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 April 4, 2006 March 20, 2006 (Noon.) 0 June 6, 2006 May 15,2006 (Noon)
0 April 18, 2006 April 3, 2006 (Noon) 0 June 20, 2006 June 5, 2006 (Noon)
~ May 2, 2006 April I?, 2006 (Noon) 0 July 5, 2006 June 19,2006 (Noon)
0 May 16,2006 May 1, 2006 (Noon) 0 July 18, 2006 July 3, 2006 (Noon)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing ~ Legal
0 Bids 0 UnfInished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the May 2,2006 City Commission Agenda under Legal,
Ordinance - Second Reading to follow review of the corresponding ordinance for annexation and land use amendment and
rezoning. The City Commission tabled this request on April 18th to allow for fmal review of the annexation and land use
amendment and rezoning prior to considering the site plan. For further details pertaining to the request, see attached
Department Memorandum No. 06-054.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
Lawrence Road Project (NWSP 06-006)
Brian Terry, Land Design South
Vermac Properties 6, LLC
Northeast comer of Lawrence Road and 71 51 Avenue South, approximately 350 feet south
ofHypo1uxo Road
Request New Site Plan approval to construct 90 fee-simple townhouse units on a 9.35-acre
parcel in the Planned Unit Development (PUD) zoning district.
DESCRIPTION:
PROGRAM IMP ACT:
FISCAL IMPACT:
ALTERNATIVES:
nt ep rtment Director City Manager's Signature
~ ~~
./ Planning and Zoning D~ctor City Attorney / Finance / Human Resources
S:\Planning\SHARED\WP\PROJECTS\Lawrence Rd. Project-Land Design South\NWSP 06-006\Agenda Item Request Lawrence Rd Property NWSP 06-
006 5-2-06.dot
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
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 April 4, 2006 March 20, 2006 (Noon.) 0 June 6, 2006 May 15,2006 (Noon)
~ April 18, 2006 April 3,2006 (Noon) 0 June 20, 2006 June 5, 2006 (Noon)
0 May 2, 2006 April 17, 2006 (Noon) 0 July 5, 2006 June 19,2006 (Noon)
0 May 16, 2006 May I, 2006 (Noon) 0 July 18, 2006 July 3, 2006 (Noon)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM ~ 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 April 18, 2006 City Commission Agenda under Public
Hearing with the corresponding items for annexation, land use amendment and rezoning. The Planning and Development
Board, consistent with the staff recommendation, recommended that the subject request be denied on March 28,2006. So
that fInal action on the land use and zoning changes precedes review of the corresponding site plan request, staff recommends
that this item be heard in conjunction with the annexation, land use and rezoning items but tabled to the May 2nd meeting for
fmal action to follow ordinance review. For further details pertaining to the request, see attached Department Memorandwn
No. 06-054.
EXPLANATION:
PROJECT:
AGENT:
OWNER:
LOCATION:
Lawrence Road Project (NWSP 06-006)
Brian Terry, Land Design South
Vermac Properties 6, LLC
Northeast corner of Lawrence Road and 71 51 Avenue South, approximately 350 feet south
of Hypoluxo Road
Request New Site Plan approval to construct 90 fee-simple townhouse units on a 9.35-acre
parcel in the Planned Unit Development (pun) zoning district.
