Loading...
AGENDA DOCUMENTS 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 Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office D August 2, 2005 July 18,2005 (Noon.) ~ October 5, 2005 September 19,2005 (Noon) D August 16,2005 August I, 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) D September 20, 2005 September 6, 2005 (Noon) D November IS, 2005 October 31, 2005 (Noon) D Administrative D Development Plans NATURE OF ~ Consent Agenda D New Business AGENDA ITEM D Public Hearing D Legal D Bids D UnfInished Business D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the October 5,2005 City Commission Agenda under Consent Agenda. The Community Redevelopment Agency Board recommended that the subject request be approved on September 15,2005. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 05-167. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Gulfstream Gardens (NWSP 04-016) Bradley Miller, AICP, Miller Land Planning Consultants, Inc. Multiple owners West side of Federal Highway, approximately 1 /4 mile north of Gulfstream Boulevard Request for new site plan approval to construct 198 dwelling units and related site improvements on a 9.99-acre parcel in the (PUD) Planned Unit Development zoning district. PROGRAM IMP ACT: FISCAL IMPACT: ALTERNATIVES: Developme ent Director City Manager's Signature LtJ ~ /,;.- Plannmg and Z-;;rmg irector City Attorney / Finance / Human Resources S:\Planning\SHARED\ WP\PROJECTS\Gulfstream Gardens\NWSP 04-0 I6\Agenda Item Request Gulfstream Gardens NWSP 04-016 10-5-05.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. PZ 05-167 STAFF REPORT TO: Chair and Members Community Redevelopment Agency Board and Mayor and City Commission FROM: Eric Lee Johnson, AICP Planner Michael W. RumPfft Director of Planning and Zoning THROUGH: DATE: September 6, 2005 PROJECT NAME / NUMBER: Gulfstream Gardens PUD / NWSP 04-016 REQUEST: New site plan approval to construct 198 townhouses on a 9.99-acre parcel in the PUD Planned Unit Development zoning district PROJECT DESCRIPTION Property Owner: Multiple owners, including: Broward Pump and Supply Gulfstream Gardens, LLC Peters Development & Management, Inc. Bentley CKS, Inc. Arthur E. Parsons, Jr. & Arthur E. Parsons, III Applicant: Gulfstream Gardens, LLC Agent: Mr. Bradley Miller, AICP with Miller Land Planning Consultants, Inc. Location: West side of Federal Highway, approXimately V4 mile north of Gulfstream Boulevard (Exhibit "A'') Parcel Size: 9.99-acres Land Use: Special High Density Residential (SHDR) Zoning: PUD Planned Unit Development Proposed Use: Adjacent Uses: 198 townhouse units North: Developed commercial (Service Electric) in unincorporated Palm Beach County designated CHIS (Commercial High Intensity with an underlying 5 units per acre residential) and zoned CG-Commercial General; Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 2 South: East: West: Developed commercial (self-storage) designated Local Retail Commercial (LRC) and zoned C-3 Community Commercial; Right-of-way of Federal Highway, then developed commercial and vacant land in unincorporated Palm Beach County designated CHIS and zoned CG; and Rights-of-way of Old Dixie Highway and FEC Railroad, then vacant land (Seacrest Scrub) designated Conservation (CON) and zoned REC Recreation. 