REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 04-070
TO:
Chairman and Members
Planning & Development Board
FROM:
Michael Rumpf
Director of Planning and Zoning
Eric Lee Johnson, AICP 0~
Planner V
THRU:
DATE:
April 20, 2004
PROJECT:
Arbolatal SPTE 04-001
REQUEST:
Site Plan Extension
PROJECT DESCRIPTION
Property Owner:
ERMLOE, LLC
Applicant I Agent:
Location:
Mr. William Wietsma with William Wietsma Company
Southeast corner of South Congress Avenue and Southwest 35th Avenue
(see Exhibit "A" - Location Map)
Existing Land Use I Zoning: High Density Residential (HDR) I Planned Unit Development (PUD)
Proposed Land Use/Zoning: No change proposed
Proposed Use:
172 fee-simple townhouse units
Acreage:
16.087 acres (700,751 square feet)
Adjacent Uses:
North:
Right-of-way of SW 35th Avenue then developed property (Guardian Self-
storage and Sterling Records Storage) designated Industrial (I) land use and
zoned M-1 Industrial;
South:
Right-of-way for the Lake Worth Drainage District L-28 (lateral) Canal, then
developed properties, containing a variety of industrial uses, designated
Industrial (I) land use and zoned M-1 Industrial
East:
Developed County-owned recreation facility (Caloosa Park) designated
Recreational (R) land use and zoned REC Recreation; and
West:
Right-of-way for South Congress Avenue, then developed residential property
(Isles of Hunter's Run) designated Low Density Residential (LDR) land use at
a density of 4.84 dulac, and zoned PUD Planned Unit Development.
Page 2
Memorandum No. PZ 04-070
BACKGROUND
According to public records, the property has been owned by ERMLOE, LLC since 2002. The subject
property is a rectangular-shaped parcel totaling slightly over 16 acres. According to the subdivision
master plan staff report, the parcel had been cleared but is sparsely populated with Sabal palm trees
ranging from four (4) to 20 caliper inches wide. The survey showed that the highest elevation was 15
feet, located at the northwest corner of the property. The soils consisted of very loose to medium dense,
light brown to dark brown quartz fine sand to a depth of 15 feet below the land surface. However, the
site's terrain, including the points of elevation, has been altered recently in anticipation of preparing the
site for development since when the original site plan staff report was written.
On February 4, 2003, the subdivision master plan was approved for the construction of 172 fee-simple
townhouse units within 24 buildings on 16.08 acres. According to the previous staff report, the proposed
density is 10.8 dwelling units per acre. Each of the 24 buildings would contain one (1) of the two (2)
types of units. Each unit style would have three (3) bedrooms but vary slightly in terms of their overall
living area and number of floors (end units would be one-story). One point of ingress / egress was
proposed along Southwest 35th Avenue. According to the approved site plan, it appeared that this access
would accommodate two (2) lanes for ingress and two (2) lanes for egress. The subdivision master plan
showed emergency vehicle ingress / egress would be provided at an opening along Congress Avenue.
Mr. William Wietsma is now requesting a one (l)-year time extension, for the subdivision master plan
(SBMP 02-005) approved on February 4, 2003. It must be noted that on June 17, 2003, the City
Commission approved Ordinance 03-028, which was the second reading of the concurrent land use
amendment / rezoning application (LUAR 02-009), also submitted by Mr. Wietsma. This land use
amendment / rezoning request successfully changed the underlying land use from Industrial (I) to High
Density Residential (HDR) and the zoning from Light Industrial (M-1) to Planned Unit Development (PUD).
The gross density of the project was approved at 10.8 dwelling units per acre, which was in compliance
with the maximum density allowed in the HDR land use category. Both the City Commission and the
Florida Department of Community Affairs (DCA) approved the land use amendment and rezoning
application. However, a subdivision master plan is valid for only one (1) year after a development order
has been issued. The developer is required to secure a building permit within that year. If this request for
extension were approved, the expiration date of this site plan, including concurrency certification would be
extended to February 4, 2005.
