REVIEW COMMENTS
TO:
THRU:
FROM:
DATE:
PROJECf:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-166
Chair and Members
Community Redevelopment Agency Board
Michael Rumpf
Director of Planning and Zoning
Gabriel Wuebben
Planner
MI~(
~ IS ~€L'5
~~.,- ~~
~ ~ f2.(;v ttyl) .
(~/b
September 5, 2006
Boynton Dixie Townhomes f SPTE
Site Plan Time Extension
Property Owner:
Applicant I Agent:
Location:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Uses:
Acreage:
Adjacent Uses:
North:
South:
East:
PROJECT DESCRIPTI
New Century Companies, LLC
Jason Mankoff with Weiner & Arorl;)ull, 1"'.1-\.
West of FEC Railroad on the north side of Gulfstream Blvd. (see Location
Map - Exhibit "A")
Medium Density Residential (MeDR - 9.68 dufac)
Planned Unit Development (PUD - 9.68 dufac)
No change proposed
No change proposed
82 fee-simple townhouse units
8.6 acres (374,616 square feet)
Developed property within the City of Boynton Beach, the northeastern half of the
abutting property designated MeDR and zoned R-2 Duplex Residential; the
northwestern half designated LDR Low Density Residential and zoned R-1A Single
Family Residential Development;
The right-of-way of Gulfstream Boulevard, then property within the City of Delray
Beach designated (from the southeast to southwest) Commerce (Industrial),
Transitional Commercial, and LD (Low Density Residential [5 dufac]);
The rights-of-way of the FEC railroad and Old Dixie Highway, then property designated
Special High Density Residential-SHDR (20 dufac) and zoned PUD Planned Unit
Page 2
Memorandum No. PZ 06-166
Boynton Dixie Townhomes SPTE 06-008
Development; and
West: Developed single-family residential neighborhood with a land use designation of LDR
and zoned R-1A.
BACKGROUND
Mr. Jason Mankoff with Weiner & Aronson, P .~y requesting a one (l)-year site plan time
extension for the Boynton Dixie Site Plan ~.e.!QQmentDroer'(NWSP 05-024), which was approved by the
City Commission on September 20, 2005. The site plan approval is valid for one (1) year from the date of
approval. If this request for a one (l)-year time extension were approved, the expiration date of this site
plan, including concurrency certification, would be extended to September 20, 2007.
According to the original site plan staff report, the proposed Boynton Dixie project is a Planned Unit
Development approved for 82 fee-simple townhouse dwelling units. The project has been approved for the
following: an Annexation (05-003); a Land Use Amendment (LUAR 05-007) altering the designation of the
property from MR-5 (Medium Density Residential with a density of 5 dujac [with PUD zoning]-Palm Beach
County) to Medium Density Residential with a density of 9.68 dujac; a Rezoning (LUAR 05-007) from RS
single family zoning (Palm Beach County) to PUD Planned Unit Development.
The entire project would be built in one (1) phase. The 82 units are proposed within sixteen (16) separate
buildings on the 8.6-acre site (see Site Plan - Exhibit "B''). According to the floor plans, each townhouse
building would have between three (3) and twelve (12) units. Each unit proposed within the two (2) story
townhouse buildings would have either a premium or perimeter lot (42 feet by 72 feet), or a typical or
internal lot (42 feet by 62 feet). Premium lots would be large enough to accommodate a small-sized
swimming pool. A recreation area with a cabana and a swimming pool would be located at the south-eastern
portion of the development near the sole entrance, while a children's playground is planned at a more central
location within the project area.
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.
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 site plan time extensions up to one (1) year, 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 27, 2006, a total of 55 days prior to the expiration date of the new site plan.