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 Site Characteristic: According to the survey, the subject property is comprised of several lots forming a fairly square-shaped parcel, nearly 10 acres in size. The property was once located outside the city limits within a small enclave of unincorporated Palm Beach County but was annexed into the City on November 2, 2004 per Ordinance No. 04-080 and rezoned to PUD per Ordinance No. 04-082. The survey shows the site contains several one (i)-story buildings, asphalt areas, and chain-link fences. All would be removed as a result of the proposed development. The highest ground elevation (16.86 feet above sea level) would occur at the northwest corner of the property. The property lies within Study Area 5 of the Federal Highway Corridor Community Redevelopment Plan. The applicant proposes to develop the subject property with 198 townhouse units. Townhouses are permitted uses in the PUD zoning district. The maximum density allowed by the Special High Density Residential (SHDR) land use is 20 dwelling units per acre, which would allow for 199 units. The project proposes 198 townhouses, all of which, would be built in one (1) phase. Proposal: 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 July 29, 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 Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 3 projected potable water for this project (project estimated to require a total of 85,570 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 projected total of 38,507 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). Policel Fire: Staff reviewed the site plan and determined that current staffing levels would be sufficient to meet the expected demand for services. 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 proposed project is located within the School District of Palm Beach County Concurrency Service Area (CSA) #19. The District determined that adequate capacity exists to accommodate the projected resident children. Driveways: The plans show that the project would have two (2) points of ingress I egress. The main driveway opening is proposed along Federal Highway, located approximately 220 feet south of the north property line. Each of the two ingress and egress lanes would be 12 feet in width. They would be separated by a 12-foot wide landscaped median. The exit lane would allow for right-turn only (south) traffic movements onto Federal Highway. The second point of ingress I egress would occur along Old Dixie Highway, approximately 72 feet north of the south property line. The site plan shows that this is a narrower opening (24 feet in width) than the one proposed on Federal Highway. However, this would allow for both right-turn (north) and left- turn (south) traffic movements onto Old Dixie Highway. Both driveway openings would be restricted with a decorative gate. Two (2) internal roadways terminate (dead-end) along the north property line, which staff understands will facilitate the connection to Phase 2, which will be subsequently submitted for site plan review and approval. Parking Facility: Two (2) and three (3)-bedroom dwelling units require two (2) parking spaces per unit. The project proposes 72 (2)-bedroom units, 126 (3)-bedroom residential units, and a recreation area and therefore, 401 parking spaces are required. The floor plans show that each unit would have either a one (1) or two (2)-car garage for a total of 270 parking spaces. In addition, the site plan (sheet CE-1) shows 141 carport spaces and 33 regular parking spaces are also proposed, for a total of 444 total parking spaces or an excess of 43 spaces. The floor plan (sheet A-1) shows that the one (l)-car garage would be dimensioned 10 feet - two (2) inches in width by 20 feet - two (2) inches in depth. The floor plan sheet (A-3) shows that the two Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 4 (2)-car garage would be dimensioned 18 feet - eight (8) inches in width by 20 feet - two (2) inches in depth. The handicap parking and ramp detail (sheet CE-2) shows 90-degree parking spaces would be dimensioned nine (9) feet in width by 16 feet in depth (with 2-feet of vehicular overhang). The handicap parking