DESCRIPTION:
PROGRAM IMP ACT:
FISCAL IMP ACT:
ALTERNATIVES:
Develop t ep rtment ire r City Manager's Signature
~~ an~ireclm City Attorney I Finance I Human Resources
S:\Planning\SHARED\WP\PROJECTS\Lawrence Rd. Project-Land Design South\NWSP 06-006\Agenda Item Request Lawrence Rd Property NWSP 06-
006 4-18-06.dot
S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC
7.A.3
LAWRENCE ROAD PROPERTY
(NWSP 06-006)
NEW SITE PLAN
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-054
STAFF REPORT
TO:
Chairman and Members
Planning and Development Board and City Commission
FROM:
Michael Rumpf
Planning and Zoning Director
Eric Lee Johnson, AICP ~. '
Planner U
March 22, 2006
THRU:
DATE:
PROJEcr NAME/NO:
Lawrence Road project (aka Parc Central) / NWSP 06-006
REQUEST:
New Site Plan
PROJECT DESCRIPTION
Property Owner:
Multiple owners
Applicant:
Vermac Properties 6, LLC
Agent:
Mr. Brian Terry with Land Design South
Location:
Northeast corner of Lawrence Road and 71 st Avenue South,
approximately 350 feet south of Hypoluxo Road (Exhibit "A")
Parcel Size:
:::1::9.349 acres (407,263 square feet)
Existing Land Use:
Palm Beach County Medium Residential, 5 units per acre (MR-5)
Existing Zoning:
Palm Beach County Agricultural Residential (AR)
Proposed Land Use:
Medium Density Residential (MeDR)
Proposed Zoning:
Planned Unit Development (PUD)
Proposed Use:
Townhouse Community
Adjacent Uses:
North:
Developed commercial (Grove Plaza) designated with Local Retail
Commercial (LRC) land use and zoned Community Commercial (C-3),
then farther north is right-of-way for Hypoluxo Road, then still farther
north is Santaluces High School designated with Palm Beach County
Institutional (I) land use and zoned Palm Beach County Public
Ownership (PO);
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 2
South:
Developed single-family residential properties (Jonathan's Grove)
designated with Low Density Residential (LDR) land use and zoned
Single-family Residential (R-l-A), then farther south is vacant
residential located within an enclave of unincorporated Palm Beach
County designated with Medium Residential, 5 units per acre (MR-5)
land use and zoned Agricultural Residential (AR);
East:
Developed single-family residential lots (Nautica Sound PUD) classified
with Low Density Residential (LDR) land use and zoned Planned Unit
Development (PUD); and
West:
Right-of-way for Lawrence Road, then farther west is developed
residential property (Palmyra I) located within unincorporated Palm
Beach County with Medium Density, 5 units per acre (MR-5) land use
and zoned Planned Unit Development (PUD).
Site Characteristic: The subject property is located within an enclave of unincorporated Palm Beach
County. It is comprised of several lots, forming a 9.35-acre rectangular-shaped
parcel. Said parcel is located at the northeast corner of Lawrence Road and 71 st
Avenue South, which is approximately 350 feet south of Hypoluxo Road. Several of
the lots have already been developed with single-family detached homes. The
survey shows that the site contains many mature trees, such as Areca palm, Queen
palm, Royal palm, Acacia, Banyan, Bottlebrush, Black Olive, Coconut palm, Citrus,
Cabbage palm, Ficus, Gumbo Limbo, Norfolk Island pine, Oak, Pine, Poinsetta, and
Scheflera. Also, there are several large-size ponds scattered throughout the site.
The highest elevation is a point 18.8 feet above sea level, located at the eastern
portion of the site near the east property line. It should be noted that if the project
is approved, many if not all of the existing easements would be vacated and
rededicated elsewhere on site through the platting process.
BACKGROUND
Proposal:
As previously mentioned, the subject property is located within an enclave of
unincorporated Palm Beach County. The underlying land use is County Medium
Residential, 5 units per acre (MR-5) and the corresponding zoning district is County
Agricultural Residential (AR). Mr. Brian Terry with Land Design South is proposing
a new site plan (for 90 fee-simple townhouse units), which would be processed
simultaneously with a master plan that is associated with a concurrent request for
annexation, land use amendment, and rezoning (see Exhibit "C" - Conditions of
Approval). It is the desire of the applicant to raze the existing houses and request
to reclassify the land use category to Medium Density Residential (MeDR) and
rezone to Planned Unit Development (PUD). Townhouses are permitted in the PUD
zoning district. All buildings are proposed as two (2)-story structures. The
maximum density allowed by the MeDR land use classification is 9.68 dwelling units
per acre, which would allow the developer a maximum of 90 units. However, the
requested density was found to be inconsistent with the policy recommendation
and / or intent of the Comprehensive Plan. Therefore, staff recommends denial of
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 3
requested annexation, land use amendment, and rezoning for the following
reasons:
1. The requested land use category of Medium Density Residential (MeDR) for the
proposed development is inconsistent with the recommendation for Planning
Area 6.C. of the Comprehensive Plan Future Land Use Support Document,
Section VII, Problems and Opportunities. The above-referenced recommended
land use category for this area of the city is Low Density Residential (LDR), not
Medium Density Residential (MeDR) in order to maintain consistent densities
and residential character throughout the area. The proposed project density of
9.63 dwelling units per acre, which would be just under the threshold of High
Density Residential (HDR) strongly contrasts the recommended density and the
single-family character represented by the predominance of single-family
detached homes built within the immediate vicinity at less than five (5) dwelling
units per acre;
2. Although the requested annexation is consistent with the City's annexation
policy because the property is contiguous with properties lying within the City
of Boynton Beach, and forms a reasonably compact addition to the city
boundaries; it cannot be successfully annexed into the City without the
concurrent reclassification and rezoning of the property;
3. Staff disagrees with the applicant's assertion that the site is considered
"transitional" (because it abuts up to a commercial property (Grove Plaza) to
the north) and consequently is eligible and more appropriate for higher
residential densities;
4. That approval of this request could set a precedent for similar land use and
zoning on the vacant property south of Jonathan's Grove;
5. There still is a market for single-family detached homes in this area as
evidenced by the surrounding residential subdivisions and recent development
application for said homes on the property south of Jonathan's Grove; and
6. That there are sites elsewhere in the City where townhouse development can
be constructed and be more compatible with surrounding residential
developments.
