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
0 August 2, 2005 July 18, 2005 (Noon.) cg] October 5, 2005 September 19,2005 (Noon)
0 August 16, 2005 August 1,2005 (Noon) 0 October 18, 2005 October 3,2005 (Noon)
0 September 6, 2005 August 15, 2005 (Noon) 0 November 1, 2005 October 17, 2005 (Noon)
0 September 20, 2005 September 6,2005 (Noon) 0 November 15,2005 October 31, 2005 (Noon)
0 Administrative 0 Development Plans
NATURE OF cg] 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 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 05-172.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
Gulfstream Gardens (MPMD 05-011)
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 Master Plan modifIcation to re-orient the townhouse buildings, and modify
and relocate parking areas, drive aisles, and recreation areas within the 9.99-acre
Gulfstream Gardens Master Plan.
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
Develop nt Depa rrector City Manager's Signature
p~ and U;;'c,or City Attorney I Finance I Humatt Resources
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TO:
THRU:
FROM:
DATE:
PROJECT NAME/NO:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 05-172
STAFF REPORT
Chair and Members
Community Redevelopment Agency Board and City Commission
Michael W. RumprhlV
Director of Planning and Zoning
Eric Lee Johnson, AICP
Planner
(f-
September 6, 2005
Gulfstream Gardens MPMD 05-011
Master Plan modification to the Gulfstream Gardens P.U.D. to re-orient the
buildings, parking areas, and drive aisles within the 9.99-acre parcel.
Property Owner:
Applica nt:
Agent:
Location:
Parcel Size:
Land Use:
Zoning:
Proposed Use:
Adjacent Uses:
North:
PROJECT DESCRIPTION
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
Gulfstream Gardens, LLC
Mr. Bradley Miller, AICP with Miller Land Planning Consultants, Inc.
West side of Federal Highway, approximately 1f4 mile north of Gulfstream
Boulevard (Exhibit "A'')
9.99-acres
Special High Density Residential (SHDR)
PUD Planned Unit Development
198 townhouse units
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
Memorandum No PZ-OS-l72
Page 2
South:
Developed commercial (self-storage) designated Local Retail Commercial
(LRC) and zoned C-3 Community Commercial;
East:
Right-of-way of Federal Highway, then developed commercial and vacant
land in unincorporated Palm Beach County designated CHIS and zoned
CG; and
West:
Rights-of-way of Old Dixie Highway and FEC Railroad, then vacant land
(Sea crest Scrub) designated Conservation (CON) and zoned REC
Recreation.
BACKGROUND
Mr. Bradley Miller, AICP of Miller Land Planning Consultants, Inc. is requesting that the Master Plan for
Gulfstream Gardens P.U.D. be modified in order to reorient the builidngs, parking areas, and drive aisles
within the entire development.
The property was once located outside the city limits within a small enclave of unincorporated Palm Beach
County until annexed into the City on November 2, 2004 per Ordinance No. 04-080 and rezoned to PUD
per Ordinance No. 04-082. Staff recommended approval of the land use amendment and rezoning for the
following reasons:
1. The requested annexation and land use amendment was consistent with the Comprehensive Plan,
and in particular with the policies that support annexation of enclaves and reduction of land for
commercial use;
2. The requested land use amendment and rezoning would allow for the development of a project
that will benefit the city, both fiscally and esthetically;
3. The requested change would help to further provide an economic contribution to both the
neighborhood and to the City, and;
4. There was a long-standing lack of demand for retail commercial land in the vicinity and a high
proven demand for residential land use in the Federal Highway corridor.
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. Chapter 2.5, Planned Unit
Development, of the City Land Development Regulations states that changes in planned unit developments
shall be processed through the Community Redevelopment Agency Board and the City Commission.