stalls would be dimensioned 12 feet in width (with 5-feet of striping) by 16 feet in depth (with 2-feet of vehicular overhang). However, the gO-degree parking spaces proposed along the north and south property lines would be 18 feet in length (with no vehicular overhang). Landscaping: Over two (2) acres of the subject property would be set-aside as "green area". This pervious surface would account for 20.12% of the total site. The existing tree inventory list (sheet L-8) indicates the site contains 105 trees for a total of 1,366 caliper inches. The plan indicates that five (5) trees would remain and 74 trees would be relocated. The master plan list on sheet L-2 indicates that the project would have a total of 262 canopy trees, 222 palm trees, 9,642 shrubs, and 10,638 groundcover plants. The plans propose 46.9% native canopy trees and 39.5% native palm trees. Therefore, at the time of permitting, the species proposed and plans would have to be revised to indicate the 50% minimum native plant material for canopy trees and palm trees (see Exhibit "c" - Conditions of Approval). The project proposes a mix of canopy and palm trees. The tree species would include the following: Pigeon Plum, Green Buttonwood, Italian Cypress, Royal Poinciana, Live Oak, Bald Cypress, Yellow Tabebuia, Alexander palm, Medjool Date palm, Royal palm, and Cabbage palm. The plans propose landscaped areas around the entire development. 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 site plan shows that the buildings would be setback at least 20 feet from the east (front) property line along Federal Highway. This buffer would contain a pedestrian path and a decorative aluminum fence. The landscape plan indicates that Italian Cypress, Royal palm, Medjool Date palm, Purple Glory tree, Silver Buttonwood hedges, and Trinette schefflera is proposed within this buffer. The typical landscape buffer detail shows that the planting area along Federal Highway would be seven (7) feet in width with another one (i)-foot set aside for the fence, followed by a four (4) foot wide sidewalk and then a five (5)-foot wide planting strip proposed along each building. The site plan shows that the buildings would be setback 10 feet from the south (side) property line. A pedestrian path is also proposed within this buffer. Although not dimensioned, when scaled it appears as though the buffer would vary in width, between three (3) feet at its narrowest point and six (6) feet at its widest point. This buffer would contain Italian Cypress, Green Buttonwood, Cabbage palm trees, and a row of Silver Buttonwood hedges. The plans show a lO-foot wide Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 5 landscape easement is proposed along the north property line of the abutting property to the south. The intent is to plant trees within this easement on the property to the south. These trees would not be counted within the subject property's plant list tabular data. This would require coordinated efforts on behalf of both property owners. At the time of permitting, the developer would have to execute an easement with the property to the south for placement of the buffer trees. In the event this does not occur, staff recommends that the applicant install the trees within the south landscape buffer of the subject property (see Exhibit "C" - Conditions of Approval). The site plan shows that the buildings would be setback 14 feet along the west (rear) property line. Sidewalks are also proposed within this buffer, leaving five (5) feet of pervious surface between the edge of the sidewalk and the west property line. However, the intent is to install extra plant material within the Old Dixie Highway right-of-way (along the west property line of the subject