ANALYSIS
Concurrency:
Traffic:
A traffic statement was sent to the Palm Beach County Traffic Division for
concurrency review in order to ensure an adequate level of service. The Palm
Beach County Traffic Division has confirmed that the project meets the Traffic
Performance Standards of Palm Beach County.
Utilities:
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 -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 4
projected potable water for this project (project estimated to require a total of
40,000 gallons per day). Local piping and infrastructure improvements may be
required, especially on the water delivery system for the project, depending 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 projected total of 18,000 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: 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 School District of Palm Beach County has reviewed the application and has
determined that adequate capacity exists to accommodate the projected resident
population.
Driveways: The project proposes one (1) point of ingress / egress to the subject site. This
main entrance would be located on Lawrence Road. The ingress lane would be 20
feet in width and the egress lanes would total 25 feet in width. The entrance and
exit lanes would be separated by a 12-foot wide median. The egress lane would
allow for right-turn (northbound) traffic movement onto Lawrence Road. No left-
turn (southbound) traffic movement is proposed on Lawrence Road due to the
presence an existing landscaped median. The development would be secured, as a
gate is proposed at the front entrance north and south of the circular driveway.
The circular drive allows an escape route should motorists be denied entry in the
townhouse development. The street system internal to the development is
generally proposed in a linear configuration of large east-west drive aisles.
Residents would access their garages via small connecting north-south roads
proposed between the larger east-west drive aisles. The site plan shows that all
two (2)-way drive aisle lanes would be 25 feet in width, which would conform to
current engineering standards. The project's sidewalks are proposed separately
from the street system. It should be noted that an emergency access point is
proposed along the north property line, located along the eastern portion of the
subject property, directly abutting Grove Plaza. This point would be used if the
main point of access proposed along Lawrence Road is obstructed. The property
owner to the north (KMA Investments Properties, LLC) provided staff with a letter
dated February 13, 2006 that confirms their consent for this cross-access onto their
property. The letter indicates approval of the "tap streets which would allow the
residents' access to the retailers within Grove Plaza". However, it is the project
intent to only utilize the proposed access point along the north property line for
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 5
emergency purposes and only if the main entrance along Lawrence Road is
obstructed. The Fire Hydrant and Fire Truck Access Route Plan (sheet C-9) shows
the projected path and turning radii of emergency vehicles.
Parking Facility: Two and three bedroom dwelling units require two (2) parking spaces per unit.
The project proposes 90 residential units and two (2) recreation areas and would
therefore, require 190 parking spaces. Each unit would have a two (2)-car garage.
The site plan tabular data indicates that nine (9) 90-degree spaces and 12 parallel
spaces are proposed for a total of 201 parking spaces or an excess of 11 spaces.
The floor plans of Models "A" and "B" show that the two (2)-car garage would be
dimensioned 18 feet - six (6) inches in width by 20 feet- eight (8) inches in depth.
Model "c" would be slightly narrower but still able to accommodate two (2) parked
vehicles. The detail of the Typical Unit Plan shows that the driveways (proposed at
the rear of each building) would be 16 feet in width but only eight (8) feet in depth
and therefore would not be able to accommodate a parked vehicle. The site plan
shows that the 90-degee parking spaces, proposed primarily near the easternmost
pool area would be dimensioned nine (9) feet - six (6) inches in width by 18 feet-
six (6) inches in length. The handicap space would be 12 feet in width with five (5)
feet of striping by 18 feet - six (6) inches in length. The parallel parking space
proposed along the north landscape buffer would be dimensioned nine (9) feet - six
(6) inches in width by 25 feet in length. All spaces would conform to current
Engineering standards.
