AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City COIrunission Date Final Form Must be Turned
Meeting Dates in to Citv Clerk's Office Meeting Dates in to Citv Clerk's Office
0 August2,2005 July 18, 200S (Noon.) 0 October S, 200S September 19, 200S (Noon)
0 August 16, 200S August I, 200S (Noon) 0 October 18, 200S October 3, 200S (Noon)
0 September 6, 2005 August IS, 2005 (Noon) 0 November I, 2005 October 17, 2005 (Noon)
~ September 20, 200S September 6, 200S (Noon) 0 November IS, 200S October 31, 200S (Noon)
0 Administrative 0 Development Plans
NATURE OF ~ Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing 0 Legal
0 Bids 0 UnfInished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the September 20, 2005 City Commission Agenda under
Consent Agenda. The Planning and Development Board recommended that the subject request be approved on August 23,
2005. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 05-148.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Boynton Dixie (NWSP 05-024)
Weiner & Aronson, P.A.
Pineapple Grove Properties, LTD
Northwest comer of the intersection of Gulfstream Boulevard and Old Dixie Highway
Request for new site plan approval to construct 82 fee-simple townhouses on an 8.6-acre
parcel in the (PUD) Planned Unit Development zoning district.
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
Devel""~~'
City Manager's Signature
~ wr-~
/' Planning and Zoning . ector City Attorney / Finance / Human Resources
S:\Planning\SHARED\WP\PROJECTS\Boynton Dixie\NWSP OS-024\Agenda Item Request Boynton Dixie NWSP OS-024 9-20-0S.dot
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-148
STAFF REPORT
TO:
FROM:
Chair and Members
Planning and Development Board and
Mayor and City Commission
Eric Lee Johnson, AICP EJ-
Planner ()
Michael w. Rump~
Director of Planning and Zoning
THROUGH:
DATE:
August 10, 2005
PROJEcr NAME /
NUMBER:
Boynton Dixie PUD / NWSP 05-024
REQUEST:
New site plan approval to construct 82 fee-simple townhouses on an 8.6-
acre parcel in the PUD Planned Unit Development zoning district
PROJECT DESCRIPTION
Property Owner: Pineapple Grove Properties, LTD
Applicant: Mr. Robert Mathias with New Century Companies, LLC and Pineapple
Grove Properties, L TD
Agent: Weiner and Aronson, P.A.
Location: Northwest corner of the intersection of Gulfstream Boulevard and Old
Dixie Highway Gust west of the FEC railroad right-of-way)(Exhibit "A")
Parcel Size: 8.6 acres
Existing Land Use: MR-5--Medium Density Residential with a maximum density of 5 du/ac
with PUD zoning (Palm Beach County)
Existing Zoning: RS--Single Family Residential (Palm Beach County)
Proposed Land Use: MeDR-Medium Density Residential (9.68 du/ac)
Proposed Zoning: PUD Planned Unit Development
Proposed Use: 82 fee-simple townhouses
Adjacent Uses:
North: Property within the City of Boynton Beach, the northeastern half of the
abutting property designated Me DR and zoned R-2 Duplex Residential; the
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-148
STAFF REPORT
TO:
Chair and Members
Planning and Development Board and
Mayor and City Commission
FROM:
Eric Lee Johnson, AICP
Planner
THROUGH:
Michael W. Rumpf
Director of Planning and Zoning
DATE:
August 10, 2005
PROJECT NAME j
NUMBER:
Boynton Dixie PUD j NWSP 05-024
REQUEST:
New site plan approval to construct 82 fee-simple townhouses on an 8.6-
acre parcel in the PUD Planned Unit Development zoning district
PROJECT DESCRIPTION
Property Owner: Pineapple Grove Properties, LTD
Applicant: Mr. Robert Mathias with New Century Companies, LLC and Pineapple
Grove Properties, L TD
Agent: Weiner and Aronson, P.A.
Location: Northwest corner of the intersection of Gulfstream Boulevard and Old
Dixie Highway (just west of the FEC railroad right-of-way)(Exhibit "A")
Parcel Size: 8.6 acres
Existing Land Use: MR-5--Medium Density Residential with a maximum density of 5 dujac
with PUD zoning (Palm Beach County)
Existing Zoning: RS--Single Family Residential (Palm Beach County)
Proposed Land Use: MeDR-Medium Density Residential (9.68 dujac)
Proposed Zoning: PUD Planned Unit Development
Proposed Use: 82 fee-simple townhouses
Adjacent Uses:
North: Property within the City of Boynton Beach, the northeastern half of the
abutting property designated MeDR and zoned R-2 Duplex Residential; the
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 2
northwestern half designated LDR Low Density Residential and zoned R-
1A Single Family Residential Development. The property is developed as
a single family residential neighborhood;
South:
The right-of-way of Gulfstream Boulevard, then property within the City of
Delray Beach designated (from the southeast to southwest) Commerce
(Industria!), Transitional Commercial, and LD (Low Density Residential [5
dufac));
East:
The rights-of-way of the FEC railroad and Old Dixie Highway, then
property within the City of Boynton Beach designated Special High Density
Residential-SHDR (20 dufac) and zoned PUD Planned Unit Development;
West:
Developed single-family residential neighborhood within the City of
Boynton Beach with a land use designation of LDR and zoned R-1A.
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject request for new site plan approval were mailed a
notice of this request and its respective hearing dates. The applicant certifies that they posted signage
and mailed notices in accordance with Ordinance No. 04-007.
