REVIEW COMMENTS
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-140
Chair and Members
Community Redevelopment Agency Board
Michael Rumpf (\I/J
Director of Planning and Zoning
Kathleen Zeitler ~
Planner
September 27, 2005
Waterside I SPTE 05-004
Site Plan Time Extension
PROJECT DESCRIPTION
Property Owner:
Applicant I Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Acreage:
Adjacent Uses:
North:
South:
Southern Homes of Palm Beach, LLC
Carlos J. Ballbe P.E., Keith & Ballbe, Inc.
East side of Federal Highway, south of Palmer Road and north of Chukker
Road (see Location Map - Exhibit "A")
Special High Density Residential (SHDR - 20 du/ac)
Infill Planned Unit Development (IPUD - 20 du/ac)
No change proposed
No change proposed
113 fee-simple townhouses
317,676 square feet (7.2928 acres)
Beginning at Federal Highway extending easterly 150 feet is developed commercial
property, with an unincorporated Palm Beach County Commercial High (CHIS) land use
classification and Palm Beach County General Commercial (CG) zoning. The majority of
the use to the north is comprised of the Palmer Road right-of-way, then farther north is
developed residential property with an unincorporated Palm Beach County Medium
Density Residential (MR-S) land use classification, and Palm Beach County Residential
Multi-family (RM) zoning.
Right-of-way for Chukker Road, then farther south beginning at Federal Highway
extending easterly 150 feet is vacant commercial, with an unincorporated Palm Beach
County Commercial High (CHIS) land use classification, and Palm Beach County General
Commercial (CG) zoning. The majority of the use to the south is developed residential
Page 2
Memorandum No. PZ 05-140
with an unincorporated Palm Beach County Medium Residential (MR-5) land use
classification, and Palm Beach County Residential Multi-family (RM) zoning.
East: A majority of the use to the east is right-of-way for the Intracoastal Waterway.
However, a portion of the use is comprised of a finger canal of the Intracoastal
Waterway as well as developed residential with an unincorporated Palm Beach County
Medium Density Residential (MR-5) land use classification, and Palm Beach County
Residential Multi-family (RM) zoning.
West: Right-of-way for Federal Highway, then further west is undeveloped residential
(approved for Oceanside NWSP 04-004) with a Special High Density Residential (SHDR)
land use classification, zoned Infill Planned Unit Development (IPUD).
BACKGROUND
Mr. Carlos J. Ballbe P.E. of Keith & Ballbe, Inc., Consulting Engineer and Agent for Southern Homes of Palm
Beach, LLC, is requesting a six (6)-month time extension for the Waterside Site Plan Development Order
(NWSP 04-003) which was approved by the City Commission on July 20, 2004. The site plan approval is valid
for one (1) year from the date of approval. If this request for a six (6)-month time extension were approved,
the expiration date of this site plan, including concurrency certification would be extended to January 20, 2006.
According to the original site plan staff report, the proposed Waterside project is an Infill Planned Unit
Development approved for 113 fee-simple townhouses on Federal Highway. The project has been approved
for the following: annexation from unincorporated Palm Beach County, a land use amendment from Palm
Beach County's Commercial High Intensity (CH-5) and Medium Residential (MR-5) land use designations to the
City's Special High Density Residential (SHDR - 20 du/ac), a rezoning from Palm Beach County's General
Commercial (CG) and Residential Multi-Family (RM) zoning districts to the City's Infill Planned Unit Development
(IPUD) zoning district, a Site Plan (NWSP 04-003), and a Height Exception (HTEX 04-003).
Although the maximum density allowed in the IPUD zoning district under the Special High Density Residential
land use classification is 20 dwelling units per acre, the applicant is proposing a density of 15.5 dwelling units
per acre. The 113 townhouse units are proposed within 17 separate two- and three-story buildings on the
7.292 acre site, and are to be constructed in one (1) phase. Each of the 17 buildings will have from three (3)
to nine (9) units and contain varying unit styles (Unit "A" through "G"), with a mix of two (2), three (3), and
four (4) bedroom units ranging between 2,168 and 3,670 square feet. Building designs are a derivative of
Mediterranean architecture with stucco walls, S-tile roofs and decorative moldings, appliques, columns, and
balconies, and are representative of relatively high quality architectural design and materials. In addition, a
0.85 acre recreation area is proposed which consists of a three-story, 5,000 square foot clubhouse and a pool
area fronting on the Intracoastal Waterway.
