation and the Mixed Use-High Intensity zoning district were
adopted In response to directions In the "Federal Hlahwav Conidor Communitv Redevelooment
PlanNand are consistent with the recommendations of that study. While the land area currently
designated for this use is relatively small, it has been the City's intent to expand the area on a
project-by-project basis In order to review land use compatibilities and control the potential
Impacts to the CIty's service delivery systems until adequate capacity exists concurrent with
demand. The original Arches plan, approved on June 17, 2003, was the second redevelopment
project approved following the addition of this language to the Comprehensive Plan. The
addition of these small parcels to the original project provides a much more cohesive area for
planning, and at the same time gives development potential that neither of the additional
properties, because of their small size, would have separately.
Page 4
Ale Number: LUAR 05-008
Arches Addition
b. Whether the proposed rezonfng would be contrary to the establfshed land use
pattern, or would create an fsolated dfstrlct unrelated to adjacent and nearby
dfstrlcts, or would constitute a grant of specfal privilege to an Indfvfdual property
owner as contrasted wfth the protectfon of the public welfare.
The proposed rezoning would not create an isolated district but would relate to other properties
In the downtown area that are currently or will be a part of the revitalization of the area and
particularly to the other properties, under the same ownership, that make up the two blocks
lying between Ocean Avenue and SE 2nd Avenue that will be part of the same development.
c. Whether changed or changfng condftlons make the proposed rezoning desirable;
The addition of the two mixed use land use designations, Mixed Use and Mixed Use-Core, and
the accompanying Mixed Use/Low-Intensity and Mixed Use/High-Intensity zoning districts have
provided greater options for development and redevelopment in the downtown area than was
possible with the CBD Central Business District zoning. The flexibility includes additional
density, building height, and setback requirements. Furthermore, this rezoning and the
resulting development would move the city a step closer to realization of Its expressed vision of
an urban downtown environment.
d. Whether the proposed use would be compatfble with utfllty systems, roadways, and
other publfc facflltles.
Since approval of the original site plan for the Arches, the City adopted, concurrently with Palm
Beach County, a Transportation Concurrency Exception Area (TCEA) for a portion of the CRA
area that includes this property. This adoption basically allows collective projects below a
certain level of maximum density and intensity to be approved without being subjected to the
Palm Beach County Traffic Performance Standards Ordinance.
The City's Utilities Department estimates water and sewer demands will be 125,000 gallons per
day for the entire project. Capacity is available; however, no capacity reservations have been
made for any part of the project.
With respect to solid waste, the Palm Beach County Solid Waste Authority has stated that
adequate capacity exists to accommodate the county's municipalities throughout the lO-year
planning period.
The School District of Palm Beach County has reviewed the application and has determined that
adequate capacity exists to accommodate the resident population.
Review comments by the Police and Are Departments are pending and will be presented by
staff if available at the time of the City Commission hearing.
Lastly, drainage will also be reviewed in detail as part of the review of the application for site
plan approval, and must satisfy all requirements of the city and local drainage permitting
authorities,
Page 5
File Number: LUAR 05-008
Arches Addition
e. Whether the proposed rezoning would be compatible wIth the current and future
use of adjacent and nearby properties, or would affect the property values of
adjacent or nearby properties.
The requested actions will give the subject property the same land use designation and zoning
as the other properties within the Arches project. It is the City's intention that other adjacent
and nearby properties will request similar actions over time as future redevelopment projects
are contemplated.
f. Whether the property Is physically and economically developable under the existing
zoning.
The properties could redevelop under the existing zoning; however, because of the small size of
each, it will be difficult for them to meet development requirements and provide adequate
space for economically viable projects.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the city as a whole,
Criteria for evaluating the benefits of the proposed development to the needs of the
neighborhood and the City include service demands, density, use, value and consistency with
Comprehensive Plan policies. As indicated above the project is consistent with the
Comprehensive Plan and the Federal Highway Corridor Community Redevelopment Plan,
capacity exists to meet the service needs generated by the proposed project, and it will serve to
provide an economic contribution to both the neighborhood and the City.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
As stated above, while the land area currently designated for this use is relatively small, it is the
City's intent to expand the area on a project-by-project basis; therefore no sites exist with the
MX-C land use and MU-H Mixed Use High zoning, except in approved redevelopment projects.