The applicant states that New Century Companies, LLC, as been working diligently to secure a building
permit, but that it appears that they will not have secured one before the expiration of the site plan. The
applicant has indicated that building permit applications were submitted on July 11, 2006, but it is unlikely
that a permit would be issued prior to approval expiration on September 20, 2006. According to the
justification submitted for the requested time extension, the applicant lists the following accomplishments as
Page 3
Memorandum No. PZ 06-166
Boynton Dixie Townhomes SPTE 06-008
demonstrating their "good faith" efforts in securing a building permit for the project: (1) a tortoise relocation
permit was secured (#WR06027) and three tortoises were relocated to the Boynton Beach Mall Preserve on
March 23, 2006; (2) the Environmental Resource Permit was submitted to the South Florida Water
Management District on January 30, 2006. All comments have been addressed and the applicant is waiting
on issuance of the permit; (3) the plat was submitted to the City of Boynton Beach Engineering Department
on February 1, 2006. Revised plans have been submitted to the City for final approval; (4) the paving and
drainage plans including the bond estimates were submitted to the City of Boynton Beach Engineering
Department on February 1, 2006. Revised plans have been submitted to the City for final approval; (5) on-
site water and sewer plans were submitted to the City of Boynton Beach Engineering Department on February
1, 2006. Revised plans have been submitted to the City for final approval; (6) a Capacity Reservation Fee in
the amount of Eleven Thousand Sixty Five and 20/100 ($11,065.20) Dollars was paid to the City of Boynton
Beach on February 28, 2006; (7) the Water Use Permit was submitted to the SFWMD in March, 2006. All
comments have been addressed and the applicant is waiting on issuance of the permit; (8) The SE 34th
Avenue water main plans were submitted to the City of Boynton on March 1, 2006. All revisions to the plans
are complete other than waiting for test results; (9) The NPDES compliance permit was approved by the
Florida Department of Environmental Protection (FDEP) on June 22, 2006; and (10) The SE 34th Avenue water
main plans were submitted to the Florida East Coast (FEe) Railway on July 7, 2006.
A more formal criterion for evaluating requests for time extensions is compliance with (traffic) concurrency
requirements. Based on the Palm Beach County Traffic Division's review, it was determined that the project
is located within the Coastal Residential Exception Area of Palm Beach County which exempts residential units
from traffic concurrency requirements, and the project meets the Traffic Performance Standards of Palm
Beach County. The approval indicated that no building permits are to be issued after the build-out date of
2008. It would appear that adequate time is available to construct this project. However, if the developer
has not obtained a building permit prior to this date, a revised traffic study and approval will be required.
The site plan time extension is still subject to the original 48 conditions of site plan approval. Lastly, no new
land development regulations are now in place aga' I e project s . ed and modified.
J:low~€r,-it--Ras been deter-mffi-ee-that-attproj =t.o.r:..w. e
-be-subjecr to the requil ernents of the A program as an additiOnal condition or approval (see
. I C f Arprov.at). ~ ~ ~ (t> ~r ~ s.~
~~ (at- A(t.. sm ~ ~
DATION ~ fM,aI(~ ~~(:r70IrMs~?
Staff recommends approval of this request for a one (1) year time extension of the site plan (NWS -024) for
the Boynton Dixie project. As discussed previously with the board, staff is proposing to increase the time for
development approvals to remain valid from the existing one (1) year to eighteen (18) months, within the re-
write of the land development regulations, in an effort to afford the development community the necessary
time to receive all necessary approvals. If this request for extension were approved, the expiration of this site
plan, including concurrency certification, would be extended to September 20,2007. Staff is generally in favor
of the development efforts represented by the approved site plan. If this request for site plan time extension is
approved, all outstanding conditions of approval from the original site plan must still be satisfactorily addressed
during the building permit process. Any additional conditions recommended by the Board or City Commission
shall be documented accordingly in the Conditions of Approval (see Exhibit "C'').
o~ r bO g
s: \Planning\SHARED\ WP\PROJ ECTS\Boynton DiXie\SPT~taff Report.doc
LOCATION MAP
Boynton-Dixie
SPTE 06-008
Exhibit A
! I
I I
{ r
I
I
I
I
j
1
1
I
I
hH ujJl: ~ ;
-'1 IT'SE 34TH AVE_. _U: -. - .--~ s I
I I I j ~ f
J I I
<:)1 f. i
!r W SITE
~l ~.
r li/ j=J
14 I
I l /
I r / I
.....~ . L L_D-----
5:.!!~~~!,111!;S-=."""'8t1t.'P8lftt1!AM'8t.'\I&===""""-"-
i.-jJ
/
/
I
I
/
I
.I I1J
O. /f
/ ~
f i]
I
..J
~
II(
GULFSTREAM DR CD
CD
r
- .>.
