REVIEW COMMENTS
TO:
THRU:
FROM:
DATE:
PROJECT:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 06-153
Chair and Members
Community Redevelopment Agency Board
Michael Rumpf'l-.-V-e.---
Director of Planning and Zoning
Kathleen Zeitler 177 .
Planner ~
September 5, 2006
The Peninsula at Boynton Beach (SPTE 06-007)
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:
West:
PROJECT DESCRIPTION
Waterbrook Development, LLC
Tom Yianilos with Waterbrook, Inc.
2649 North Federal Highway (see Location Map - Exhibit "A")
Special High Density Residential (SHDR - 20 dujac)
Infill Planned Unit Development (IPUD - 20 dujac)
No change proposed
No change proposed
30 fee-simple townhouse units and 40 multi-family (condominium) dwelling
units
3,51 acres (152,974 square feet)
Developed commercial property within the Town of Hypoluxo, designated Residential-
Multiple Family (RH) land use and zoned Commercial Marine (CM);
Vacant property designated Special High Density Residential (SHDR) and zoned Infill
Planned Unit Development (IPUD) (forthcoming Casa del Mar project);
Right-of-way for the Intracoastal Waterway; and
Right-of-way for U,S, 1 and then right-of-way for Florida East Coast Railroad.
Page 2
Memorandum No. PZ 06-153
The Peninsula SPTE 06-007
BACKGROUND
Mr. Tom Yianilos with Waterbrook, Inc. (owner/developer) is requesting a six (6)-month site plan time
extension for The Peninsula at Boynton Beach Site Plan Development Order (NWSP 05-013), which was
approved by the City Commission on July 5,2005, The site plan approval is valid for one (1) year from the
date of approval. If this request for a six (6)-month time extension were approved, the expiration date of this
site plan, including concurrency certification would be extended to January 5, 2007,
The subject property is located within the Federal Highway Corridor Community Redevelopment Plan Study
Area I. According to the original site plan staff report, the proposed Peninsula at Boynton Beach is an Infill
Planned Unit Development approved for 30 fee-simple townhouse dwelling units and 40 multi-family
(condominium) dwelling units. The project has been approved for the following: a Land Use amendment
(LUAR 05-004) from Local Retail Commercial (LRC) and High Density Residential (HDR) to Special High
Density Residential (SHDR - 20 du/ac) classification, a Rezoning (LUAR 05-004) from Community Commercial
(C-3) and Multi-Family Residential (R-3) to Infill Planned Unit Development (IPUD) zoning district, and a new
Site Plan (NWSP 05-013),
The entire project would be built in one (1) phase starting with the condominium building (40 units) followed
by townhouses (30 units), The 70 units are proposed within seven (7) separate buildings on the 3,51-acre
site (see Site Plan - Exhibit "B''). According to the floor plans, each townhouse building would have five (5)
units, Each unit proposed within the two (2) story townhouse buildings (Buildings 100 and 200) would have
3-bedrooms and private backyards that would be large enough to accommodate a small-sized swimming pool.
The number of bedrooms proposed within each three (3)-story townhouse building (Buildings 300 through
600) would range between two (2) bedrooms and four (4) bedrooms, Finally, the four (4) story condominium
with building with understory parking would have a mix of two (2) and three (3) bedroom units, The
recreation area would be located at the eastern portion of the development overlooking the Intracoastal
Waterway, It would include a 1,285 square foot cabana building and a swimming pool.