CONCLUSIONSIRECOMMENDATIONS
As indicated herein, this request is consistent with the Intent of the Comprehensive Plan and the
Federal Hiahwav Conidor Community Redevelooment Plan; will not create additional Impacts on
Infrastructure that have not been anticipated In the Comprehensive Plan; will be compatible
with adjacent land uses and will contribute to the overall economic development of the City.
Therefore, staff recommends that the subject request be approved. If the Community
Redevelopment Agency Board or the City Commission recommends conditions, they will be
included as Exhibit "B".
ATTACHMENTS
S:\PIaMlng\SHAREO\WP\PROlfClS\AACHES II BB\LUAR _\AR01ES ADO STAFF REPORT.doc
LOCATION MAP
Arches Addition
LUAR 05-008
Exhibit A
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Meeting Minutes
Community Redevelopment Agency Special Meeting
Boynton Beach, Florida
August 30, 2005
Description:
Arches (LUAR 05-008)
Bonnie Miskel, Esq" Kim Glas-Castro, AICP, Ruden
McClosky
Boynton Ventures I, LLC
Southeast corner of the intersection of Ocean
Avenue and SE 4th Street
Request to amend the Comprehensive Plan Future
Land Use Map from Mixed Use (MX) to Mixed Use
Core (MX-C); and
1.
Project:
Agent:
Owner:
Location:
Request to rezone D.58-acre of property from
Central Business District (CBD) to Mixed Use-High
Intensity (MU-H).
Proposed use: Addition to an approved mixed use
development proposed to include a total of 378
dwelling units and 38,599 sq. ft. of commercial
space.
Attorney Spillias asked the board to divulge any ex parte communications with any of the
applicants on the Public Hearing agenda. If a board member disclosed such communications at
the August 9, 2005 meeting, the period of time in question would be from that meeting to this
one. There were no such disclosures.
Attorney Spillias then explained the quasi-judicial nature of the proceedings and swore in the
people who planned to speak during the public hearing,
Dick Hudson, Sr. Planner, stated that the name of the project was the Arches Addition. The
project is located at the southeast corner of East Ocean Avenue and S.E. 4th Street. Staff
recommended approval of the requested land use amendment and rezoning for the following
reasons: 1) It is consistent with applicable Comprehensive Plan policies and with the Federal
Highway Community Redevelopment Plan, 2) It meets the criteria required for consideration of
the land use amendment and rezoning, and 3) The addition of the property will provide the
applicant with a redevelopment project encompassing two entire City blocks, serving to make a
more complete project and will allow several small parcels to have a greater development
potential than either would have if they came in separately, because of their small size.
Chair Heavilin asked for and received confirmation from Dick Hudson that these two parcels
were purchased after the land use and zoning were approved for the rest of the site.
Bonnie Miskel, 222 Lakeview, West Palm Beach, spoke on behalf of the applicant. She
stated the site plan was not being phased- they were trying to unify the site zoning and land
use.
Chair Heavilin opened the floor for the public to speak, closing it when no one came forward.
3
Meeting Minutes
Community Redevelopment Agency Special Meeting
Boynton Beach, Florida
August 30, 2005
Mr. Barretta felt he might have trouble supporting this because he thought title to this property
might have been transferred improperly. Half of the property was in foreclosure at the time of
the title transfer.
Chair Heavilin asked if a closing had taken place on the subject property, and Ms. Miskel stated
it had been owned for some time. There was no title dispute and no actions or claims filed
against it. They had title and title insurance to the property. This is the first time they heard of
this.