property). The landscape material proposed within this right-of-way was preliminarily reviewed and approved by the Engineering Division of Pubic Works. The typical landscape buffer detail shows that a five (5)-foot wide planting strip is proposed between the west property line and the six (6)-foot high pre-cast wall. A row of Dwarf Firebush is proposed within this area. A three (3)-foot wide planting strip is proposed along the west (front) of the building. This strip would contain an array of plant material. The site plan shows that the buildings would be setback 10 feet along the north property line. A sidewalk is proposed within this buffer, similar to the other landscape buffers. The landscape plan proposes the following plant material within this buffer: Cabbage palm, Live Oak, Green Buttonwood, and Silver Buttonwood hedges. A note on the landscape plan indicates that all above ground mechanical equipment such as exterior utility boxes, meters, transformers, and back-flow preventers would be visually screened with two (2)-foot high Redtip Cocoplum hedges. Each building would have landscape material proposed along all four (4) building sides. Select trees would be installed at half the building height. BUilding and Site: As previously mentioned, the maximum density allowed by the Special High Density Residential (HDR) land use classification is 20 dwelling units per acre, which translates to a maximum of 199 units. The site plan proposes 198 units. The site plan tabular data indicates that the buildings would account for 3.9 acres or 39.03% of the entire property. The recreation buildings and pool decks would account for 2.1% of the site. The remaining portions would be comprised of roadways I driveways, sidewalks, carports, and pervious surface. Each recreation area would accommodate a swimming pool and a small cabana I veranda facility. One of the recreation I pool areas would be located by the project's front entrance along Federal Highway and the other would be located near the southwest corner of the property. According to Chapter 2.5, Section 9.B., when rezoning a property, no minimum lot Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 6 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 land to the north is located within an enclave of unincorporated Palm Beach County and zoned Commercial General (CG). As such, the side setback of the CG zoning district is 15 feet. The site plan proposes a side (north) setback of 10 feet on the subject site. This would be acceptable. The abutting land to the south is zoned Community Commercial (C-3). The required side setback of the C-3 zoning district is zero (0) feet. The site plan proposes a side (south) setback of 10 feet on the subject site. This also would be acceptable. The abutting lands to the west of the subject property are rights-of-way for Old Dixie Highway and the Florida East Coast Railroad. Therefore, no required setback is germane to the west boundary. In any case, the site plan proposes a lO-foot rear (west) setback. Similarly, to the east of the subject site is right-of-way for Federal Highway. Located within an enclave of unincorporated Palm Beach County, the commercial properties east of Federal Highway are zoned Gc. Again, no setback from the east (front) property line (per Chapter 2.5, Section 9.B.), is applicable for this project due to the separation distance between the subject site from CG-zoned properties across Federal Highway. The site plan proposes 18 three (3)-story buildings throughout the entire development. The first floor would be 9,694 square feet (in area), the second floor would be 10,166 square feet (in area), and the third floor would be 6,390 square feet (in area) for a total of 26,250 square feet per