BACKGROUND
Proposal:
Site Characteristic: According to the survey, the subject property is a fairly rectangular-shaped parcel,
8.6 acres in size, containing 69 trees and a mixture of native and exotic vegetation.
The species include the following: Ficus benjamina, Sabal palmetto, Tropical
Almond, Ear Leaf Acacia, Royal Poinciana, Schefflera, Wild Tamarind, Strangler Fig,
Green Buttonwood, and Ficus nitida. The parcel is located outside the city and
within a small enclave of unincorporated Palm Beach County. The survey shows an
existing six (6)-foot chain link fence is located along the east and south property
lines. It would be removed as a result of the proposed development. Also, the City
Forester f Environmentalist determined that site contains several existing gopher
tortoise burrows. Therefore, the applicant must provide a Flora and Fauna survey
to the City and obtain a gopher tortoise permit from the State of Florida Wildlife
Commission. The applicant must submit a copy of the permit application to the
City Forester prior to the issuance of the property Clearing and Grubbing permit
(see Exhibit "C" - Conditions of Approval). The highest ground elevation (19.09
feet above sea level) would occur near the center of the property.
The applicant proposes to develop the subject property with 82 fee-simple
townhouse units. Approval of the site plan would be contingent upon the approval
of the accompanying request to annex the property into the City of Boynton Beach
(ANEX 05-003) and to rezone it from Single-family Residential (unincorporated
Palm Beach County) to PUD (LUAR 05-007). Fee-simple townhouses are permitted
uses in the PUD zoning district. The maximum density allowed by the proposed,
Medium Density Residential (MeDR) land use classification is 9.68 dwelling units
per acre, which would provide the developer a maximum of 83 units. The project
would be built in one (1) phase.
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 3
Concurrency:
Traffic:
Utilities:
ANALYSIS
A traffic impact analysis was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. On May 20,
2005, the Palm Beach County Traffic Division determined that the proposed
residential project is located in the county designated Coastal Residential Exception
area and therefore, meets the Traffic Performance Standards of Palm Beach
County.
The City's water capacity, as increased through the purchase of up to 5 million
gallons of potable water per day from Palm Beach County Utilities, would meet the
projected potable water for this project (project to a total of 35,500 gallons per
day). Local piping and infrastructure improvements may be required for the
project, dependent upon the final project configuration and fire-flow demands.
These local improvements would be the responsibility of the site developer and
would be reviewed at the time of permitting. Sufficient sanitary sewer and
wastewater treatment capacity is currently available to serve the project total of
16,000 gallons per day, subject to the applicant making a firm reservation of
capacity, following approval of the site plan (see Exhibit "C" - Conditions of
Approval).
Police/Fire: Police and Fire review is pending and will be presented by staff if available at the
time of the City Commission hearing.
Drainage: Conceptual drainage information was provided for the City's review. The
Engineering Division has found the conceptual information to be adequate and is
recommending that the review of specific drainage solutions be deferred until time
of permit review. All South Florida Water Management District permits and other
drainage related permits must be submitted at time of building permit (see Exhibit
"C" - Conditions of Approval).
School: The School District of Palm Beach County must approve the project for school
concurrency prior to the issuance of any building permits (see Exhibit "C" -
Conditions of Approval).
Driveways: The plans show that the project would have one (1) point of ingress / egress. This
driveway opening is proposed along Gulfstream Boulevard, approximately 75 feet
from the east property line. Both the entrance and exit lanes would be 10 feet in
width and separated by a 12-foot wide landscaped median. The exit lane would
allow for both right-turn (west) and left-turn (east) traffic movements onto
Gulfstream Boulevard. The plans also show a 20-foot wide stabilized emergency
access point, proposed near the west boundary of the project, along Gulfstream
Boulevard. This access point would be used for emergency purposes only, and only
if the main entrance is obstructed. According to the site plan (sheet SP-1), the
rights-of-way, internal to the development would be 40 feet in width. Each side (or
half) of this right-of-way would consist of 10 feet of asphalt, a four (4)-foot wide
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 4
pedestrian sidewalk, valley gutter (for drainage purposes), and the remaining
portion would be a swale (grassy area). In strategic locations, paver crosswalks are
used to direct pedestrian traffic and to alert motorists.
Parking Facility: Three bedroom dwelling units require two (2) parking spaces per unit. The project
proposes 82 three bedroom residential units and therefore, would require 164
parking spaces. Each unit would have a two (2)-car garage. This provision equals
the required parking. Also, the site plan (sheet SP-l) indicates thatthe driveways
in front of each unit would also accommodate two (2) parked cars. The detail
shows the driveways would be dimensioned 18 feet in depth and be as wide as
each garage. The plan would also proVide eight (8) off-street parking spaces and
seven (7) on-street parking spaces for a total of 343 parking spaces, or an excess
of 174 spaces.
Landscaping: Over 2.4 acres of the subject property would be set-aside as "green area". This
pervious surface would account for 29.1 % of the total site. The tree removal plan
(sheet T-l) indicates the presence of 69 trees for a total of 1,069 caliper inches.
The plan indicates that 19 of the 69 trees would remain. The landscape data on
sheet L-4 indicates that the project would have a total of 359 canopy trees, 60
palm trees, 5,830 shrubs, and 3,744 groundcover plants. The plan would provide
over 50% native species in each of the above referenced plant categories. In
summary, the project would provide a mix of canopy and palm trees. The tree
species would include the following: Gumbo Limbo, Carpentaria palm, Pigeon
Plum, Green Buttonwood, Silver Buttonwood, Golden Shower, Coconut palm,
Satinleaf, Japanese Fern tree, Black Ironwood, Lavender Crape Myrtle, Solitaire
palm, Live Oak, Florida Royal palm, Cabbage palm, Purple Glory tree, and Winin
palm.