Mr. Barretta said his comments derived from the fact that he had a foreclosure action against
the property. Ms. Miskel asked to see Mr. Barretta's recusal, since he had potential interest and
should not vote on the matter.
Chair Heavilin asked Mr. Barretta if he wished to recuse himself, and he responded that he did
not.
Ms. Miskel objected to this, for the record.
Attorney Spillias' opinion was sought. He stated that the issue of conflict came up in quasi-
judicial matters in two possible contexts. The standard conflict was where a board member
stands to gain or lose, especially financially on their vote. Under State law, CRA board members
are exempt from that conflict of interest provision. They are permitted to vote on matters that
could inure to their special gain or loss. This is an exception to the general rule. There are other
conflict of interest provisions that do apply. In all quasi-judicial matters, the issue of bias is one
that may be raised and it is why they passed the Resolution in the recent past removing the
presumption of prejudice by virtue of ex parte communications. If it can be proven that there is
a bias, through ex parte communications or otherwise, the issue of impartiality can be raised.
Generally speaking, when board members are acting in their role as board members, making
policy, deciding on most issues in a non-quasi-judicial context, bias is irrelevant. They could be
biased. In the quasi-judicial context, courts have said they were sitting in somewhat of a judicial
manner and, therefore, bias was an issue. It was up to Mr. Barretta to indicate whether or not
he believed he could make an objective, unbiased determination in this case. Ultimately, if there
were a challenge, it would be up to the fact-finder to determine whether the facts established it
one way or another.
Mr. Barretta believed he could vote in an unbiased manner.
Ms, Miskel noted for the record that Mr. Barretta said he could not support this because he had
a claim against this property, so she believed he had demonstrated with his testimony as
evidence that he was biased and they were noting that and their objection to his participation in
the hearing. Mr. Barretta responded that this was not what he said. He said he did not believe
he could support this. Ms. Miskel stated that the record would reflect his comments.
Ms. Horenburger said if a person appeared to be biased in any way other than if he stood to
gain financially, it could be a problem, but it sounded like if a person stood to gain financially, it
was all right. She did not understand. Attorney Spillias said that this was correct.
4
Meeting Minutes
Community Redevelopment Agency Special Meeting
Boynton Beach, Florida
August 30, 2005
Motion
Vice Chair Tillman moved to approve the request to amend the Land Use Amendment and
Rezoning request (LUAR 05-008) for the Arches on the southeast corner of the intersection of
Ocean Avenue and SE 4th Street. Mr. Fenton seconded the motion that passed 7-0.
Abandonment - Street
Description:
Arches (Street) (ABAN 05-004)
Bonnie Miskel, Esq., Kim Glas-Castro, AICP,
Ruden McClosky
Boynton Ventures I, LLC
Southeast corner of the intersection of
Ocean Avenue and SE 4th Street
Request for abandonment of a forty-foot
wide right-of-way known as Southeast 1st
Avenue between Federal Highway and
Southeast 4th Street in connection with the
proposed Arches development.
1.
Project:
Agent:
Owner:
Location:
Ed Breese, Principal Planner, displayed the Arches site plan, showing the location of the area for
the proposed abandonment. There was no objection to this abandonment on the part of any
City Department. The utility interests such as Florida Power & Light, Bellsouth, Florida Public
Utilities, and Adelphia Cable also have no objections, but do have conditions referring to the
provision of additional easements to assure proper location of the utilities. Staff recommended
approval since this right-of-way falls wholly within the Arches development and the City did not
believe it had any further use for it.
Bonnie Miskel, appearing on behalf of the applicant, stated that they accepted all the
conditions.
Chair Heavilin asked if anyone in the public wished to address this, and closed the floor when
no one came forward.
Motion
Ms. Horenburger moved to approve the request for abandonment of a 40-foot wide right-of-
way known as S.E. 1st Avenue between Federal Highway and S.E. 4th Street in connection with
the proposed Arches development. Vice Chair Tillman seconded the motion that passed 7-0.