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.
Correspondence from the applicant dated July 19, 2005 indicates that a building permit was issued on July 7,
Page 3
Memorandum No. PZ 05-140
2005 for seawall replacement on the subject property, and they believed the issuance of that permit would
ensure that the site plan would not expire on July 20, 2005. However, staff determined that the seawall
permit did not suffice as commencement of development of the proposed project and that an extension
request would be required, and promptly informed the applicant. 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 July 19, 2005, one (1) day prior to
the expiration date of the new site plan.
According to the time extension application, Mr. Ballbe indicates that Southern Homes of Palm Beach, LLC"is
in the process of submitting the building permits and getting the plat approved and recorded. Due to the
complexity of the product and the lengthy permitting process, the Owner will need a six month extension to
the site plan approval to be able to complete the permitting as required by the conditions of approval". While
it may be true that the applicant experienced delays in plat approval or revising construction plans to comply
with 70 conditions of approval, the onus is still on the applicant to submit drawings to the Building Division in
order 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. In defense of
the developer, however, a project of this magnitude would require more time to revise and complete detailed
construction plans. Since submittal of the extension request, the applicant has formally submitted building
permit drawings to the Building Division.
A more formal criterion for evaluating requests for time extensions is compliance with (traffic) concurrency
requirements. On February 20, 2004, the Palm Beach County Traffic Division approved the traffic study for
the Waterside project with 115 townhouse units (2 more units than now proposed). Based on their review,
the proposed townhouse project is located within the Coastal Residential Exception Area of Palm Beach
County which exempts residential units from traffic concurrency requirements. Traffic concurrency was
approved with a build-out date of 2005, and no building permits are to be issued by the City for this project
after the 2005 build-out date. If the applicant has not obtained building permits for this project by the end of
2005, a revised traffic study with a new project build-out date will be required for approval by the County
prior to the issuance of building permits (see Exhibit "c" - Conditions of Approval). As for utilities, records
indicate the utility reservation has not yet been paid, therefore the related condition of approval still stands.
The site plan time extension is still subject to the original 68 conditions of site plan approval. Lastly, no new
land development regulations are now in place against which the project should be reviewed and modified.
SUMMARY I RECOMMENDATION
Staff recommends approval of this request for a six (6)-month time extension of the site plan (NWSP 04-003).
If this request for extension were approved, the expiration of this site plan, including concurrency
certification, would be extended to January 20, 2006. Staff is generally in favor of the development efforts
represented by the approved site plan, which serves to promote the goals of the Community Redevelopment
Agency and the Federal Highway Corridor Community toward greater residential uses in this area, economic
revitalization, and downtown redevelopment. The proposed Waterside project will provide an opportunity for
redevelopment in a highly visible entrance corridor to the City, increase the value of adjacent and nearby
properties, and contribute to the overall economic development of the City. In addition, the Waterside
project is proposed at a scale and massing that will provide a transition into the downtown area and provide a
variety of housing. If this request for site plan time extension is approved, all conditions of approval from the
original site plan must still be satisfactorily addressed during the building permit process.
S:\Planning\SHARED\WP\PROJECTS\Southern Homes of Palm Beach\Waterside\SPTE 05-004\Staff Report,doc
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EXHIBIT "C"
Conditions of Approval
Project name: Waterside
File number: SPTE 05-004
Reference:
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
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments:
1. If no City building permits have been issued for the Waterside project by the
end of 2005 (project build-out date for traffic concurrency approval), the
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
applicant will be required, at the time of permitting, to submit an updated traffic
concurrency approval from the Palm Beach County Traffic Division,
2. Time extension is subject to the original Conditions of Approval.
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S:\Planning\SHARED\WP\PROJECTS\Southem Homes of PB\Waterside\SPTE 05-004\Condition of Approval 2 page -CRA 2004 forrn,doc