The plans propose landscaped areas around the entire development. However, the
landscaped areas would not be part of a separate "buffer tract" or easement but
rather, as part of the fee-Simple back yard of each property owner. Therefore, in
order to ensure proper maintenance of the landscaped areas at the rear of each
unit, staff recommends that they be maintained by the Home Owners Association
or protected as such in the Home Owner's Association documents, so that no
individual property owner removes any of the required plant material along the
perimeter of the PUD (see Exhibit "C" - Conditions of Approval). The applicant has
affirmatively indicated to staff that the Home Owners Association would restrict
property owners from removing landscape material.
The landscape plans indicate that the north (rear) and west (side) perimeters
would contain a mix of Green Buttonwood and Lavender Crape Myrtle canopy trees
with a continuous row of Redtip Cocoplum hedges installed at their base. The
specification sheet indicates that they would be installed at 12 feet to 14 feet in
height and spaced as close as one (1) tree per 15 feet. Staff recommends that all
trees proposed along the west, north, and east property lines be installed at a
height between 14 feet and 16 feet (see Exhibit "C" - Conditions of Approval). The
east (side) perimeter would have additional plant material installed in order to
provide increased buffering from the railroad tracks. The plans show that Live Oak
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 5
trees, clusters of Cabbage palm, a row of Green Buttonwood hedges, and a six (6)
foot high pre-cast concrete wall would provide for this added buffering. The plant
material proposed along Gulfstream Boulevard would consist of Japanese Fern
trees, clusters of Cabbage palm trees, and a wall (identical to the wall proposed
along the east property line). A row of 36-inch tall Redtip Cocoplum hedges is
proposed on the outside of the wall, facing the street.
The dense layout of townhouse units along the west boundary maximizes the
contrast between the subject project and adjacent single-family homes. Therefore
the west buffer increases in importance, particularly if the western building is not
split into individual buildings with fewer units, as described in the following section.
The interior lots would contain less plant material than the perimeter lots. The
landscape plan shows that the rear yard of each interior lot would contain a Green
Buttonwood tree spaced one (1) tree per 30 linear feet, with a continuous row of
Redtip Cocoplum hedges installed at the base. Staff recommends that the spacing
of these canopy trees be no more than one (1) tree per 20 linear feet, regardless of
proposed lot lines (see Exhibit "C" - Conditions of Approval). The air conditioner
units would be placed within the rear yard of each lot. Wild Coffee plants would
screen three (3) sides of each unit. The plant material proposed in the front yard
of each townhouse would consist of White Bird of Paradise, Florida Thatch palm,
and j or Winin palm. The street trees proposed within the development would
consist of either Pigeon Plum or Black Ironwood trees.
Building and Site: As previously mentioned, the maximum density allowed by the Medium Density
Residential (MeDR) land use classification is 9.68 dwelling units per acre, which
translates to a maximum of 83 units. The site plan proposed 82 units. It should be
noted that according to the Comprehensive Plan Future Land Use Support
Document, Section VII, Problems and Opportunities, the following is recommended:
"This property should be annexed into the City prior to providing water or sewer
service. The portion of this parcel abutting the FEC tracks for a depth of
approximately 175 feet should be placed in the Medium Density Residential land
use category and R-2 zoning district, which would allow for the construction of a
row of duplexes similar to that which exists further to the north, along S.E. 2nd
Street. The property which lies to the west of this line should be placed in the Low
Density Residential land use category and R-1A zoning district."
According to these directions, that portion of the property earmarked for the
Medium Density Residential designation would be eligible for development of up to
25 units (::!:2.6 acres x 9.68 dujac), and the remainder would provide another 29
units (::!:6 acres x 4.84 dujac) for a development total of 54 units. By utilizing the
PUD zoning, these units could be arranged with a higher density unit type being
constructed along the eastern boundary of the property adjacent to the FEC right-
of-way and a less-dense unit type constructed abutting the single family
development to the west, or the density could be dispersed uniformly on the
property. The applicant is requesting a single land use designation with a density
of 9.68 dujac and proposing a development containing 82 units utilizing the same
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 6
unit type throughout.
Given the size of the subject site, adjacent railroad right-of-way and land values,
staff recognizes the challenge to providing single-family homes combined with town
homes on this site. However, alternatively, staff recommends that the building be
reduced in length to lessen the impression of density along the western border, or
that the buffer width be widened and contain more trees and other plants.
The site plan tabular data indicates that the buildings would account for 2.831
acres or 32.9% of the entire property. The recreation building and pool deck
would account for 4.3% of the site. The remaining portions would be comprised of
roadways / driveways, sidewalks, and pervious surface. The 0.372-acre recreation
area would accommodate a swimming pool and a 708 square foot cabana /
veranda facility. However, only 98 square feet of the cabana building (i.e. the
restrooms) would be considered as building area, the remaining portion would be
without walls but still "under roof". The site plan does not indicate the dimensions
/ land area of the tot-lot; it appears to be 2,700 square feet in area. The
recreation / pool area would be located at the southeast corner of the property
while the tot-lot would be located within the project interior.