ANALYSIS
As previoulsy mentioned, the subject property was annexed and rezeoned to PUD in order to develop 199
dwelling units and related site improvements. The original Master Plan depicted the orientation and
configuration of the buildings, parking areas, drive aisles, and recreation areas. However, at the time,
staff had concerns with several charactersitics of the approved Master Plan. For example, the original
Master Plan contained two (2) different building types with different roof heights. Staff felt that the
project would have been more compatible if all buildings were of the same style and roof height, especially
Staff Report
Memorandum No PZ-05-172
Page 3
along Federal Highway. Staff was dissatisfied with the way the buildings "interacted" with Federal
Highway. Therefore, staff recommended that the buildings proposed along Federal Highway be moved
closer to and oriented toward the street as to provide greater interation with the public domain of the
right-of-way. In response, the proposed Master Plan "shifts" the entire development to the east, reducing
the building setback along Federal Highway. The approved Master Plan showed the buildings setback
approximately 34 feet from the east property line. Now, the proposed Master Plan shows the buildings
would be setback 17 feet from the east property line. All "improved" portions of the proposed Master Plan
are now moved eastward, in part, to comply with code as it relates to plant material required along Old
Dixie Highway. The original Master Plan proposed most of the plant material outside the property line and
within the Old Dixie Highway right-of-way. However, with the revisions made to the Master Plan, plant
material is now proposed both within the Old Dixie Highway right-of-way and along the subject property's
west property line. It should be noted that it is still staff's preference to eliminate the buffer wall / fence
(along the east property line) and to connect the front doors of each unit with the existing sidewalk along
Federal Highway. However, staff feels that the "shifting" of the development to the east does a better job
at interacting with the Federal Highway in conjunction with meeting landscape requirements along Old
Dixie Highway. Additionally, the applicant has not depicted one (1) walkway for each builidng from the
sidewalk along Federal Highway to the sidewalk connection to each unit. The previous Master Plan
portrayed the only pedestrian access to the site through the main entrance gate along with vehicular
access. This certainly is an improvement over the previously approved plan.
The original Master Plan proposed carports along the north and south property line leaving no room for
landscaping. They have since been eliminated and the landscape buffer widened between the subject
property and the abutting properties. The recreation areas in the original Plan were incoherently located
throughout the development. Now, the proposed Master Plan also improves access to the recreation areas
as well as throughout the project.
This request was reviewed for consistency with the P.U.D. development standards in the Land
Development Regulations, Chapter 2.5, Planned Unit Developments. Also, staff reviewed the subject
request, mainly, by focusing on the subject P.U.D. and comparing it with similarly planned residential
developments that exist throughout the city. Staff does not believe the modificaiton would lower the
quality of the development and actually improves the development as discussed above. It would appear
as though the requested amendment to the Master Plan would have no detrimental impact on adjacent
properties.
RECOMMENDATION
It is staff's opinion that this request for Master Plan Modification would be consistent with city regulations
and intent with the Comprehensive Plan, and would represent a non-substantial change to the approved
master plan. The configuration and re-orientation of the buildings, parking areas, and drive aisles are
more clearly and coherently placed on the proposed Master Plan than the original Master Plan. Therefore,
staff recommends approval of the subject request for Master Plan Modification approval, subject to the
conditions listed in Exhibit "C" Conditions of Approval. Additional comments recommended by the Board or
Commission would also be included in Exhibit "C" - Conditions of Approval.
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GULFSTREAM GARDENS LOCATION MAP
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EXHIBIT "C"
Conditions of Approval
Project name: Gulfstream Gardens
File number: MPMD 05-011
Reference: 2nd review plans identified as a Master Plan Modification with a August 24, 2005 Planning &
Zoning date stamp marking.
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/ENVIRONMENTALIST
Comments: None X
PLANNING AND ZONING
Comments:
l. The proposed building setbacks shall be shown both in tabular and graphic X
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
format. They shall match the setbacks proposed in the accompanying request
for new site plan (NWSP 04-016).
ADDITIONAL COMMUNTIY REDEVELOPMENT AGENCY BOARD
COMMENTS
Comments:
2. None X
ADDITIONAL CITY COMMISSION COMMENTS
Comments:
3. To be determined.
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