building. Each building would have 11 units. The unit sizes range between 1,601 square feet (1,265 square feet under air) to 3,093 square feet (2,515 square feet under air). The applicant is not proposing any solid-roof enclosures. The intent is that homeowners would be allowed to have screen-enclosures where the ground floor concrete slabs are under the second story balcony. The elevations show that the mean roof height of the three (3)-story buildings would be 37 feet. The peak of the roof would be 42 feet- six (6) inches in height. The PUD allows a building height of up to 45 feet. The site plan shows that a buffer wall I fence material would surround the entire development. The development would also have several carports within the parking areas. The elevations show that the carports would be 15 feet in height and allow for an opening of nine (9) feet - two (2) inches. The Wall Detail (sheet H-6) shows the buffer wall would be six (6) feet in height, including the keystone wall caps. The decorative columns would be six (6) - six (6) inches in height and would be spaced 18 feet apart. The Aluminum Fence Detail (sheet H-6) shows the aluminum fence with the same decorative columns. Design: Associated with the proposed type of townhouse developments are a wide variety of possible building designs (i.e. contemporary, traditional, Spanish-Mediterranean, etc.). The developer describes the proposed architectural style as "Old French Country". 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 indicate that the buildings would be accented with white aluminum Staff Report - Gulfstream Gardens PUD (NWSP 05-016) Memorandum No PZ 05-167 Page 7 single hung windows, decorative brackets, stucco score lines, metal decorative shutters, horizontal sliding doors, decorative louvers, and aluminum picket railing. The elevations show the roofing material would consist of brown Hanson Nordic Maple flat roof tile. The exterior finish of the walls would be rough textured stucco. The applicant is proposing two (2) color schemes. The MAB paints are as follows: Scheme 1 Color Main Body SW 7050 Useful Gray Accent SW 7045 Intellectual Gray, SW 7046 Anonymous Doors and Shutters SW 6494 Lakeshore Trims & Band SW 7009 Pearly White Scheme 2 Color Main Body SW 6133 Muslin Accent SW 6135 Ecru, SW 6138 Artifact Doors and Shutters SW 6472 Composed Trims & Band SW 7005 Pure White Staff has no objections to the proposed building colors, architectural style, or roof type. The subject development would be consistent and compatible with the newer, recently approved townhouse projects approved within the vicinity. Staff is in favor of matching roof styles between the buildings and carports within the subject project. The project would also have shade trellises and spa trellises located within the pool I recreational areas and water fountains located in select locations. Signage: The site plan proposes a site project development sign located within the landscaped median at the front entrance along Federal Highway. The hardscape details plan (sheet H-6) shows that it would be 16 square feet in area and contain six (6) inch by six (6) inch tile background, nine (9)-inch height stainless steel letters with a brushed finish, and pre-cast keystone molding. RECOMMENDATION: Staff has reviewed this request for new site plan approval and recommends approval, contingent upon the approval of the corresponding request for master plan modification (MPMD 05-011) and subject to satisfying all comments indicated in Exhibit "C" - Conditions of Approval). Any additional conditions recommended by the Board or City Commission shall be documented accordingly in the Conditions of Approval. S:\Planning\SHARED\WP\PROJECTS\Gulfstream Gardens\NWSP Q4-016\Staff Report.doc .. GULFSTREAM GARDENS LOCATION MAP ....... GC ~ % I.U ... :s Q Q .." o Z LRC --- --------....