According to Chapter 2.5, Section 9.B., when rezoning a property, no minimum lot
size or minimum yard shall be required; provided however, that PUD frontage on
dedicated public roads shall observe front yard requirements in accordance with
the zoning district the PUD use most closely resembles and that peripheral yards
abutting other zoning districts shall be the same as required in the abutting zone.
The abutting lots to the west are zoned Single-family Residential Dwelling (R-l-A).
As such, the rear setback of the R-1-A zoning district is 25 feet. The site plan
proposes a side (west) setback of 25 feet on the subject site. The abutting lots to
the northwest are zoned R-1-A and to the northeast are zoned Single-family &
Two-family Dwelling (R-2). As such, both zoning districts (R-l-A and R-2) require a
25-foot rear setback. The site plan proposes a rear (north) setback of 25 feet on
the subject site. The Florida East Coast Railroad owns the property to the east.
Its' zoning could be construed to be Community Commercial (C-3) with a zero (0)
side setback. The site plan proposes a 15-foot side (east) setback on the subject
site. The rear of each building is proposed 15 feet from the south property line,
along Gulfstream Boulevard. It would have been desirable to have these units face
Gulfstream Boulevard similar to the design of Heritage Club, which will front town
home units along Gulfstream Blvd, just west of US 1. At minimum, staff
recommends that the rear facades of these units be enhanced to have some
resemblance of the fronts of the units to enhance the streetscape.
The Typical Lot Details illustrate the proposed placement of the unit within each
respective fee-simple lot. The project proposes two (2) different types of lots,
namely, a Premium (perimeter) lot and a Typical (interior) lot. The perimeter lot
would be 42 feet wide and 72 feet deep. The interior lots dimensions would be 42
feet wide and 62 feet deep. The actual buildings would be placed no closer than
seven feet (7) from the front property line and two (2) feet to a side corner line.
The units attached to each other would have no side setback (between each lot).
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 7
Perimeter units would have a 2S-foot rear setback while interior units would have a
is-foot rear setback.
The applicant is requesting provisions for swimming pools and screened-roof
enclosures within the rear yard of Premium lots. According to the details, the pool
would be setback seven (7) feet from the rear lot line while the screen enclosure
would be setback six (6) feet from the rear lot line. Staff has no objection to the
allowance of pools and screened rooms provided that the plant material proposed
within the perimeter of each fee-simple lot would remain consistent with the
landscape plan. It should be noted that these setbacks are minimum and that any
pools constructed within each lot would not interfere with landscaping or air
conditioner units. However, staff recommends that the height of the screen
enclosures be limited to the mean height of the house on which the structure is
proposed (see Exhibit "c" - Conditions of Approval). The elevations show that the
mean height of the two (2)-story town homes would be 32 feet - eight (8) inches
tall and the peak of the roof would be 37 feet - two (2) inches tall. The maximum
height in all residential zoning districts except R-3 Multi-family Residential is 30
feet.
Design:
Associated with the proposed type of townhouse developments are a wide variety
of possible building designs (i.e. contemporary, traditional, Spanish-Mediterranean,
etc.). This project would be considered as more of a mixture of traditional with
hints of "Charleston" architectural accents with the front elevations having
columned double porches, classic shutters and projecting pediment sections. The
design, as proposed, would provide for a sense of separation between units. The
articulation of the front fa<;ade would relieve the monotony and lessen the
perceived density typical of townhouse developments.
The elevations show the roofing material would be a Concrete flat roof tile. The
exterior finish of the walls would be smooth old world stucco. The applicant is
proposing a variety of color schemes. The Duron paint colors are as follows:
Scheme Colors Paint Location
1 Terracotta DCR 03S Drawing Room Exterior Walls
Black Shutters & Door
White DCR 100 Charleston Accent Moldines & Base
2 Tan DCR 002 Aiken Ivory Exterior Walls
Garnet Shutter & Door
White DCR 100 Charleston Accent Moldines & Base
3 Yellow DCR 014 Low Country Exterior Walls
Spoon Bread
Rockwood Shutter Door
Dark Green
White DCR 100 Charleston Accent Moldina & Base
4 Light Yellow DCR 008 Blake House Exterior Walls
Hamilton Shutter & Doors
Staff Report - Boynton Dixie PUD (NWSP 05-024)
Memorandum No PZ 05-148
Page 8
Blue
White DCR 100 Charleston Accent Moldinq & Base
5 Light Green DCR 084 Acanthus Exterior Walls
Black Shutter & Doors
White DCR 100 Charleston Accent Moldinq & Base
6 Off-white DCR 7009 Exterior Walls
Midnight Shutter & Doors
Sky
White DCR 100 Accent Moldings & Base
7 Light Blue DCR 069 Exterior Walls
Black Shutter & Doors
White DCR 100 Accent Moldings & Base
Staff has no objections to the proposed building colors, architectural style, or roof
types. Staff encourages feature lighting emphasizing plants, trees, barriers,
entrances, and exits (Chapter 9, Section 10.F.3.). The applicant has indicated to
staff that these elements would be provided within the construction drawings.
Signage:
Project development signs are proposed on each side of the main entrance. The
construction details plan (sheet L-6) shows that it would be 38 square feet in area
and contain black, decorative aluminum pin lettering. The wall in which the sign
would be placed, would be five (5) feet - nine (9) inches in height. The sign face
would be placed in between two (2) decorative columns on the wall proposed along
Gulfstream Boulevard.