Landscaping: According to the site plan tabular data (sheet 1 of 2), the proposed pervious area
would total 3.89 acres or 41.6% of the site. This figure includes the projects two
(2) dry-retention areas. The retention areas are proposed at the western portion
of the project, near Lawrence Road. The Plant Schedule table indicates that 114 or
63% of the 180 canopy trees and 45 (62%) of the 73 palm trees would be native.
The landscape data indicates that 3,622 or 70% of the 4,664 shrubs would also be
native. The landscape plan would provide the following species of trees: Gumbo
Limbo, Pitch Apple, Pigeon Plum, Geiger tree, Wax Myrtle, Live Oak, Mahogany,
Yellow Elder, Glory tree, Christmas palm, Coconut palm, Medjool Date palm, Royal
palm, and Sabal palm.
The site plan shows that a 15-foot wide landscape buffer tract is proposed along
the north property line abutting the commercial property. However, it should be
noted that there are several 75-foot long stretches of this buffer that would be only
five (5) feet - six (6) inches wide because of parallel parking spaces that are
proposed within said buffer. The parallel parking spaces proposed within the north
landscape buffer would be located perpendicular to the north-south pedestrian
walkways. The applicant is attempting to locate the widest portions of the
landscape tract perpendicular to where the buildings are proposed in an attempt to
provide the necessary buffering between said buildings and the commercial
property to the north. The landscape plan shows that a mix of Mahogany and
Gumbo Limbo canopy trees spaced 20 feet apart are proposed within this buffer. It
should be noted that the site plan shows an existing eight (8) foot tall c.S.S. wall is
located along the entire southern fringe of the Grove Plaza property. However, the
15-foot Landscape Buffer detail indicates that the wall is five (5) feet in height.
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 6
Regardless, it would be unnecessary to erect a wall within the north landscape
buffer of the subject property. A row of Firebush is proposed at the base of the
wall along the north property line of the subject property. This landscape material
would help to "soften" the look of the wall.
A landscape buffer 15 feet in width is proposed along the entire east property line.
This is the portion of the proposed PUD that abuts the Nautica Sound development
to the east. A combination of Geiger and Wax Myrtle trees 20 feet on center would
be placed within said landscape buffer. It should be noted that the landscape plan
also shows that the eastern portion of a 12-foot wide utility easement would
overlap with the east landscape buffer. However, this slight overlap would not
prevent the installation of the canopy trees within the buffer. The lS-foot
Landscape Buffer detail shows that an existing six (6) foot tall chain-link fence runs
along the entire east property line. This fence is located outside the property line
and is not a part of this site plan. However, the Buffer detail indicates that a six
(6) foot tall continuous hedge and three (3) foot tall shrubs would be placed along
the east property line underneath the canopy trees. Staff recommends installing a
six (6)-foot tall buffer wall along the east property lines in areas where vehicles
traveling from within the PUD can potentially shine their headlights onto the
adjacent properties (see Exhibit "C" - Conditions of Approval).
A landscape buffer 10 feet in width is proposed along the entire south property line
of the subject property, directly abutting the Jonathan's Grove subdivision. The 10-
foot Landscape Buffer detail indicates that the trees would be installed 20 feet
apart. The landscape plan indicates these trees would be a combination of Yellow
Elder and Geiger trees. Again, it should be noted that the landscape plan also
shows that the southern portion of a 12-foot wide utility easement would overlap
with the east landscape buffer. However, this slight overlap would not prevent the
installation of the canopy trees within the buffer. Also, the detail indicates shows
an existing six (6) foot tall pre-cast buffer wall runs along the entire property line.
Therefore, a wall on the subject property would not be needed.
A landscape buffer 15 feet in width is proposed along the entire west property line
adjacent to Lawrence Road. This landscape buffer would include the following
species: Royal palm, Ixora Nora Grant, Weeping Lantana, Bird of Paradise, Redtip
Cocoplum, and Shore Juniper. The lS-foot Landscape Buffer detail indicates that
the trees would be staggered at 20 feet apart. It also shows that a six (6) foot tall
pre-cast is proposed along the entire west property line within the buffer area.
Shrubs and groundcover plants would be installed along the outside of the wall.
The continuous hedge would be four (4) feet in height while the shrubs would be
three (3) feet in height. The Pre-Cast Wall detail shows that the wall would be six
(6) feet in height and have decorative columns and caps.