---- LRC . Local Retail Commercial GC . General Commercial o 35 70 -- .." s 140 210 280 Feet LEGEND W77~ Annexation Area Amendment Area _ EXHIRIT " I~ I ! ~ ~~I~~~~ ~_~_ ____ ~ ' 'I "- <<s, _, _ ! ~~_____._ . ~ I, .. - II I Ii ::::: "~-~ ~~--=-~-=i~",--=~~__~_" '7,1" ',"li!iilill'l! i I ' .. -~- ---- ;: J ~ I~ I <h.I.~. J.91 -yo- --.~. =.,~y . : -r A< :::.-:: " '/ "-" · ,. --:- "\'tr- '''>l ;"'=1 'lill! '~m III, I:: '~'I' I' 'l.t!~' - '-%:- ~. t.bn" ~_~ <11 I !~~ i!I"I~I!! ~!! ~'", .l I .1".7 I '-._1 / - I L, c. .., '., 7' )P-,. I, !'jll tl~II~.'!'1 ~N ~ aoaa k " " ~... _ ~ r ..., !. A! ~ s.hb i~'1 i., "-"V 1"-'~ 0"' II, ~ ,~'~ ~., " . ~ / G.I .j"!'I"; ." ~ "' ~. r-' : i! ~, 1<> ,~~ : l@ i ,/ ~ " II!:: ii!!llli1i lIt; " r · ; ~ n. C _ ". ..i...... , Ii l 1;1 ~ - - - -- . !to.. I' i!"I',,' ;l/,,~~ I ~ -:~ It @l~r, fiT" ;'111\ ~l ./ I' I !iI~ 1:':;1/11'; '! '~ 0 \ II I~~@ ", _ "". < L. "" I'" ., I ..E 1'-- . ~ II ~ I~ I '" l. I r<> i . 'l 0< " - --'=-:J-: VIII ( ,;. I ~ ~ "'~ ~ ~. :~ ," i r', ',;";,, i':'l:Illl !1l!:I!I! I . ... '~I' I. ~ I L '.~' ~ '- ,,, '"_..... -1@ t "i"'i!!:I'~"I.: lli"'''lj , . ~ 0 r" k; ~~ > l' . "" ,. "'~I '!ll,.,. I PI I.! ! II t' p:! ~ 1-:> t' j!: j L,,'1'~""" .. J!i ~ e I@J.1"!!liiiil:I'I::1 ! II 1~: ~"-:tll .J., ,~~ / , , 1~1 IJ)I 1 'i~ :!~ ~ ii Ilmi I 1!li,ql' qlill~~ I g ~ I J-I ~ 1.' , ~ "!';c, . .' :Ii" fil.<~.e ~~~ I~~ I!i. ; , . 1=' ~ i= · I-" ...." ~ ,I , ~ ;; r...." .~ I~_ 1-'00' ~ lal., ~~~;. ~a . i~ · , "I , ~ -" - , , rl , -" , "= .. ",,: liJll, [----I '1 . III "'~ ~ -c, ~ "", Illi. I" S I - 1=, '-'- "'", · i!'" I ~~- ~. . 1 '1',' Ii. II I ~I 'hoo: 1", i I' ,'::,' : j I ~ i 'i; · djl ~'P.!ij. Ii!!; I!l"il = - -~ -~'. - - Z ,"1' " -,. ",!I -, . 'lii"q"!I"" II p, y... '--'-'--, -~-'... - -j - '...,. , q" , r' ::::J, . . n='- I" f1:Ln r.ltl IIJ!I~J 1 '1"'".:..' .' ~ F :;;"Z, l, =I --0 'I' II~ I !ll! "'~i' ! 1 "'"". rn n , II U " . . . ". .",,~ : II =j! ,I 'Iij , , i! "'" , ~ I =r U III U',' ~ ---'j. j " 111' fr 1 =:! I ;PIII I!.I il:: ' ~.- '.. . "e.. ~, "-I) -j.., ',. '," "11 11'1 ~ 8 I P'" . " "",' ~..~ '-- :;p '-'" '1,' . 11,;1 'I~~ ~.il ~ · I ' ""," - ',~ /., " '1"1 I 'I "" Ii" . , 11 , , ~"~, I.,') , (~, h'., ',I, I'l' ,. . '2." ~ '=--~, =1 , "'r '. ." .n ~': .... ~~kJ7f "=-F Jrj J p. I.: I '~______ _-I~'I~".: ; ill IJil1 ~!! 'I'~. " -' ~'-' ~ .;- D .. , J ," ., I... I 'Ii ~i I 1 . \1 " I '" -.:JiI! ~"", ,~" L.J l@ "1 J " " " , "" .1 '" ;1, --I l" ,---.. '--., ~i"'i' \~. ~ ~ ~ _ i' l..j"" I '" ,.. '" .. .. , ".. '00' 'I" / · ~., ;. ~ ~, _ ~. " "II ," I', .' I ~ l~ ij f d ..!" " '00 ~,,: ~ I. . I I I,,, _ It i' JIi~ . t Il.'~ ~ i" i,~ ! _... . . ; ,; I' D I · ~7".. .. --Iff;:"!::""3!:., ~ 1, l '~I ... ,.. d ' !i!illP l!!lIj ! II~ v...: 1 .. -. '''''h o'~.. I '11"" 'l'li'. , I " · ...C::,," f !'l", ~ / ~ ::--=::::... ~ ','In! I !l.U', I ;1 -. .. .. "'-~ Iii. II Co' I 'I ~ .~.- "' , " '..'.j 1"1,,, h -.,I?;:.-. -, ..' ~ ~ "'. l,. . ."-.c . i 1e.,,~ r'~ ~ ii ;1":1 il; II; 1.7 --- ~ ~ ~':,... "'~ _ " ~.I: ,II~ e S 'I~ A ,/ ~~ --- --- ~ ,.. "" .. -.J"- .,1:. "j' ! 'Ill ' .. Jl --- --- --- '" ,.. I 2 'I l;: ~S III . ~ Ii.. ___ ___ ~ ______ ..... ". h '~r ~ ~~_ . --- .. ...-. 1 Ii I.. . . f ' · 'I '~! ;.. -...J.. . "'-. '"'_''' . - 'I.Il'l", !:r , _ . ~ - Il P--II 'I!p~m hnH J via ~~. ~ i,l,!,!!!,!,,: I'i!ll!ql~: !!!I' I!ill 'l'll!;l I'ry n II' ..~ : . ;l 'Iii'ill~! I. 1I1,11! II ~ . I" i i i i "I ~:NO - . '-. " Ilil """Ii '. 'I~I "" 1. ~ ., ill ". i. ,', "~ "__, ,., .....m I' I , .... . . r "01'1" ., .. · I. 'IU I ~ .'lllhll ' I ii ,." I I.J l'lilliil I I ! II ~ I -----'...---, ... ~:.~ _. il III ~ I J - 1_ ""H ~ - -: EAM :WENS ! jll!!I!;~~~~!...