RECOMMENDATION:
Staff has reviewed this request for new site plan approval and recommends approval, contingent upon the
approval of the corresponding petitions for annexation (ANEX 05-003) and rezoning to PUD (LUAR 05-
007), subject to satisfying all comments indicated in Exhibit "c" - Conditions of Approval, and in particular
the recommendation to improve the transition to the adjacent single-family homes to the west. As
described in the corresponding rezoning report, a land-use recommendation from the Comprehensive Plan
acknowledges the adjacent single-family homes and railroad rights-of-way, and therefore recommends
split zoning/land use classifications. Staff opines that the size, location, and value of the subject parcel is
a challenge to the split-use concept, and therefore supports the townhouse project. However the borders
of the project should be designed to minimize the impression of density, through building length, design,
and / or setbacks and denser landscaping. Any additional conditions recommended by the Board or City
Commission shall be documented accordingly in the Conditions of Approval.
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0 TRACT 1 b 3410 N. Andrews Avenue Exl.. Pompano Beach, Fl. 33064
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~ DROTOS SUIM.NO
&ASSOCIATES PlANNING
Certificate of Authorization No. LB6....S6
3410 North Andrews Avenue Ext. . Pompano Beach, n. 33064
PH: 95"-943-9(33 . FAX: 954-783 4754
R[VISIONS
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Conditions of Approval
Project name: Boynton Dixie
File number: NWSP 05-024
Reference: 2nd review plans identified as a New Site Plan with a July 19,2005 Planning and Zoning
Department date stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments:
1. Provide an acceptable turn-around for the northeast dead-end roadway. The X
turn-around may be placed either at the end of the dead-end roadway or may
be placed in the green area west of the northeast grouping of townhouses.
2. The applicant shall provide design plans for reconstruction of the X
FECRR/Gulfstream Blvd. crossing, including roadway re-alignment, curb &
gutter, concrete median dividers, striping, and signals. The applicant shall
provide an engineer's estimate for the railroad crossing. The City will
consider sharing the cost of construction of the FECRR crossing. The extent
of cost share is subject to allocation of funds in the City budget for fiscal year
2006/2007. The concrete median on the west side of the tracks shall extend
west a minimum of 100 feet.
ENGINEERING DIVISION
Comments:
3. If the City Commission approves the Site Plan, the applicant shall enter the X
plat process through the City's Engineering Division. A preliminary plat
application may be initiated during the Site Plan review to expedite issuance
of the Land Development Permit.
4. The medians on Gulfstream Blvd. have existing irrigation and plant material X
belonging to and maintained by the City of Boynton Beach. Any damage to
the irrigation system and/or plant material as a result of the contractor's
operations shall be repaired or replaced to the equivalent or better grade, as
approved by the City of Boynton Beach, and shall be the sole responsibility of
the developer. The contractor shall notify and coordinate with the City of
Boynton Beach Forestry & Grounds Division of Public Works a minimum of
six (6) weeks in advance of any underground activities. Please acknowledge
this notice in your comments response and add a note to the appropriate plan
sheets with the above stated information.
5. Full Drainage Plans, including drainage calculations, in accordance with the X
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
COA
08/22/05
2
DEPARTMENTS INCLUDE REJECT
permitting.
6. Specify storm sewer diameters, inlets types, etc. on Drainage Plan. Indicate X
grate, rim and invert elevations for all structures. Indicate grade of storm
sewer segments. Indicate material specifications for storm sewer.
7. Paving, Drainage and Site details will not be reviewed for construction X
acceptability at this time. All engineering construction details shall be in
accordance with the applicable City of Boynton Beach Standard Drawings
and the "Engineering Design Handbook and Construction Standards" and
will be reviewed at the time of construction permit application.
UTILITIES
Comments:
8. Palm Beach County Health Department permits will be required for the water X
and sewer systems serving this project (CODE, Section 26-12).
9. Fire flow calculations will be required demonstrating the City Code X
requirement of 1,500 g.p.m. (500 g.p.m. some residential developments) with
20 p.s.i. residual pressure as stated in the LDR, Chapter 6, Article IV, Section
16, or the requirement imposed by insurance underwriters, whichever is
greater (CODE, Section 26-16(b)).
10. The CODE, Section 26-34(E) requires that a capacity reservation fee be paid X
for this project either upon the request for the Department's signature on the
Health Department application forms or within seven (7) days of Site Plan
approval, whichever occurs first. This fee will be determined based upon
final meter size, or expected demand.
11. The Utilities Division will not require surety for installation of the water and X
sewer utilities, on condition that the systems be fully completed, and given to
the City Utilities Department before the first permanent meter is set. Note
that setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
12. A building permit for this project shall not be issued until this Department has X
approved the plans for the water and/or sewer improvements required to
service this project, in accordance with the CODE, Section 26-15.
13. At the time of permitting, the applicant will be required to verify the sizes of X
the existing water / sewer line sizes. The eight inch (8") line depicted in
Gulfstream Boulevard may only be six inches (6").
14. The proposed water main system is shown tying into an 8-in. line on the south X
and north. The northerly existing main reduces to 6-in. west of the railroad
tracks. The northerly line shall be upsized to a 12-in. main to Seacrest Blvd.
COA
08/22/05
3
DEPARTMENTS INCLUDE REJECT
This work shall be coordinated with the developer of the Gulfstream Mall
property. Work will include providing a hydraulic analysis showing that the
proposed work, including main upgrade is capable of providing adequate
flows for domestic use and fire flows for this development.
15. Revise alignment of the water main to the north to keep the main out of the X
FECRR right-of-way as long as possible.
16. Extend sanitary sewer mains, and add manholes as necessary, to the end of X
each dead-end section to properly service each fee-simple townhouse.