The landscape material for each townhouse building is proposed in the same
design. The material would include the follOWing species: Dahoon Holly,
Mahogany, Traveler's palm, Sabal palm, Redtip Cocoplum, Firebush, DwarfYaupon
Holly, Muhly Grass, Giant Sword Fern, Imperial Blue Plumbago, Wild Coffee, and
Variegated Schefflera. The accent plants would include Crinum Lily, Saw palmetto,
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 7
Building I Site:
and Tropical Bird of Paradise. Most trees would be installed at half the building
height.
The applicant is requesting a rezoning to PUD Planned Unit Development with a
density of 9.63 dwelling unit per acre, rather than the 3.5 dwelling units per acre
as stated in the recommendations for Planning Area 6.C. of the Comprehensive
Plan Future Land Use Support Document, Section VII, Problems and Opportunities.
A project density of 3.5 dwelling units per acre would fall under the LDR land use
category. Regardless of which land use category is used, both would allow for the
PUD zoning district. As such, 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 property to the north is zoned
Community Commercial (C-3) with a Local Retail Commercial (LRC) land use
designation. The rear setback of the C-3 zoning district is 30 feet. The site plan
proposes a setback of 48 feet from the north property line. The abutting lots to the
south are zoned Single-family Residential Dwelling (R-1-A) with a Low Density
Residential (LDR) land use designation. As such, the rear setback of the R-1-A
zoning district is 20 feet. The site plan proposes a setback of 43 feet from the
south property line. The properties to the east lie within the Nautica Sound PUD
subdivision, formerly known as Knollwood Groves PUD. On October 17, 1989, the
City Commission approved the rezoning of AG (Agriculture) and R-1AAA (Single-
family Residential) to PUD. This 1l0.91-acre subdivision was platted in 1996 with
424 residential lots equating to an overall density of 3.82 dwelling units per acre.
The Nautica Sound PUD has a required rear setback of 15 feet from the west
property line. In reality, the buildings are setback between 35 feet and 40 feet
from the west property line. The site plan proposes a setback of over 57 feet from
the east property line.
As previously mentioned, all townhouse buildings are proposed as two (2)-story
structures. The elevations show them with a mean height of slightly over 25 feet-
four (4) inches and a peak roof height of 30 feet - four (4) inches. The project
proposes three (3) model types, all of which would contain three (3) bedrooms.
The size of the models would range from 1,789 square feet (as the smallest) to
1,957 square feet (as the largest) of air-conditioned living areas. The site plan
shows that the 90 fee-simple units are proposed in 18 separate buildings. The
uses proposed in the PUD and the acreages devoted to each are as follows:
Land Uses
Acres
Multi-family Residential
Private Recreation
Vehicular Use area
Open space I Landscaping
3.58
0.89
2.26
2.62
TOTAL 9.35
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 8
The Typical Unit detail indicates that each five (5)-unit building would be 11,965
square feet in area. It also indicates that the yards for each fee-simple lot area
would be enclosed with a three (3) foot tall decorative wall followed by two (2) feet
of fencing on top of it. According to the applicant, each residential allotment would
extend from the end of the proposed driveway at the rear of each building to the
end of the front courtyard. The common areas would have trellises. The site plan
shows a tot-lot and two (2) separate recreation areas, proposed on opposite ends
of the development. The easternmost recreation area would consist of a swimming
pool, cabana building, spa, and splash pool. The westernmost recreation area
would consist of 0.59 acres of open space, a tot-lot, and a lOOO-square foot
clubhouse building. No swimming pool is proposed at the westernmost recreation
site.
The applicant is not requesting the provision for screened-roof enclosures in the
rear yard. Covered balconies and entries are shown on the plans submitted. Staff
would object to screened-roof and solid-roof screened enclosures that encroach
outside the "building envelope" or fee-simple lot area. No mailbox location have
yet been determined but the applicant suggests that in their consultation with the
post office, it is probable that the mail area(s) would be incorporated within the
common recreation areas.
The location of the call-box / Knox box is provided on the site plan. According to
the applicant, the southern entrance gate off the circular drive would be the
residents only and would be operated with a security card / buzzer. The northern
gate would be for residents and visitors. Residents would gain access via a security
card / buzzer and visitors would utilize the call box.