--- .:..
---.,. ,
7: /
;i I /
II,j l
/ i /
l~
I I
........ (
:,----'''l=~:..:::r:::::::::,-,--L..--.w-,'~ C=:==" ",,:.7 ~.';'..I
t
DE CARIE ST
370
185
o
N
370 Feel A
.'1
O'~aU
at
I~"
! a ,.
;Ii ~~
).
.
CUIF SlR(AN ESTAltS PlAT HO. 2 (1'& '.1. PC 5')
,.~
aN
..-
~
a~
....
!'.i
1l
~
..
;;;
'~ ...
sir... or,..
'~I'
.~ ~
~ ' ~
)~I~ i I
II
".
",
'..
'..
" ....
'Q
,.
>
...
....... "'. '"
o ....
o
'" -
-; ,
< -;:0 ......
'+" ,.. (JI ~,,'tt ~
o .)> .1.,
>- 1:1 n ....".."..~
z :a. ~ ~I'l'(t"
-< " .
,.,-
....
" ....." ''\,
~'!t. .
'" ..
" .... "
'" or,.
.... ... '" ". (') I
... ....
'. ~ "\..
... "~.
CAAYSON HEIGH:
~ . r
-EXHtIBI-eB
8S
..ll
....
'..
f..
, I
}~ III
I ~
~
~... .
I I
1\
ot.~ @
, I I "'~ ~
:.. I .. i
I:, j.. !:l
I .... ~ ~
i 9 ~
..
or.... I ~
I N
, .. ~i ~
..
"" )::
~Ol }l
..... -
I.U
tx
II~
@Q-
II.
ii-
"1
~I
i.
~
~ r U~lr Ir ~ -~ l'g'llr ~ ;;1 r~Ki
~;i~1 ~ II ~11!:tl,li :,1 p; ~11~i!fal; : III i~J~i!
" ~ III ~~II: &111111 '111111 IJ !Ii I ~ a
~ i- .~llel II~I I .I~I Jlil ~I~ .=:1"
~ ~ .. II! !~ll ul , ~ i II
1,.!1 II lll/!! I :! I ! lil!i~1 II ~l
el iMi n I 1~1~llli ;~ !I.I
I~j( .- ~ II $ ;
S""I"III"I *0rnl'~ .~10.cr'H.' H'f'. '''r
IPIGI:P.lIJI ~ ~ III flU II il;m!m~i!
'(I, .flij I II J I' I jI~
'I I II jI
;: a~'=~~= i! ! ! ! ~~~~?S 1=
~ BOYNTOIHlIXE ~8 ~,r [_ """'" NO. ..... $UlM't1tI8 uc. 100. 1.1-....
. r lMCT 1 > 3"1' M. ~ ""'-'Ue bt.......... ..... n. .uoI4
M 4- ....N3J. ,.....: "",-783-(754
~
" .
EXHIBIT B
; j' (!)1I' I iii"
ill""' lit
I i
q hi;
f;; jlI ,. I- jlI~ jlI6 jlI ~ ~ I ~ I 9
~~f' ~5i ~ ~: ~:: ~~ ~ ~ it. ~!i
l jg 1-" f -" -: . r41 .::-....:;52. (~r) I .IX ~' ~).,
~ ; 4>-..:,,'W OJ 77' (1IiAS) ,
in~~ I . ~ rI ~ - L&~ ~7 - ) I;
~ i:rhh1--1-JnlrJrJn1n~~ i~! ~_~:
I ~ - - -... - l] t I 16
I __~_ _ .. ~ I~
: .:- -- ~ Ii-'. i"""- f~ ~ ;: I I"
~ ~~ I ~ II i ~ II JJfLt' l-l ~ l~ Ft e I I
fIl . i'", I "'"Iil~ II 1;" II. ; U ~ r ~
f r ~ 11 11 If !ii I,: .t:~ . --L H t ~ l ~ ~ !