Abandonment - Allev
2.
Project :
Agent:
Arches (Alley) (ABAN 05-005)
Bonnie Miskel, Esq., Kim Glas-Castro, AICP,
Ruden McClosky
Boynton Ventures I, LLC
Southeast corner of the intersection of
Ocean Avenue and SE 4th Street
Owner:
Location:
5
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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meetine: Dates in to City Clerk's Office Meetine Dates in to City Clerk's Office
0 August 2, 2005 July IS, 200S (Noon.) 0 October 5, 2005 September 19, 2005 (Noon)
0 August 16, 2005 August 1, 2005 (Noon) 0 October 18, 2005 October 3, 2005 (Noon)
[8:J September 6, 2005 August 15, 2005 (Noon) 0 November 1,2005 October 17. 2005 (Noon)
0 September 20, 2005 September 6, 2005 (Noon) 0 November 15, 2005 October 31,2005 (Noon)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM [8:J Public Hearing [8:J Legal
0 Bids 0 UnfInished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the September 6, 2005 City Commission Agenda under
Public Hearing and Legal, Ordinance - First Reading. The Connnunity Redevelopment Agency Board reconnnended that the
subject request be approved on August 30, 2005. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 05-166.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Arches (LUAR 05-008)
Bonnie Miske!, Esq., Kim Glas-Castro, AICP, Ruden McClosky
Boynton Ventures I, LLC
Southeast corner of the intersection of Ocean Avenue and SE 4th Street
Request to amend the Comprehensive Plan Future Land Use Map from Mixed Use (MX)
to Mixed Use Core (MX-C); and
Request to rezone 0.58.acre of property from Central Business District (CBD) to Mixed
Use-High Intensity (MU-H).
Proposed Use: Addition to an approved mixed use development proposed to include a
total of378 dwelling units and 38,599 sq. ft of connnercial space.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
_1~
?/tJ ~~
Planning' and Zo . g !fector City Attorney / Finance / Human Resources
S:lPlanningISHAREDlWPIPROJECTSIARCHES@BBILUARAdditionlAgenda Item Request aRCHES luar OS-OOS 9.6.{)S.dot
City Manager's Signature
S:\BULLETlN\FORMSIAGENDA ITEM REQUEST FORM,DOC
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING &. ZONING DIVISION
MEMORANDUM NO. PZ 05-166
Chair and Members
Community Redevelopment Agency Board and
Mayor and City Commission
Dick Hudson, AICP ~
Senior Planner
Michael W, Rumpf
Director of Planning and Zoning
August 22, 2005
Arches Addition/LUAR 05-008
Amend the future land use designation from Mixed Use (MX) to
Mixed Use-Core (MX-C) and rezone from CBD Central Business
District to MU-H Mixed Use-High Intensity
Property Owner:
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Boynton Venture I, LLC
Boynton Venture I, LLCjBonnie Miskel & Kim Glas-Castro of Ruden
McClosky
Southeast corner of the intersection of Ocean Avenue and SE 4th
Street (Exhibit "A")
0.58 acre
Mixed Use (MX) - 40 units per acre maximum
CBD Central Business District
Mixed Use Core (MX-C) - 80 units per acre maximum
MU-H Mixed Use-High Intensity
Addition to approved mixed use development to include a total of
378 residential units and 38,599 sq. ft. of commercial space on a
property totaling :t5.05 acres
Page 2
File Number: LUAR 05-008
Arches Addition
Adjacent Uses:
North:
Right-of-way of Ocean Avenue then property owned by the City of
Boynton Beach (Veterans Park) designated Mixed Use (MX) and
zoned CBD Central Business District
South:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
East:
Property owned by the applicant designated Mixed Use Core (MX-
C) and zoned MU-H Mixed Use-High Intensity and approved for
redevelopment
West:
Right-of-way of SE 4th Street then property owned by the City of
Boynton Beach (parking lot) designated Mixed Use (MX) and
zoned CBD Central Business District
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The addition of this property will provide the applicant with a redevelopment project
encompassing two entire city blocks, serving to make a more complete project;
2. The requested land use amendment and rezoning are consistent with applicable
Comprehensive Plan policies and the Federal Hiahwav Corridor Communitv
Redevelooment Plan.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 0.58 acre. Because of the
size of the property under consideration, the Florida Department of Community Affairs classifies
this amendment as a "small scale" amendment. A "small-scale" amendment is adopted prior to
forwarding to the Florida Department of Community Affairs and is not reviewed for compliance
with the state; regional and local comprehensive plans prior to adoption.