~~,:..m;; r+-- ~ ~I~ ~ ~ illll GULFSTR - - \ , , . 'I C.rllll~a,::,,,~: ."... b'rZ:'~r._~. o t "h ~~ ~ B(NOH. P..... B(NOH ~ I 3410 "O:;H: t!54-U3-U33 . n .jlo.. :il '" ~ , ;' ITY Of .""'TON ~ b F,h . i SITE PLAN III t Ile~ . I I /----------- I ~ - - -= - - ===:l UHI i ~ ~n r ~RI N i! J. i Ii, I ! if . ~ i . i w ii- . . . . _ . . . . . & i i J .~.6~i~l a"!~~I!!,.'!~..iilliiS" I, , , , " I if If if If n i(ij I~J I' ~J H lImp' H IPI Ii Ifir iiijl[lfU 'PI" i il I f a Sf Ii I IfjlllJ ~I ilPt!1 il f f IIIII! hili II r ~ I q qHq t~ - ~. J~ii'ii'itii'imi W Pi~m~iii .;;~ t W Hi iii Hi~ ii I! . : l : : ,- : : ; ; ; : i i i i : I : ;. : : .~; ~ ~~.. ~ ~ ~ 4~ ~ ~ ~~ , ~,., fllll~~!it!illff 'iltJt~l;fIJ'lfIIJl J,'firll!lfJ~tt :; I i JI Illlf lIlt iffJitJllf1i ffi; Ii il JUI " , h r ! ("i'l r f I{ t f Iii; ~ i U i ~ llJ.jV ! i Hid HI f l fl,p Pf :~@ '~I ~~= EwE I ~~~ ~.~ ~~ ~ ~ 11::.m.~~~~ . -. ~ > ,0 I i:!i I ~ 'f'~ ...~> 2.~ S U ~.~ :~ ~ tl:i "'-"V"'iU i /J ~ p.. ;J> "-d"'.o.-Iff .~~~ "!i288IQ " "" Ii IHHli{ UiJU!rHllfll I !I ~I d!t iJlJ I iil' ~l i , , I 'II Ii ii i lif -I If Iii f:, . i . II " f 1(1 I iii II I~ Ii;' I}' 1 ~ .J . I Ii. - ..~ II}!' I · I - ..{. ~ 111 J~ I . h I I I I is I;; Ji;:; 'to; ~ll "'. 'I. "ii~,"t;; f '.; I ~ ~<~.~~~~~.~< (.0 . - tf It~t~t. hf I I I ';'~'hh:N - III I}}, I Gulfstream Gardens Boynton Beach, Florida H & T Development Co. s; ~ ~ rn tfilf!t'jl!jltiljif 'iJ~~i"'~fIJ!!flll liiifJilJiil' liitl ~'ilt'iP f lOr iflj!J~ll,ji fiii IJ it III! f " Ii i fl ifil ~i ! fj i ~ lfu. f J " . hH r . 'i. J ~ fir".. i I. i f ~i! i 1 Kf ~ f'lllil EXHIBIT B ! f[F' :~u H~ :'it[Hi:f.f!: ~;-g..~~~ ~!1 . <i""..~.. . 3~ ~ f~"~ii~ Hg ...Ji~zf~ "g~ ~nt~~ ~ i~i ~ ~BfH;;t i!~ fH~~Hf ~Ia hhHr, 1 i ~frHJiO' ~i' r'~~.lr! 'i~ ~iH~U ~.i ";J iu ~I f~ .~~"~~. ~~f ~"o~i .~.-t"fq ~ J e.. ~ Ii I!O~~o~g2aoi~~~~ ~a~~gd~i I ~; fI it ~f ~f !~ if ij ;f!f f Ii H II ff n ~f ~f n if If f f I . Qi J J >u I t ~j ~. ~qi c! ~. H ~~ ~f H ~I' ~: f ~ ~ I ~i ~ f Ii 8! ~~ t b ~: ~h~. ~ i~! ~ i i Ii . ~ p ~ g tq~ ~i ~f s ~ 8' ~ fU'~~~ ~~ ~ ~ I ! ~.~ ~i ~ ~ 1 ~- ~@ i p..l''' "~i'~i I :;;g~!!g~~~ if ~ . . i i/ a.~~~~ . OJ 'i; ~ ~. ,; ~n.\' ~ p ~ ~ pt. , J>~!'I~ ~ ~ ~ ~ ~ ~ -1- - - ~ ;; I i i J; ~ ~ l ~ ~ <t~ ~~ ":<it'1q 11;; ~~ 0 ~~ ~~ ~if~;:~: ~~ ~! ~~ ~~~~~. ~ &~";:&~&,& "" i~ & · 1 i '; -111-1 I ~ H i ~ n ~ ~ > I J W l I"," ,.. ~is ~_o Ic= I r if ~ I . . . . ~.~ ~ .- .. ~ 1:1'1' Q"" = ~L ~~ ~ [IS . . .0 I i!i I ~ :~ ~~ ~ , \ M : Gulfstream Gardens Boynton Beach, Florida H & T Development Co. Ii . ~ 1 ~ t <5 l ~ ~ UH i ~ ~ff ~ qUI N (l i~ tIJU~!iI!illjf 'ilt~ti!;f!frlffll Illlllilllill illl H ii hit ! Vii f fl iil~; ~ i I. i ~ Ii I . I If ! i Hid HI ~ 1 il,!! i if ~@ t:J Iii po :>> I i Ii, I i if ,,,.. i . i i., . i , . . . , . i G i i r .,. d . . . . il . "' f f & · · 6. i ~ I a ~. I 'I ~! ! · c . ~ ~.. 8 g i is.' .. ~ ~ "a ~ g 282 r If I, , , , """ ,,'Ii hPPi If nglil f!PI'1 ~HIUIW Y'ipp'.'ififiIiHqJiPf IPUfif If IIU If ifllll Pit fi e1h; QII' t lit-pI il, I II ill! hllt!r ~ ~Jiht III IIj~II~J I ~ 1 I q q~ ~J t~ I " ~. l~i~~iti~imi Hi pi~mi~i i ~:~ f W f~r i~.. Hi~ .1 II .,. t{ ,. " "IJ " lC .. ;, .. " .. .. " ... 't I: " "I !II: " I'. ! ! : J! !! t Ii! ~ ~ ~ .! ! J ! ! p. ti ~ .. OJ ij"; oj" ti... J J IJ J J I II , I ~.= . ~ I -=~l'" . g ~~~ -; ~~ ~ ~ l"'1I( c:: 0;: ~ '1::' ~~. ~~ t!': . ~ ,-- >.0 I i!i I !~ ; > !! Q .: .. < !I!'"' !! ~ caE ; I :: : ~ 'ff it II i llf 1 If Ii I f:. I i - H I" fill Hi U n Iti' !H d ~ jii III r I 'i '# ..f. ~ I' ~t g . It I I I I !1;il il~:UiW'~i: J (J~ . J ~!~~~~a~J~~! I ~ I 'i, ,hh ,hi l llllllil Gulfstream Gardens Boynton Beach, Florida H & T Development Co. ~ ~ tI.l ~ x ~ \) o -( m ill tJ 1) I> ~ ooe-e , OC>EM< I ~DG6. tA,"~l,B.I4,I6.n ~.