Design:
The City has reviewed and approved many different residential projects over the
past few years (i.e. Boynton-Dixie, The Harbors, Villas at Quantum Lakes, Arbolata,
Jefferson at Boynton Beach, Kensington Place, Serrano Beach, Waterside,
Bayfront). Most of them have been townhouse developments. Associated with the
proposed type residential development 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" architectural styles with
its decorative shutters, white aluminum railings, and architectural gable features.
The desired roofing material is a shadow line architectural shingle manufactured by
Elk Premium Roofing or similar make. According to the applicant, the shingle is a
high-wind impact product more easily attainable in current post-hurricane market.
The elevations show that the exterior finish of the walls would consist of a
combination of either smooth stucco or semi-rough stucco. Since 18 buildings are
proposed, the one (1) of the three (3) color schemes would be applied to each
group of six (6) buildings. Staff has no objections to the proposed building colors,
architectural styles, or roof types.
Staff Report -Lawrence Road project (aka Parc Central) - NWSP 06-006
Memorandum No PZ 06-054
Page 9
Generally speaking, staff is in favor of annexing the subject parcel and converting
the partially developed residential use to a planned unit development. However,
staff's objection with the plan is not with the design itself but rather with the
proposed density. Specific site design components, such as the configuration of
the buildings, separation distance, drive aisles, and allocation of guest / overflow
parking were all found to be acceptable, contingent upon incorporating all of staff's
comments that are itemized in Exhibit "C" - Conditions of Approval. However, City
staff opines that the proposed density (9.63 units per acre) is too intense pursuant
to the Comprehensive Plan Future Land Use Support Document, Section VII,
Problems and Oooortunities, and is more appropriate elsewhere in the City. For
example, on May 15, 2001, the City Commission adopted the Federal Highway
Corridor Redevelopment Plan to allow for a variety of housing styles at intensities
that will assist in supporting the downtown. It also served as a catalyst to
encourage redevelopment and infill development of the eastern and more urban
areas of the City, specifically along Federal Highway, and to promote the overall
general economic expansion of the City. Implementation of the Plan included an
amendment to the Land Development Regulations to create high density zoning
districts, such as the IPUD and mixed-use zoning districts. These new zoning
district allows for a greater variety of housing types in order to redevelop infill
parcels. A more complete and exhaustive analysis of the project's density and
compatibility issues are addressed in the accompanying staff report (P&Z 06-053).
Signage:
The proposed signage is shown on the on the Monument Sign detail. According to
the drawing, the "Parc Central" sign would be 32 square feet in area, thereby
complying with Chapter 21, Article IV, Section 1.D of the Land Development
Regulations. However, no sign material or color(s) were indicated. Therefore, staff
recommends they be either back-lit or receive uplighting and have colors that are
compatible with the colors of the development (see Exhibit "C" - Conditions of
Approval).
RECOMMENDATION:
Staff is recommending denial of the applicant's concurrent request for annexation, land use amendment,
and rezoning (ANEX 06-003 and LUAR 06-004). Therefore, staff recommends that this request for new
site plan be denied based upon the density and compatibility issues identified and addressed in
accompanying staff report (P&Z 06-053). Furthermore, these issues are summarized in the "Proposal" and
"Design" sections of this staff report. However, if it is the will of the Planning & Development Board and
City Commission to approve the project as proposed, then all remaining unresolved comments included in
Exhibit "C" - Conditions of Approval shall be complied with prior to the issuance of any building permits.
Any additional conditions recommended by the Board or City Commission shall be documented accordingly
in the Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Lawrence Rd. Project-Land Design South\NWSP 06-006\Staff Report.doc
LOCATION MAP
Lawrence Road Project
Exhibit "A"
310
N
1,240 W+E
I Feet
S
310 155 0
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EXHBIIT "C"
Conditions of Approval
Project name: Lawrence Road (aka Pare Central)
File number: NWSP 06-006
Reference: 2nd review plans identified as a New Site Plan with a February 14, 2006 Planning & Zoning date
stamp marking.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments:
1. At the time of permitting, show location of call-box on the plans; revise to
allow "resident-only" for south gate.
2. At the time of permitting, provide and clearly label a minimum 40-foot wide
right-of-way (roadway tract) with minimum of two (2) II-foot wide travel
lanes.
ENGINEERING DIVISION
Comments:
3. Show sight triangles on the Landscape plans (LDR, Chapter 7.5, Article II,
Section 5.H.) Use City Standard Drawing P-14 for the sight triangles along
Lawrence Road.
4. The storm sewer system is shown with an ultimate outfall into the County's
storm sewer system on Lawrence Road. At the time of permitting, provide
written confirmation that the County will allow this tie-in into their system.