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
land Use Map.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to, a prohibition against any increase in
dwelling unit density exceeding 50 in the hurricane evacuation zone without written
approval of the Palm Beach County Emergency Planning Division and the City's risk
Page 3
File Number: WAR 05-008
Arches Addition
manager. The planning department shall also recommend limitations or
requirements, which would have to be imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
The property is not located in the hurricane evacuation zone; therefore the prohibition cited
does not apply. Other relevant Comprehensive Plan policies as well as directions contained
within the Federal Hiahwav Corridor Community Redevelooment Plan, which are adopted by
reference in the Comprehensive Plan, are discussed below:
Policy 1.16.1 ofthe Land Use Element contains the definition of the Mixed Use Core designation
and reads:
"This land use category shall consist of all Mixed Use High Intensity zoning
districts and/or any zoning district(s) which may be established subsequent to
the adoption of the Plan provided that all of the above-mentioned zoning districts
are shown on the Future Land Use Map within the Mixed Use-Core land use
category.
The uses allowed in this land use category shall be limited to, but shall not
necessarily include the following:
Business, professional, and administrative offices; retail uses, personal services,
day-care services, business services which are compatible with retail uses;
entertainment, recreation facilities, amusements, attractions, and exposition
halls; hotels and residential uses with a gross density up to 80 dwelling units per
acre; places of worship; governmental uses; home occupations. . .
A Floor Area Ratio (FAR) up to 4.0 may be considered for all uses, exclusive of
parking structures, throughout the Mixed Use Core land use category. . .
All land development located in the Mixed Use-Core category shall be required to
submit a plan that includes a single unified design for the project, and shall
conform to any adopted design plan(s) for the area covered by the category. "
The Mixed Use-Core land use designation and the Mixed Use-High Intensity zoning district were
adopted in response to directions in the "Federal Hiahwav Corridor Community Redevelooment
Plan"and are consistent with the recommendations of that study. While the land area currently
designated for this use is relatively small, it has been the City's intent to expand the area on a
project-by-project basis in order to review land use compatibilities and control the potential
impacts to the City's service delivery systems until adequate capacity exists concurrent with
demand. The original Arches plan, approved on June 17, 2003, was the second redevelopment
project approved following the addition of this language to the Comprehensive Plan. The
addition of these small parcels to the original project provides a much more cohesive area for
planning, and at the same time gives development potential that neither of the additional
properties, because of their small size, would have separately.
Page 4
File Number: LUAR 05-008
Arches Addition
b. Whether the proposed rezoning would be contrary to the established land use
pattern, or would create an isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual property
owner as contrasted with the protection of the public welfare.
The proposed rezoning would not create an isolated district but would relate to other properties
in the downtown area that are currently or will be a part of the revitalization of the area and
particularly to the other properties, under the same ownership, that make up the two blocks
lying between Ocean Avenue and SE 2nd Avenue that will be part of the same development.
c. Whether changed or changing conditions make the proposed rezoning desirable;
The addition of the two mixed use land use designations, Mixed Use and Mixed Use-Core, and
the accompanying Mixed Use/Low-Intensity and Mixed Use/High-Intensity zoning districts have
provided greater options for development and redevelopment in the downtown area than was
possible with the CBD Central Business District zoning. The flexibility includes additional
density, building height, and setback requirements. Furthermore, this rezoning and the
resulting development would move the city a step closer to realization of its expressed vision of
an urban downtown environment.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
Since approval of the original site plan for the Arches, the City adopted, concurrently with Palm
Beach County, a Transportation Concurrency Exception Area (TCEA) for a portion of the CRA
area that includes this property. This adoption basically allows collective projects below a
certain level of maximum density and intensity to be approved without being subjected to the
Palm Beach County Traffic Performance Standards Ordinance.