II ' ~ I' e I ,; I l ~ ;; '#- -- hJ.J J ~ I i ~
. ;; Ul:1 ~if ':, ~ 'I ur~n.....h-...~ e i ..
i r. ~ HRJ Ii, .; .,.. " l, i --- -.-0- . ~ ~ i : l ~ ~ i
I I~I ; I Ffur ~ II ~ Ii. ~ - .."TI i ; ~
i .!\. i ~.riI, 11.e P.1\bI;: ..,--- P, ~ntt1ill i I 1
.. tIr ~ "E~ . ~. .--- ~ t"hrrh-Ih-~I ':!: II ~ ~ ~ ~
0,. Iii F . ~~"-""'" -""!!. ~-- iIf I I .
. ,.." '. I! ~-t:' I I _ '"
I.~!~;! ~ ::; ~ 9 ... i, ,i ~i r ~ ~;LJ I ~ i J L- 1 ~ ~~.. ill r=q: I ~ ~
II .,. ~ ~:r... I I ill - II:' r Fr- I ~
rn E ~ ~ . , .... .& H 0 1-
il~-; i~l~ m i"li Hi:!i1
I I-> ;: ~ L ., IIt.Il ~ . Ii II , Ii I ..
J . I:, L,_ ~'" j _ ~1J 4- i l(: Ii. '}'h-/ e II ~ 0 i :
't 'I I ~ . -t - _I _ c' Ii "~...1 "II t M.
-l .0 & IJ 1 1* k - -r f kF I I ~ j I
J - _I-===~ j.' ~ -.....~~~7.of:':/~) ~--.....~" - il \,nh-' i l i~
"" - r:'
- - -- i. - - L II .
- ". -----------Lh-.___... - r,~ Ii I _ if D r =--
L II JP. I . - -- I ~ - . ----- ----.:::::.. I~of
" I I 1IJ :- - -- -''- _ -----r- _______
I --.- I ----; - -- - -'-:... C
~~ ~ - -, r - -
~~ JlJ"'J.~
~III!IIIJI!l1 q!,mlrll". "1~;n!Jn P Iii i U-L, -Er- &
1111 I ' Rr, ~ ;;n~ ~. 1''' r~' 7' I J.__~
I I J ~. ~'11- 0
rl-..ii i i ~_.~.e";ti n N ~i na ~~fl ! [!......
. '0 I I 8 fl' II I 0' III "'... .
N ~ ~~~~~~ j C ! i:I
i 7 I) i .'_' '"
~ i ~'IGS; ~! J S
I
CVLF ~ ESTATES PLAT NO, 2 (P9 '3. PO 51)
COAVSON HElGl<lS (PB 23. pc; 2~)
Illi; li!l:r~l; II' flli; I; ; Ii I
i.1 ~I .Irl 1_.111111
Illi!l! !ii ;1;111'!PI!i ~:
~I I ~. ,I ~ JlX
lij! ':L,d 1'1 !~ 'f" iil
.,. IG1J,lu. 'r I I !
i II. I · 'I .
I g
~i)l BOYNTON - DalE ~ II X I O'nA SHAH j_
III TOWNHOYES ., H ~ ~DROTOS ........
i ~ tv Of lIOYNlCH 1lOCIt. POOl IlOCIt C"'"'tv. FI.llRlDA ~ ~ J ~ a 6: A" 0 0 I . n , ..-
j I ~ C.rlHlaClt. ot AuthQlrl2C1t10'" Ho. &-".....5.
u SITE PLAN .... "':, =~'=t:;; r:;:.."":",.~ n. J.lOI4
:11 r~! i
- BII i;~li I
If' ,~
I ~ A'
~I~ ::1
~ i~~
~II~
!~ ;11
~
EXHIBIT B
~-
,;;
i[
n:
Ii:
'm
iile
,
, i
I:
if
I
-
.