The design of the proposed buildings / clubhouse resemble a mixture between a Spanish-Mediterranean style
with its smooth stucco finish and S-tile roof, and a modern design with its decorative green Metropolis
shutters, decorative railings, multi-color awnings, and pre-cast decorative columns and accents, The exterior
walls of the buildings would consist of the following colors: dark brown, brown, yellow, light yellow, and
cream,
Since approval of The Peninsula at Boynton Beach, the adjacent property to the south has been similarly
rezoned to IPUD for the Casa del Mar project which proposes a total of 42 town homes and 40 condominiums,
Both projects require a perimeter landscape buffer along their common property line which includes the
requirement for a six (6) foot masonry wall within each buffer. The Casa del Mar project was approved with
a condition of approval which states as follows: "Staff recommends working with your neighbor to the north
(Peninsula) to utilize their perimeter wall rather than building one immediately adjacent to it", These
forthcoming adjacent IPUD's will provide an opportunity for redevelopment in a highly visible entrance
corridor to the City,
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
Page 3
Memorandum No. PZ 06-153
The Peninsula SPTE 06-007
applicant has met that requirement. The Planning & Zoning Division received the application for time
extension on May 26, 2006, a total of 40 days prior to the expiration date of the new site plan,
The applicant states that the original plan called for townhomes, but changed during the site plan process to
include condominiums as well. The design process started with an architectural firm that specializes in homes
and town homes, but after the addition of condominiums, a second architectural firm had to be retained for
the permit drawings for the condominium building, The applicant's justification statement explains that it
took them longer (from July, 2005 site plan approval to March, 2006 building application submittal) to
complete their working drawings for the 7 proposed buildings due to the addition of a second architectural
firm,
According to the justification submitted for the requested time extension, the applicant lists the following
accomplishments as demonstrating their "good faith" efforts in securing a building permitforthe project: (1)
purchased property in September, 2005; (2) relocated 21 mobile home residents; (3) obtained South Florida
Water Management District permit (#50-07266 issued in February, 2006); (4) submitted for building permits
(site, townhouse buildings 1-6, condominium building, clubhouse); paid application fees for utility capacity
reservations (water and sewer); and paid impact fees in the amount of $315,763.42, The applicant has
submitted revised building permit drawings which are now undergoing a second review, The applicant
expects that the issuance of building permits is imminent, and requests a six (6) month site plan time
extension,
A more formal criterion for evaluating requests for time extensions is compliance with (traffic) concurrency
requirements, The Palm Beach County Traffic Division approved the traffic study for The Peninsula at
Boynton Beach project based on a total of 70 proposed residential units, Based on the Traffic Division's
review, it has been 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, No building permits are to be issued after
the build-out date of 2007,
The site plan time extension is still subject to the original 47 conditions of site plan approval. Lastly, no new
land development regulations are now in place against which the project should be reviewed and modified,
As for application of the Art in Public Places ordinance, site plan approval occurred prior to adoption of
Ordinance 05-060.
SUMMARY I RECOMMENDATION
Staff recommends approval of this request for a six (6)-month time extension of the site plan (NWSP 05-013)
for The Peninsula at Boynton Beach project. If this request for extension were approved, the expiration of this
site plan, including concurrency certification, would be extended to January 5, 2007, Staff is generally in favor
of the redevelopment efforts represented by the approved site plan, which serves to promote the goals of the
Community Redevelopment Agency and the Federal Highway Corridor Community Redevelopment Plan toward
greater residential uses in this area and economic revitalization, The proposed Peninsula at Boynton Beach
project will provide an opportunity for redevelopment in a highly visible entrance corridor to the City, increase
the value of adjacent and nearby properties, and contribute to the overall economic development of the City,
In addition, the Peninsula project is proposed at a scale and massing that will provide a transition into the
downtown area and provide a variety of housing on site, 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"),
S:\Planning\5HARED\WP\PROJECT5\Peninsula @ Boynton Beach\SPTE 06-007\Staff Report.doc
...
1 in. = 181.0 feet
1111
'.
1220 121i1
lite 1110 1121 1141 1111
1211 1211
0111
"I I." 1111
llilil
1521 I." 1.11 1.41
I3IiI
1181
112 ....
1.21
1711 1721 1711 17.. 1121 11.1
llliI
.... I.lil
11.1
1..1
1251
1111
1110 1141 1121
1111
1131
EXHIBIT "A"
-
Location Map
""
EXHIBIT B
.....-
: FEDERST A TE ROAD 5
~ (F,D.o.r. 1//Wtl.L HIGHWAY (u S )
. . SEcnOH 9JOI0-2501 SH . . 1
. AltO/AN' ttTJOF7)
264~ N. FEDE
L f4UJ'r.
'lEAlENT
!
~ J
,.
I'l
~,.,
.. ft.!;
II .. '!~
~!
.
COLESTOCK & MUIR
ARCHITECTS, P.A.
... ... N. 0... HW'f.. ttrvoto 0... ItocAo ~. P'L a....:tl
PHotc: Utel) 301l-1'78? F'.-w: (15011380--3$35
~u:e.MNo.AA~131 [...-.:001,._ 10 ~.... lII='Yccoo.o
TIoII ~ . IBOTNTGIN IBEACloI
WATE~
Ho-41l ~ ~ 1fT.
IIOl'NTCIN IIUQI
"AL/'l1!EACH c:c:lUNTY I'L
EXHIBIT "C"
Conditions of Approval
Project name: The Peninsula at Boynton Beach
File number: SPTE 06-007
Reference:
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments:
1. The site plan time extension shall be subject to all previous Conditions of
Approval.
Conditions of Approval
2
DEPARTMENTS INCLUDE REJECT
ADDITIONAL COMMUNITY REDEVELOPMENT
AGENCY BOARD CONDITIONS
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
I To be determined. I I I
S :\Planning\SHARED\ WP\PROJECTS\Peninsula\SPTE\COA.doc