~.3,!;>",r.,lIZI.I2.e.l& ~ ~ ! Ii i ~ ~ ~ IU~ ~ I ~ ~ i 3 ~ ~ ~ ~ ~ i ~ I " I f ~ ~ i ~ 3 ~ ~ " , , Hi i i ~ I j ~ ! i ; I ~ ~i i S i I I~ I ~ U I~ i ~i r ! ~" J . ~ ~i ~lm~F ~ ! q~~~ I EXH 181T 8 ~ ~ iD ~ml :m " ;~ !4 [~ 6 z ~ \ ~~ .0 ~z '-l ;m ~r m -( I> -l 6 z[~ t , ~ fl ! l '" ~ ~& PROJECT:GULFSTREAM GARDENS TSENG CONSULTING GROUP, INC. 'tl9'l'i ~~il . > ili~ So r=tolJ jl~ II BOYNTON BEACH, FLORIDA OWNER :THE HOUSING GROUP, INC. ARCHITECTURE. ENGINEERING. PLANNING t l' I 'crJ H & T DEVELOPMENT CO.. L.L.C. 21 N.E. 166th STREET. MIAMI, FLORIDA 33162 lr 1.fr ; ~ II~~ ",i!i 2499 GLADES ROAD., SUITE 210 TEL: (305) 945-4474 FAX: (305) 945-1613 JlpH{lj '" BOCA RATON. FLORIDA 33431 ~ TEl: (561) 392-2004 FAX: (561) 392-2094 AA-0003166. EB-0006522 . IB-0001096 ~." ~> /) 00/ I z () -l m OQEHE , """"" eLDGe. l,4.1.'!.n.a,w,llon el...D55.1,3,.5.6l1.1f)J2.e.18 a Hi t ~ a ~ ~~ !l~ l ~ . ~ p~ ~ ~ ~ h~ ~ ~ ! ~ ~ t ~ . i ~ ~ . ~ -- 0 . . . . ~ r , z . , p ~ ~~ ~ . ~ ~ ~ ~ . . ~ I p ;~ ~ ~ , ~ ~ ~ . ~ U fi i i ~ ~ fi ~ g ~ ~ , p ~ ~ g ~ p 800808888 B 88 n II .~ ~ ~ ~! i ! , ~ ~ ~ ~ H ~iI ~ n~pq m ~ Iii ~ ~ I l~ ~~ f;; i ~ ~ I ~ ~ ~ i ;1 ~ ~ i ~ ~ i~ ~ 9 ; ~ I ~II rn j h H "-/ 1>-< rlJ ~m WNNIO- -l -l -l Z tJJ :H~ 1>c ~~~ m-/j= ~~~ CJ c~~ Alz ~~~ 0" (Jl 0"' 11 '--' u ~ PROJECT:GULFSTREAM GARDENS 'I BOYNTON BEACH, FLORIDA OWNER :THE HOUSING GROUP, INC. H & T DEVELOPMENT CO., L.L.C. 2499 GLADES ROAD., SUITE 210 BOCA RATON, FLORIDA 33431 TEl: (561) 392-2004 FAX: (561) 392-2094 TSENG CONSULTING GROUP, INC. i!t~~~fl~ ARCHITECTURE. ENGINEERING, PLANNING iili. .IJ 21 N.E. 166th STREET, MIAMI, FLORIDA 33162 I:C!r: i TEL: (305) 945-4474 FAX: (305) 945-1613 Jlrtlftl!} AA-0003166. EB-0006522 . m-0001096 J ~ f ~ I> ;l} m I> ;l} m , m -< I> -l 6 z ) IpZ lJ>~ 0 ~ ~ ill --Ii! .. H ~~ ~r r~ ~e H ~~ ~! i~ ~~ 0C>EHl! , """""" ~.1A,'~J.4J6.n 1!lL.Dc$&.2,s"''''AIl!:IJ].I!>)e 0 G ~ 'r ~ ~ ~ j II ~~ t ~ ~ ; ~ ~ . ~ ~ ~ " ~ ~ 8 ~ ~ 2 l'1 ~ I I m ::r m i ! ~ ~ i ~ . ~ ~ ~ ~ . " - ~ ~ r , , ~ ~ F~ ; . ~ ~ ~ ~ . . ~ ~ g ;:;; ~ ~ ~ ~ ij! ~ g . , j i ~ , ~ ~ ~ , 0 ~ ~ ~ ~ EJ0GG0BGB8 G GG nil ~ HjI i PiliP m ~ I 5i ! ~ < r .~ Ii m i~il~~hh :< ,~ ~ z ! I ~ i~ j 0 -f R i ! ~ d m ~ (J> ~ . ;~ ~ I ~ ~ -l -"''''''''''ll-'< ~........~.... 1Im::d:;j 11 ::d rn mtllrnm uI = = = = - ~~~~~ OJ 2~2~~ S ::j ~::j u: iil r ()\ tJ z GI l> :;u m l> :;u m r m < l> -f 5 z . t::l ~i PROJECT: GULFSTREAM GARDENS TSENG CONSULTING GROUP, IlrJ'l'~ irr~ ; ~ U 'I BOYNTON BEACH, FLORIDA INC. ~. r'i'Ij .~.. OWNER :THE HOUSING GROUP, INC. ARCHITECTURE' ENGINEERING' PLANNING ii ",1 :3~ H & T DEVELOPMENT CO., L.L.C. 21 N.E. t66th STREET, MIAMI, FLORIDA 33162 ';R!r;ji f _ , 2499 GLADES ROAD., SUITE 210 TEL: (305) 945-4474 FAX: (305) 945-1613 JlftrJln ,~ II~& BOCA RATON, FLORIDA 33431 TEl: (561) 392-2004 FAX: (561) 392-2094 AA-0003166. EB-0006522 . lB-OOOI096 l~ , ''"~ ';:n li: " ~ q i~P ~ I ~ ~ ~ .. li~ ~ 0 'h~1' - . ~ ~ ~ ~Hi ~ l~U .. '.J.~ .::!I II ~r.-4' 1-~ ';n ~ ~ " ~ 12.... ~r-... . . ~ ~ . . ~ ~ EXHIBIT B ~~~ ~ ~ ~ ~ ~ ~, ~, eL.PM.L.4.'\:UAM.IIo.n 1IIl.PGe.>>>>_Il.. I ~ I Jli P I 'Ii P i:: 5 3 ; i:: 3 3 ; i J I If I I ~ I I I ~ I II II I II I ~ i:: II ~ I I ~ I I~ l> J~ ~--l ~f!! m ~ il Ij gt~ ~I~ 088088 BG8GB I!! ~ I B nUPH Hi! ~ ~ i I Il~ Is If ~ I ~e" ::! i i ! ~ II i~ b i ~ Ii ~ I I I; ; Ii rn j ~ I t:l I~ ~~I h ~i ~i PROJECT:GULFSTREAM GARDENS II BOYNTON BEACH, FLORIDA OWNER :THE HOUSING GROUP, INC. H & T DEVELOPMENT CO., L.L.C. 2499 GLADES ROAD., SUITE 210 BOCA RATON. FLORIDA 33431 T~l, IRAn 192-2004 FAX: (561) 392-2094 TSENG CONSULTING GROUP, ARCHITECTURE, ENGINEERING' PLANNING 21 N.E. 166th STREET, MIAMI, FLORIDA 33162 TEL: (305) 945-4474 FAX: (305) 945-1613 AA-0003166. EB-0006522 . lE-OOOI096 INC 'll'!'l:i . !r[f'I'JJ ."",. rtU rJ' trW'r f "ljfml! lilli~ ~~ill~~ ... 1 in. = 197.3 feet ~\\ 0, " (, \ . ) J ':. r,;u lur<\:'>' Gulfstream Gardens