The City's Utilities Department estimates water and sewer demands will be 125,000 gallons per
day for the entire project. Capacity is available; however, no capacity reservations have been
made for any part of the project.
With respect to solid waste, the Palm Beach County Solid Waste Authority has stated that
adequate capacity exists to accommodate the county's municipalities throughout the lO-year
planning period.
The School District of Palm Beach County has reviewed the application and has determined that
adequate capacity exists to accommodate the resident population.
Review comments by the Police and Fire Departments are pending and will be presented by
staff if available at the time of the City Commission hearing.
Lastly, drainage will also be reviewed in detail as part of the review of the application for site
plan approval, and must satisfy all requirements of the city and local drainage permitting
authorities,
Page 5
File Number: LUAR 05-008
Arches Addition
e. Whether the proposed rezoning would be compatible with the current and future
use of adjacent and nearby propertie~ or would affect the property values of
adjacent or nearby properties.
The requested actions will give the subject property the same land use designation and zoning
as the other properties within the Arches project. It is the City's intention that other adjacent
and nearby properties will request similar actions over time as future redevelopment projects
are contemplated.
f. Whether the property is physically and economically developable under the existing
zoning.
The properties could redevelop under the existing zoning; however, because of the small size of
each, it will be difficult for them to meet development requirements and provide adequate
space for economically viable projects.
g. Whether the proposed rezoning is of a scale which is reasonably related to the
needs of the neighborhood and the city as a whole.
Criteria for evaluating the benefits of the proposed development to the needs of the
neighborhood and the City include service demands, density, use, value and consistency with
Comprehensive Plan policies. As indicated above the project is consistent with the
Comprehensive Plan and the Federal Highway Corridor Community Redevelopment Plan,
capacity exists to meet the service needs generated by the proposed project, and it will serve to
provide an economic contribution to both the neighborhood and the City.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
As stated above, while the land area currently designated for this use is relatively small, it is the
City's intent to expand the area on a project-by-project basis; therefore no sites exist with the
MX-C land use and MU-H Mixed Use High zoning, except in approved redevelopment projects,
CONCLUSIONSIRECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan and the
Federal Hi9hwav Corridor Communitv Redevelooment Plan; will not create additional impacts on
infrastructure that have not been anticipated in the Comprehensive Plan; will be compatible
with adjacent land uses and will contribute to the overall economic development of the City.
Therefore, staff recommends that the subject request be approved. If the Community
Redevelopment Agency Board or the City Commission recommends conditions, they will be
included as Exhibit "B".
ATTACHMENTS
S:\Plannino\SHARED\WP\PROJECTS\ARCHES@ BB\LUAR Addltlon\ARCHES ADD STAFf REPORT.doc
LOCATION MAP
Arches Addition
LUAR 05-008
eEA:N-AV
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150 Feet A.
SE 2ND AVE
150
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Exhibit A
B
.
.
,
NOTICE AFFIDAVIT
STATE OF FLORIDA
COUNTY OF PALM BEACH
BEFORE ME THIS DAY PERSONALLY APPEARED K.~M G, \.Q S" - G.S~~
type or stamp name) WHO BEING DULY SWORN, DEPOSES AND SAYS:
1. The attached property owners list is, to the best of my knowledge, a complete and accurate
list of all property owners, mailing addresses and property control numbers as recorded in the
latest official tax rolls obtained from the Property Appraisers Office in the County Courthouse
for all property within ~fil: n liOO filet (lone *) of the property which is the subject of
this request. 701\0 ~
*"366 f~~t re~l::Iif6d (VI 1t:4U~::iC:i ::iuDII.;U6d to the D08ra at Adjl::l3tffi8f\t: 500 feet reqtJireEl for
reqUQsts subIJl;Ut::J lu lIn: ZVllill~ CemmissieA/Bearel ef OOUlity Comml3sieners.