ANALYSIS
According to Chapter 4, Section 5 of the Land Development Regulations, "the applicant shall have one (1)
year to secure a building permit from the Development Department". Examples of building permits
include but are not limited to the following: Plumbing, electrical, mechanical, foundation, and structural.
The Regulations authorize the City Commission to approve one (1) year time extensions, provided that
the applicant files the request prior to the expiration date of the development order. In this case, the
applicant has met that requirement. The Planning & Zoning Division received the application for time
extension on February 2, 2004, which is two (2) days prior to the expiration date of the subdivision
master site plan.
According to the time extension application, the "delay in obtaining building permits has been due to the
fact that we had to also had to obtain zoning change approval from the DCA (granted August, 2003),
South Florida Water Management approval (November, 2003), and plat approval (pending) before we
could proceed with building permit approval".
Page 3
Memorandum No. PZ 04-070
While it may be true that the applicant experienced delays caused by outside government agencies, the
responsibility rests upon the applicant to the least extent to submit drawings to the Building Division to
secure a building or infrastructure type of permit. Submitting these types of permit plans demonstrates
"good faith" to the City that the developer is attempting to complete the project. As of today, the
applicant has secured two- (2) land development type of permits. A clearing and grubbing permit was
issued on February 6, 2004 and an excavation and fill permit was issued on April 7, 2004. In defense of
the developer, however, they submitted for plat approval in early December of 2003. Staff reviewed the
plat and generated comments on January 29, 2004. Also, a more formal criterion for evaluating requests
for time extensions is a project's compliance with (traffic) concurrency requirements. On October 31,
2002, the Palm Beach County Traffic Division approved the traffic study for 172 multi-family dwelling
units with a build-out year of 2006.
The Traffic Division's condition recommended that the City "review potential need for installation of traffic
control and safety devices at the intersection of Congress Avenue and Southwest 35th Avenue, with
emphasis on southbound and westbound movement, where the project is expected to add 32 peak hour
trips to each movement. The site plan time extension is still subject to the 21 conditions approved in the
original subdivision master plan. Also, it should be noted that the applicant was recently approved for a
minor site plan modification (MMSP 03-083) for the reduction of units (from 172 to 158). This
modification was made, in part, to replace all two (2)-car garages with one (l)-car garages.
RECOMMENDATION
Staff recommends approval of this request for a one (l)-year time extension of the subdivision master
plan (SBMP 02-005). As previously mentioned, if this request for site plan time extension is approved, all
conditions of approval from the original subdivision master plan must still be satisfactorily addressed
during the building permit process. Any additional conditions of approval recommended by the Board or
City Commission would be placed in Exhibit "C" - Conditions of Approval.
S:\Planning\SHARED\WP\PROJECT5\Arbolata Townhomes\SPTE 04-001 \Staff Report.doc
Location Map
ARBOLATA TOWNHOMES
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1ij=;.qin~I[liI:P'I' 1'1;i1~' AABOLATA TOWNHOMES ----- -- - .-,. -- -_._-_... WILLIAM WI ETSMA, Architect
Ja--ua'l 'j.' ,: ~ L.'
I: 1ft I #1"' CONGRESS AVE + SW 35TH AVE Florida License Number AR.0014766
'. 10 roo.' 25 Seabreeze Avenue. Suite 304, Delray Beach. Florida 33483
U~LL I BO~!~~ _B~A~~~~OAID_A ~~~u_.J_____.. ,_ ~frIce (561) 274,4863 Fax (56l) 274,7636
EXHIBIT "e"
Conditions of Approval
Project name: Arbolata
File number: SPTE 04-001
Reference: Site Plan Time Extension
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTERlENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments: None
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
2. To be determined.
S:\Planning\SHARED\ WP\PROJECTS\Arbolata T ownhomes\SPTE 04-001 \COA.doc