17. Utility construction details will not be reviewed for construction acceptability X
at this time. All utility construction details shall be in accordance with the
Utilities Department's "Utilities Engineering Design Handbook and
Construction Standards" manual (including any updates); they will be
reviewed at the time of construction permit application.
FIRE
Comments: None X
POLICE
Comments: None X
BUILDING DIVISION
Comments:
18. Buildings, structures and parts thereof shall be designed to withstand the X
minimum wind loads of 140 mph. Wind forces on every building or structure
shall be determined by the provisions of ASCE 7, Chapter 6, and the
provisions of 2001 FBC, Section 1606 (Wind Loads). Calculations that are
signed and sealed by a design professional registered in the state of Florida
shall be submitted for review at the time of permit application.
19. Every building and structure shall be of sufficient strength to support the X
loads and forces encountered per the 2001 FBC, Section 1601.2.1 and Table
1604.1. Indicate the live load (pst) on the plans for the building design.
20. Add to all plan view drawings of the site a labeled symbol that represents the X
location and perimeter of the limits of construction proposed with the subject
request.
21. At time of permit review, submit signed and sealed working drawings of the X
proposed construction.
22. Identify within the site data the finish floor elevation (lowest floor elevation) X
COA
08/22/05
4
DEPARTMENTS
that is proposed for the building. Verify that the proposed elevation is in
compliance with regulations of the code by adding specifications to the site
data that address the following issues:
a. Prom the FIRM map, identify in the site data the title of the flood zone that
the building is located within. Where applicable, specify the base flood
elevation. If there is no base flood elevation, indicate that on the plans;
b. Identify the floor elevation that the design professional has established for
the building within the footprint of the building that is shown on the
drawings titled site plan, floor plan and paving/drainage (civil plans).
INCLUDE REJECT
23. To properly determine the impact fees that will be assessed for the one-story X
pool/clubhouse/recreation building, provide the following:
Will the pool/clubhouse/recreation building be restricted to the residents of
the entire project only?
Will the residents have to cross any major roads or thoroughfares to get to the
pool/clubhouse/recreation building?
Will there be any additional deliveries to the site?
Will there be any additional employees to maintain and provide service to the
site?
Please provide the City with a copy of the letter that will be sent to the impact
fee coordinator. To allow for an efficient permit review, the applicant should
request that the County send the City a copy of their determination of what
imDact fees are required for the pool/clubhouse/recreation building.
24. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may X
not, therefore, be used for landscape irrigation where other sources are readily
available.
25. A water-use permit from SPWMD is required for an irrigation system that X
utilizes water from a well or body of water as its source. A copy of the permit
shall be submitted at the time of permit application, F.S. 373.216.
26. If capital facility fees (water and sewer) are paid in advance to the City of X
Boynton Beach Utilities Department, the following information shall be
provided at the time of building permit application:
The full name of the project as it appears on the Development Order and the
Commission-approved site plan;
If the project is a multi-family project, the building number/s must be
provided. The building numbers must be the same as noted on the
COA
08/22/05
5
DEPARTMENTS
Commission-approved site plans;
The number of dwelling units in each building;
The number of bedrooms in each dwelling unit.
The total amount paid and itemized into how much is for water and how
much is for sewer (CBBCO, Chapter 26, Article II, Sections 26-34).
INCLUDE REJECT
27. At time of permit review, submit separate surveys of each lot, parcel or tract. X
For purposes of setting up property and ownership in the City computer,
provide a copy of the recorded deed for each lot, parcel or tract. The recorded
deed shall be submitted at time of permit review.
28. At time of building permit application, submit verification that the City of X
Boynton Beach Parks and Recreation Impact Fee requirements have been
satisfied by a paid fee or conveyance of property. The following information
shall be provided:
A legal description of the land;
The full name of the project as it appears on the Development Order and the
Commission-approved site plan;
If the project is a multi-family project, the building numberls must be
provided;
The building numbers must be the same as noted on the Commission-
approved site plans;
The number of dwelling units in each building;
The total amount being paid (CBBCO, Chapter 1, Article V, Section 3(f)).
29. Pursuant to approval by the City Commission and all other outside agencies, X
the plans for this project must be submitted to the Building Division for
review at the time of permit application submittal. The plans must incorporate
all the conditions of approval as listed in the development order and approved
by the City Commission.
30. The full address of the project shall be submitted with the construction X
documents at the time of permit application submittal. If the project is multi-
family, then all addresses for the particular building type shall be submitted.
The name of the project as it appears on the Development Order must be
noted on the building permit application at the time of application submittal.
31. The mail kiosk is considered a "common area" and shall comply with the X
handicap accessibility requirements in 2001 FBC, Chapter 11.
COA
08/22/05
6
DEPARTMENTS
INCLUDE REJECT
PARKS AND RECREATION
Comments:
32. Recreation and Parks Impact Fee:
x
82 single-faily attached units @ $771.00/unit = $63,222.00. Must be paid
prior to issuance of first permit.
FORESTER/ENVIRONMENT ALIST
Comments:
33. There are several existing gopher tortoise burrows on the site. The applicant X
must provide a Flora and Fauna survey to the City and obtain a gopher
tortoise permit from the State of Florida Wildlife Commission. The applicant
must submit a copy of the permit application to the City Forester prior to the
issuance of the property Clearing and Grubbing permit.