(print,
3.
The attached property owners list includes, to the best of my knowledge, all affected property
owners, municipalities, counties, homeowner associations, and property owner associations
in accordance with the requirements of the UL~..J ~~';{'~~'Y policies.
Posting the subject property with public notice, Whi~ my obit gallon to provide, will be in
.=,","00 "fu k1;~Z ~~:'"' p,,- p,~ ~!3~ ~
Signature
~
The foregoing instrument was acknowledged before me this ) 0 day of ,) lL ('IL 20OS::
by ~ G~s -Gs~(name of person acknowledging), who ~sonally known to me or
who has produced [ ] (type of Idenllf.callon'/ one) as
2.
identification and who did/did not (circle one) take an oath.
L{)
~m~
erson Taking Acknowledgment
~~ MARY CHRISTINE MOORE
?/"JJi.<;i:i; MY COMMISSION' 00 327032
~~~ EXPIRES: Jun. 8, 2008
'''''Hr..Yd- 8andedTlvuNolaryPttllcUndllrwrltert
Name of Acknowledger
Title or Rank
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08-43-45.28.03.007.0032
BOYNTON VENTURES I LLC
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08-43.45.28.03.007.0081
BOYNTON VENTURES I LLC
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HALLANDALE FL 33009
08-43.45.28.03.007.0091
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.28.03.007.0113
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08-43-45.27.00.000.3040
WISE INVSTMNTS OF SOUTH FL INC
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ONE BOYNTON LLC
1629 K ST
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08.43.45.27.04.000.0050
ONE TWELVE SOUTH FED HWY INC
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PETTINICCHI ELIZABETH L TR
47 S HARBOUR DR
BOYNTON BEACH FL 33435.6213
,..o96S @A1I3^V ~
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www.avery.com
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v8.43.45.28.03.007 .0010
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43-45.28.03.007.0061
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
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08-43.45.28.03.007.0082
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
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08-43-45.28.03.007.0111
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180 . 3112
08.43-45.28.03-012.0010
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.27.00.000.3070
BOYNTON BEACH CITY OF
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08.43.45.27.04.000.0010
DUTCH WALTER TR
240 SOUTHLAND RD
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BOWDEN INC
1622 NE 4TH ST
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HUDSON JAMES P
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08.43.45.27.04.000.0241
PETTINICCHI ELIZABETH TR
47 HARBOUR DR
BOYNTON BEACH FL 33435
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BOYNTON VENTURES 1 LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.28-03-007.0062
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.28.03.007.0083
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.28.03.007.0112
BOYNTON VENTURES I LLC
3050 AVENTURA BLVD
MIAMI FL 33180.3112
08.43.45.27.00.000.3020
HARGROVE LISA KALLAl
310 S FEDERAL HWY
BOYNTON BEACH FL 33435 . 4930
08-43.45.27.00-000.3080
BOYNTON BEACH CITY OF
PO BOX 310
BOYNTON BEACH FL 33425.0310
08-43.45-27.04.000.0021
GONSMAN JOHN H II & TINA L
104 S FEDERAL HWY
BOYNTON BEACH FL 33435.4926
08.43.45.27.04.000-0131
SOLIS FRANCISCO A &
80 SW 15TH CT
BOCA RATON FL 33486 - 4469
08.43.45.27.04.000-0210
FRERE EUGENE &
NOELLE DUCRET TRS
6554 TIMBER LN
BOCA RATON FL 33433-5726
08.43.45.27.04.000-061 0
SOLIS FRANCISCO A &
80 SW 15TH CT
BOCA RATON FL 33486 - 4469
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