5. Full drainage plans, including drainage calculations, in accordance with the
LDR, Chapter 6, Article IV, Section 5 will be required at the time of
permitting.
6. Paving, Drainage and site details will not be reviewed for construction
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.
7. Upon satisfactory Commission approval of the Site plan, the applicant shall
enter the 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.
UTILITIES
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DEPARTMENTS
Comments:
8. At the time of permitting, please provide a time line that clearly illustrates
when water and sewer services will be required to serve the proposed
project. Your starting date for the timeline should be the date of City
Commission approval. Also provide milestone dates for permit application,
the start of construction, and the setting of the first water meter. This
time line will be used to determine the adequacy of water and wastewater
treatment capacity for your project upon the project's completion, so please
be as accurate as possible.
9. At the time of permitting, all utility easements and utility lines shall be
shown on the site plan and landscape plans (as well as the Paving &
Drainage Plan Sheets (Sheets C-3 & C-4) and the Water & Sewer Plan
Sheets (Sheets C-5 & C-6)) so that we may determine which appurtenances,
trees or shrubbery may interfere with utilities. In general, palm trees will be
the only tree species allowed within utility easements. Canopy trees may be
planted outside of the easement so that roots and branches will not impact
those utilities within the easement in the foreseeable future. The LDR,
Chapter 7.5, Article I, Section 18.1 gives public utilities the authority to
remove any trees that interfere with utility services, either in utility
easements or public rights-of-way.
10. Palm Beach County Health Department permits will be required for the
water and sewer systems serving this project (CODE, Section 26-12).
11. Fire flow calculations will be required demonstrating the City Code
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 msurance underwriters,
whichever is greater (CODE, Section 26-16(b)).
12. The CODE, Section 26-34(E) requires that a capacity reservation fee be
paid 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.
13. Water and sewer lines to be owned and operated by the City shall be
included within utility easements. Please show all proposed easements on
the engineering drawings, using a minimum width of 12 feet. The
easements shall be dedicated via separate instrument to the City as stated in
CODE Sec. 26-33(a).
14. This office will not require surety for installation of the water and 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
INCLUDE REJECT
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setting of a permanent water meter is a prerequisite to obtaining the
Certificate of Occupancy.
15. A building permit for this project shall not be issued until this Department
has approved the plans for the water and/or sewer improvements required to
service this proiect, in accordance with the CODE, Section 26-15.
16. Utility construction details will not be reviewed for construction
acceptability 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)
and will be reviewed at the time of construction permit application.
FIRE
Comments: None
POLICE
Comments: None
BUILDING DIVISION
Comments:
17. Indicate within the site data the occupancy type of each building as defined
in 2004 FBC, Chapter 3. This development shall be classified as R-2
occupancy per Florida Building Code, Section 310.
18. Place a note on the elevation view drawings indicating that the exterior wall
openings and exterior wall construction comply with 2004 FBC, Table
704.8, or 2004 FBC, Residential, Section R302.2. Submit calculations that
clearly reflect the percentage of protected and unprotected wall openings
permitted per 2004 FBC, Table 704.8 or 2004 FBC, Residential, Section
R302.2.
19. Buildings, structures and parts thereof shall be designed to withstand the
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 2004 FBC, Section 1609 (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.
20. Add to all plan view drawings of the site a labeled symbol that represents
the location and perimeter of the limits of construction proposed with the
subiect request.
21. At time of permit review, submit signed and sealed working drawings of the
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proposed construction.
22. Identify within the site data the finish floor elevation (lowest floor elevation)
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:
From 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.
23. To properly determine the impact fees that will be assessed for the one-story
clubhouse, provide the following:
. Will the clubhouse 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 clubhouse?
. Will there be any additional deliveries to the site?
. Will there be any additional employees to maintain and provide service to
the site?
Please have the applicant 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 impact fees are required for the clubhouse.
24. CBBCPP 3.C.3.4 requires the conservation of potable water. City water may
not, therefore, be used for landscape irrigation where other sources are
readily available.
25. A water-use permit from SFWMD is required for an irrigation system that
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
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
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)
27. At time of building permit application, submit verification that the City of
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DEPARTMENTS INCLUDE REJECT
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 number/s 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))
28. Pursuant to approval by the City Commission and all other outside agencies,
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.
29. The full address of the project shall be submitted with the construction
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.