34. The Landscape Architect should review the tabular mitigation for the X
following (35) trees proposed to be removed and show the trees numbered
2,3,4,5,6,7,14,30,31,33,37,40,41 ,42,43,45,46,49,50,51 ,52,54,55,56,57,58,59,
62,63,64,65,66,67,68,and 69 to be relocated from the site. These trees are all
mature native species of trees.
35. All shade and palm trees on the Trees and Palms List must be listed in the
description as a minimum of 12 feet to 14 feet in height, 3-inch DBH (4.5 feet X
off the ground), and Florida #1 (Florida Grades and Standards manual). The
height of the trees may be larger than 12 feet to 14 feet to meet the 3-inche
diameter requirement; or any clear wood (cw), gray wood (gw), or "wood"
specifications (Chapter 7.5, Article II Sec. 5.C. 2).
The landscape design should include the City signature trees (Tibochina
granulosa) at all of the ingress / egress areas to the site. These trees must
meet the minimum size specifications for trees (Chapter 7.5, Article II Sec.
5.C.3.N.);
The applicant should show an elevation section indicating how the height of
the proposed landscape material will visually buffer the proposed buildings
from the Gulfstream Boulevard road right-of-way;
All shrubs specifications should indicate the spread dimensions.
PLANNING AND ZONING
Comments:
COA
08/22/05
7
DEPARTMENTS INCLUDE REJECT
36. To follow the intent of the recommendations of the Problems and X
Opportunities section of the Future Land Use Element Data and Analysis,
pertaining to land use compatibility, the western building, containing 12
units, should be broken up to relieve the wall-like effect against the adjacent
single-family development and/or separated from adjacent single family
homes with a wider buffer and increased landscape materials.
37. Add additional architectural design elements to the rear elevation of the
units facing Gulfstream Boulevard so as to resemble the front facades, and X
to provide some visual variety and interest.
38. Approval of this site plan is contingent upon the accompanying request for X
annexation CANEX 05-003) and land use / rezoning application (LUAR 05-
007).
39. The project must obtain approval from the School District of Palm Beach X
County regarding school concurrency prior to the issuance of a building
permit. It would be preferable to have evidence (i.e. a letter) of their
approval prior to Commission consideration.
40. In order to ensure proper maintenance of the buffer areas, staff recommends X
that they be maintained by the Home Owners' Association so that no
individual property owner removes any of the required plant material along
the perimeter of the PUD, and HOA documents reflect same.
41. On the landscape plan, ensure that the plant quantities match between the X
tabular data and the graphic illustration.
42. The palm trees proposed around the townhouse buildings must be installed X
at Yz the building height of the building (Chapter 7.5, Article II, Section
S.M.).
43. Feature lighting emphasizing plants, trees, barriers, entrances, and exits is X
encouraged (Chapter 9, Section 10.F.3.).
44. The on-street parking appears to eliminate the ability to have sidewalk on X
both sides of the streets. Recommend eliminating these spaces due to the
proposed number of parking spaces within the development well exceeding
code requirements, and place sidewalk on both sides of each street.
45. Staff recommends all trees proposed along the west, north, and east property X
lines be installed at 14 feet to 16 feet in height.
46. The landscape plan shows that the rear yard of each interior lot would X
contain a Green Buttonwood tree spaced one (1) tree per 30 linear feet, with
a continuous row of Redtip Cocoplum hedges installed at the base. Staff
recommends that the spacing of these canopy trees be no more than one (1)
tree per 20 linear feet, regardless of proposed lot lines.
COA
08/22/05
8
DEPARTMENTS INCLUDE REJECT
47. Staff recommends that the height of the screen enclosures be limited to the X
mean height.
48. Consider combining the recreation areas at the central location to eliminate X
need for parking spaces, place active areas remote from the vehicle intensive
entrance area, and maximize the efficiency in design.
ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS:
Comments:
49. None X
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
50. To be determined.
MWR/elj
S:\Planning\SHARED\WP\PROJECTS\Boynton Dixie\NWSP 05-024\COA.doc
o
WEINER & ARONSON, P.A.
ATTORNEYS AT LAW
The Clark House
102 North Swinton Avenue
Delray Beach, Florida 33444
:0
Telephone: (561) 265-2666
Telecopier: (561) 272-6831
E-mail: jmankoff@zonelaw.com
MICHAEL S. WEINER
CAROLE J. ARONSON
JASON S. MANKOFF
KERRY D. SAIFER
PAMI R. MAUGHAM
OF COUNSEL:
ROBERT MARC SCHWARTZ, PA
Florida Bar Board Certified
Real Estate Lawyer
MICHAEL R. HARRIS
L.L.M. (In Taxation)
July 22, 2005
Via Hand Delivery
Mr. Michael Rumpf
Director of Planning & Zoning
City of Boynton Beach
100 East Boynton Beach Blvd.
Boynton Beach, Florida 33425
Re: Boynton Dixie Townhomes
File No.: NCC0011
OO~@~aw~@
JUL 2 2 2U05
PLANNING AND
ZONING DEPT.
Dear Michael:
In connection with our Annexation, Land Use Amendment/Rezoning, and Site Plan
Applications enclosed please find the following:
1. An original Affidavit, including radius map, mailing labels, and photographs ofthe posted
signs.
2. A copy of the notice of publiC hearing which was sent out to all those as indicated on the
enclosed mailing labels.
All mailing notices have been mailed out and the appropriate signs have been posted on the
property.