En
: n l'T'I Z
'oz
i ~--i~
i ~
:_C
jC1~
:: r
0 pt)
8
!
S
~ ~ l~~B1
.'.
/
I.
"
! ~
OVl!TllU Landscape Plan
Boynton - Dixie Town Homes
GU~ht..re.m BouJevard
8orn~on a..ch. nor'da
::=.'l.!: D' u_."....
..... to. ~ ,....&Af1I 6lt1..rlC"'"
~'-J!-GI ::1"~=I":":..
ARCH m~~~'~'~~~'~~';AN CE
... '-...... ..-.-
.' A::' " .. Ii' .
!
~ . ~ ']
f'~ .
EXH IBIT B
I
IJI'
.iII
~l:
'" q
!: ~
b
. ,
I ' ,
%
: I
' '
I
1111
,g;
I
II
(I
1
(; ~
~ .
~ ~
;' I
"I . .
q J
'eit .nt IIII~ 11111. ~ ~
I~III ~Iil T:~;" I. Ii U
iin ,iil" lie." II ~
!!h!; I 1;1 ~a
-;&d ., ~
. .... I
...ii .
:t:I . I:, I
.. ..... .
... ", .
Ii 1111 U U~ m:: I.
?S ~ JIJ! I
c:s .~ r
i .
'!;il~II'1
1..,1111
I!i',.'.
i!.1 I~ 1111111111 J' i I
lillll Ii"', ~::i; 1 I ."
iin f'~ ~:. hlr ~ ~ ~
!:~;; I I~I!I~
.... i
.i i.i .
I' I
:. !:! ~ I
ii ,01 ~~ m 1m: I.
..
i~l:
a s
I ..
l
i ~
"'il II!I nil! Q~ III a ~
liPu iiih' ~~~r 'I ,!i I_
liii iili" all. I. .;;1
9 !I! ; · I ~ ~!
"7hI I ',' ~
~ml i
.. '" .
:-;:I . 1'1 1
.. .... .
... l.. .
li =un ~ m I::!: I.
BOYNTON. DIXIE
TOWNHOIES
"'1'
HId
lil~
lltl
l~iI 10;9 ~a!111 r. II
,iil 'i~ r,. J!II ~ P. I ~
II Ilq I it F=iI
~ ~. I 'I f
.1 UI I
- ,; I
.h. .
~ ~~ i I
li Inl ~ m m~ I,
BOYNTON BEACH, FLORIOA
:p
['J'ff!i
~o"'tl
(l)(I).
~"iil
~N
~
. "
.
. . ,
, ~ '- ..~
~l~
~ ,
!
~
. .
..
it, t
, ,
, ,
~ 'Ii" .1 1~'
EXHIBIT B
,T :.
s
z
.
l~
~
~
t
t ~
I JI"I!l!' AI
!,II.':IIIJi!
iijln.! -iil
~ P!! I .. ml BOYttTON . DIXIE : II H:J""tI
~ ;I~ !I TOWNH0IE8 illtf IIi m.;
nl I : OQN
i BOYNTON ElEACH, FLORIOA :::l
~
---_.-.--------
EXHIBIT "e"
Conditions of Approval
Project name: Boynton Dixie Townhomes
File number: SPTE 06-008
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None X
PUBLIC WORKS - Traffic
Comments: None X
UTILITIES
Comments: None X
FIRE
Comments: None X
POLICE
Comments: None X
ENGINEERING DIVISION
Comments: None X
BUILDING DIVISION
Comments: None X
PARKS AND RECREATION
Comments: None X
FORESTER/ENVIRONMENT ALIST
Comments: None X
PLANNING AND ZONING
Comments:
1. The time extension is subject to the original Conditions of Approval. X
Boynton Dixie Townhomes SPTE 06-008
Conditions of Approval
P 2
age
I DEPARTMENTS [INCLUDE I REJECT I
ADDITIONAL COMMUNITY REDEVELOPMENT AGENCY BOARD
CONDITIONS
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
S:\Planning\SHARED\WP\PROJECTS\Boynlon Dixie\SPTE 06-008\COA.doc