30. Show the proposed site lighting on the site and landscape plans. (LDR,
Chapter 4, Section 7.B.4) If possible, provide photo metrics as part of your
TART plan submittals.
PARKS AND RECREATION
Comments:
31. Park Impact Fee - 90 units @ $771.00 each = $69,390.00 to be paid prior to
issuance of permit.
FORESTER/ENVIRONMENTALIST
Comments:
32. The Landscape Architect should tabulate the total diameter inches of
existing trees on the site. The tabular data should show the individual
species of trees proposed to be preserved in place, relocated or removed and
replaced on site. The replacement trees should be shown by a separate
symbol on the landscape plan sheet 1 of I (Chapter 7.5, Article I Sec. 7.D.p.
2.).
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DEPARTMENTS INCLUDE REJECT
33. The landscape sheet should include a shade tree planting detail. This detail
should including a line indicating where the diameter and height of all of
the trees will be measured at time of planting and inspection.
34. The landscape sheet should include a palm tree planting detail. This detail
should include a line indicating where the clear trunk, gray wood and height
of all of the palm trees will be measured at time of planting and inspection.
35. The landscape sheet should include a shrub and groundcover planting
detail. This detail should include a line indicating where the height and
spread of the shrubs and groundcover plants will be measured at time of
planting and inspection.
36. All shrubs, accents and groundcover plants should have a height and spread
dimension.
37. The applicant should add a note that all utility boxes or structures (not
currently known or shown on the plan) should be screened with Coco plum
hedge plants on three sides.
38. The species of trees, shrubs, and groundcover vegetation should be
identified for the site perimeter landscape buffers.
39. The applicant should show an elevation cross-section detail of the actual
heights of the proposed landscape trees and vegetation at the time of
planting to (proper scale) visually buffer the proposed buildings from the
Lawrence Road right-of-way.
PLANNING AND ZONING
Comments:
40. Approval of this project IS contingent upon the approval of the
accompanying request for annexation (ANEX 06-003) and land use
amendment / rezoning (LUAR 06-004).
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DEPARTMENTS INCLUDE REJECT
41. The following excerpt is from Land Use Problems and Opportunities of the
Comprehensive Plan: "Planning Area 6.C. Unincorporated Parcels
Adjoining Northwest Corner of the City (presently unincorporated). With
exception of the eight (8)-acre parcel adjacent to Hypoluxo (which is now
Grove Plaza), these parcels should be annexed and placed under the Low
Density Residential land use category, in order to ensure compatibility with
existing and future residential land uses in the vicinity. Annexation of these
properties will square off the City's boundary and will allow the City to
control the use of these parcels. Development of these parcels should be
compatible with existing low-density single family dwellings in this area.
Development of the parcels that lie to the south of the above-mentioned
parcel should be limited to low-density single-family detached dwellings,
with a gross density of not more than three and one-half (3.5) units per
acre". Therefore, the proposed density of 9.63 acres is not considered low
density residential and would be inconsistent with the residential densities
of the surrounding properties. Staff is recommending denial of the request
for annexation, land use amendment / rezoning, and new site plan. Also,
the project proposes single-family attached dwellings but the above-
referenced policy recommends single-family detached dwellings. While
staff can make concessions to the type of dwelling units proposed (i.e. an
appropriate mix of single-family attached and detached), staff cannot
support the proiect density as proposed.
42. Correct the spelling of the street "Jonathan's Way" on sheet C-7.
43. On the site plan (sheet 1 of 1), indicate the location of the mailboxes.
44. The height of the front entry gates shall not exceed six (6) feet in height.
45. In order to ensure proper maintenance of the buffer areas, staff recommends
converting them from private property to "buffer tracts" that would be
owned and maintained by the Home Owners' Association.
46. The trees proposed around the townhouse buildings must be installed at
least Yz the building height of the building (Chapter 7.5, Article II, Section
5.M.).
47. No sign material or color(s) were indicated. Therefore, staff recommends
they be either back-lit or receive uplighting and of have colors that are
compatible with the colors of the development
48. Palm Tran bus route #71 uses Lawrence Road. Staff recommends
coordinating with Palm Tran to install an upgraded bus shelter along
Lawrence Road.
ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS:
Comments:
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DEPARTMENTS INCLUDE REJECT
49. To be determined.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments:
50. To be determined.
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S:\Planning\SHARED\WP\PROJECTS\Lawrence Rd. Project-Land Design South\NWSP 06-006\COA.doc