Thus, I am confirming with you that all notice requirements have now heen met and that the
applications are deemed completed.
son S. Mankoff
JSM:jfh
Enclosure
Cc: Mr. Robert Mathias (wI enclosure)
Mr. Alejandro Zurita ( wI enclosure)
Michael S. Weiner, Esquire (w/o enclosure)
Ms. Ashlee L. Vargo (wI enclosure)
O:\NCCOOII\Notices\Letter to the City. doc
AFFIDA VIT
RE: Bovnton Dixie Townhomes
I/We, the undersigned do certify that to the best of my knowledge the
attached ownership list, 400' radius map and mailing labels are a complete
and accurate representation of the real estate property and property
owners within at least 400 feet of the above-referenced subject property.
This reflects the most current records on file in the Palm Beach County
Property Appraiser's Office.
The notification was postmarked 30 days in advance of the initial public
hearing.
Site signs were posted on the premises 30 days in advance of the initial
public hearing in accordance with City Ordinance 04-007. Attached are
photographs of the signs showing their placement on the property.
Sincerely,
///
//
~/~"-"'''''''''''''''''''''''''''''''A~/)
/;j "'~Y"'''''''' JASON MANKOFF :\
~w '\'.... t'P f.J. ',I I"
l ((~;.; '\ Notary P~b!ic - S~te of FIO~~~~ i"
)j ~''';' . E My COlT'llT'llSSa1 ExpJl>s.!an 30, -:'",'<J ..
c", ~t~l\.'. /fJl commiSSion.# [)n :""\"1 '.'.
,~ ~. h'...--......>cf.'
"",! <..:~.:;';l;~'\" Bonded By N:iticl"p' . ~n. ,~
;" '~:';:-:>':'ii'"J,:~~'-~',"Jjr;.l~'~' _ J ,,"::i..~::,~1
Notary Public, State of Florida
O:INCCOOIOlNoticesIAFFIDA VIT.doc
UO-L I-LUUO t"'ropeny Appraiser \:>1;:' t"'age I or L
C = Condo Flag P' . .ist by Parcel Control Number R, ' 0 - 400
S 00-43-46-04-05-001-0010 08-43-46-04-04-007-0132 08-43-46-04-24-000-0130
08-43-46-04-00-000-1040 08-43-46-04-04-007-0151 08-43-46-04-24-000-0140
08-43-46-04-00-000-1060 08-43-46-04-04-008-0010 08-43-46-04-24-000-0150
08-43-46-04-00-000-1061 08-43-46-04-04-008-0191 08-43-46-04-24-000-0160
08-43-46-04-00-000-1080 08-43-46-04-04-008-0192 08-43-46-04-24-000-0170
08-43-46-04-00-000-1100 08-43-46-04-04-008-0210 08-43-46-04-24-000-0181
08-43-46-04-00-002-0010 08-43-46-04-04-008-0221 08-43-46-04-24-000-0182
08-43-46-04-03-000-0060 08-43-46-04-04-013-0050 08-43-46-04-24-000-0190
08-43-46-04-03-000-0070 08-43-46-04-04-013-0071 08-43-46-04-24-000-0200
08-43-46-04-03-000-0080 08-43-46-04-04-013-0072 12-43-46-04-07-000-0150
08-43-46-04-03-000-0090 08-43-46-04-04-014-0011 12-43-46-04-08-000-0190
08-43-46-04-03-000-0100 08-43-46-04-04-014-0012 12-43-46-04-10-001-0020
08-43-46-04-03-000-0110 08-43-46-04-04-014-0030 12-43-46-04-10-001-0030
08-43-46-04-03-000-0120 08-43-46-04-04-014-0071 12-43-46-04-10-001-0040
08-43-46-04-03-000-0130 08-43-46-04-08-000-0202 12-43-46-04-1 0-001-0050
08-43-46-04-03-000-0140 08-43-46-04-17-000-0480 12-43-46-04-10-001-0060
08-43-46-04-03-000-0150 08-43-46-04-17-000-0491 12-43-46-04-10-001-0070
08-43-46-04-03-000-0160 08-43-46-04-24-000-0010 12-43-46-04-10-001-0080
08-43-46-04-03-000-0170 08-43-46-04-24-000-0020 12-43-46-04-1 0-001-0090
08-43-46-04-03-000-0180 08-43-46-04-24-000-0030 12-43-46-04-10-001-01 00
08-43-46-04-03-000-0190 08-43-46-04-24-000-0040 12-43-46-04-10-001-011 0
08-43-46-04-03-000-0200 08-43-46-04-24-000-0051 12-43-46-04-1 0-001-0120
08-43-46-04-04-007-0021 08-43-46-04-24-000-0052 12-43-46-04-10-001-0130
08-43-46-04-04-007-0040 08-43-46-04-24-000-0061 12-43-46-04-1 0-001-0140
08-43-46-04-04-007-0051 08-43-46-04-24-000-0070 12-43-46-04-1 0-001-0150
08-43-46-04-04-007-0070 08-43-46-04-24-000-0080 12-43-46-04-10-001-0160
08-43-46-04-04-007-0081 08-43-46-04-24-000-0090 12-43-46-04-10-001-0170
08-43-46-04-04-007-0100 08-43-46-04-24-000-0100 12-43-46-04-10-002-0060
08-43-46-04-04-007-0111 08-43-46-04-24-000-0110 12-43-46-04-10-002-0070
08-43-46-04-04-007-0131 08-43-46-04-24-000-0120 12-43-46-04-10-002-0080
06-21-2005
C = Condo Flag
. 'roperty Appraiser GIS
PCN List by Parcel Control Number
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