Agenda 03-22-22 CITY OF BOYNTON BEACH
PLANNING AND DEVELOPMENT BOARD
MEETING AGENDA
DATE: Tuesday, March 22, 2022 TIME: 6:30 PM
PLACE: City Hall Commission Chambers, 100 E. Ocean Avenue
1. Pledge of Allegiance
2. Roll Call
3. Agenda Approval
4. Approval of Minutes
4.A. Approve board minutes from 02/02/2022 Planning & Development Board meeting.
5. Communications and Announcements: Report from Staff
6. Old Business
7. New Business
7.A. Approve request for New Major Site Plan (22-001) for Shalimar at Boynton Beach to allow the
construction of a mixed-use development consisting of 250 residential units, two (2) 2,150 square
foot retail buildings, a 9,850 square foot clubhouse, and associated site improvements.
Approve request for Master Plan Modification (MPMD 22-001) for Shalimar at Boynton Beach to
establish project density and intensity, maximum building heights, land use distribution, and vehicle
pedestrian circulation design.
8. Other
9. Comments by members
10. Adjournment
The Board may only conduct public business after a quorum has been established. If
no quorum is established within fifteen minutes of the noticed start time of the meeting,
the City Clerk or her designee will so note the failure to establish a quorum and the
meeting shall be concluded. Board members may not participate further even when
purportedly acting in an informal capacity.
Notice
Any person who decides to appeal any decision of the planning and development board
with respect to any matter considered at this meeting will need a record of the proceedings
and for such purpose may need to ensure that a verbatim record of the proceeding is made,
which record includes the testimony, and evidence upon which the appeal is to be based. (f.
S. 286.0105) The city shall furnish appropriate auxiliary aids and services where necessary
to afford an individual with a disability an equal opportunity to participate in and enjoy the
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benefits of a service, program, or activity conducted by the city. Please contact the City
Clerk's office, (561) 742-6060, at least forty-eight (48) hours prior to the program or activity in
order for the city to reasonably accommodate your request.
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4.4.A.
Approval of Minutes
3/22/2022
_ CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
PLANNING AND DEVELOPMENT MEETING DATE: 3/22/2022
REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD: Approve board minutes from
02/02/2022 Planning & Development Board meeting.
EXPLANATION OF REQUEST:
HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES?
FISCAL IMPACT:
ALTERNATIVES:
STRATEGIC PLAN:
STRATEGIC PLAN APPLICATION:
CLIMATE ACTION APPLICATION:
Is this a grant?
Grant Amount:
ATTACHMENTS:
Type Description
D Minutes 02/22/22 Minutes
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ii
MINUTES
" PLANNING AND DEVELOPMENT BOARD
100 E. OCEAN AVENUE, BOYNTON BEACH, FLORIDA
TUESDAY, FEBRUARY 22, 2022, 6:30 P.M.
PRESENT: STAFF:
Trevor Rosecrans, Chair Mike Rumpf, Planning & Zoning Administrator
Kevin Fischer (left after Minutes approval) Kathleen Hatcher, Senior Planner
Darren Allen Craig Pinder, Planner II
Thomas Ramiccio James Cherof, City Attorney
Tim Litsch Jennifer Oh, Prototype Recording Secretary
Jay Sobel, Alternate
ABSENT:
Butch Buoni, Vice Chair
Chris Simon
Lyman Phillips
GUEST:
Bonnie Miskel, Attorney
Christina Bilenki, Dunay, Miskel & Backman
Kristina Belt, Engineer with Kimley Horn & Associates
Adam Carache, Senior Property Development Manager
Stephanie Kendall, Traffic Engineer with Kimley Horn & Associates
Joshua Horning, Project Engineer with Kimley Horn & Associates
Adam Kerr, with Kimley Horn & Associates
Alexia Virue, Architect
The meeting was called to order at 6:33 p.m.
1. Pledge of Allegiance
2. Roll Call
Roll was called and it was determined a quorum was present.
3. Agenda Approval
Motion made by Mr. Litsch, seconded by Mr. Ramiccio, to approve. In a voice vote, the motion passed
unanimously. (6-0)
4. Approval of Minutes
4.A. Approve board minutes from the 01/25/22 Planning & Development Board meeting.
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Motion made by Mr. Litsch, seconded by Mr. Ramiccio,to approve the January 25,2022 meeting minutes.
In a voice vote, the minutes were unanimously approved. (6-0).
5. Communications and Announcements: Report from Staff
Mike Rumpf, Planning & Zoning Administrator, indicated there were no communications or
announcements.
Mr. Fischer advised that he spoke to the City Attorney regarding their relationship and shared assets with
a shareholder of the firm involved with both developments presented tonight. Pursuant to Florida Statute
112, he will need to recuse himself from those items.
6. Old Business -None.
7. New Business
7A. Approve request for a Community Design Appeal (CDPA 22-001) of Chapter 4, Article III,
Section 6.F.2.d"Integrated Garages", requiring habitable floor area to wrap all upper levels
of the parking structure where the structure has street frontage, in order to disguise the
garage's facade and maximize design compatibility for the Broadstone Boynton Beach
project proposed for 212 South Federal Highway.Applicant: Steven Scaggs,DSS Properties,
L.C.
NOTE: Items 7A and 7B were heard in tandem and voted on separately.
Bonnie Miskel, Attorney, was present on behalf of the applicant, Broadstone, and her client, Robert Hall,
Contract Purchaser, is also present. Mr. Scaggs represents a collection of the owners, but he is not here.
City Attorney Cherof asked if Attorney Miskel had any objection to consolidation of the items for the
purpose of a presentation.
Attorney Miskel did not have any objections. She provided an overview of the property and then presented
a brief Power Point presentation.
The project is called Broadstone Boynton Beach and the location is 212 South Federal Highway, which is
approximately one block south of Ocean Avenue on the east side of Federal Highway. This is a
modification to what was previously approved. The property is 2.76 acres, straddled between SE lst
Avenue and SE 2nd Avenue with a small exception. There are at least nine owners, one being a
Condominium Interest who got together and assembled and aggregated their property. They then went
under contract with a different developer and that developer went through most of the process, which
included a partial abandonment of SE lst Avenue, a Comprehensive Plan Amendment, and a Rezoning.
Those were approved; however, the applicant dropped the contract, and the owners decided to finish it
and it was approved, understanding most buyers come back with their own picture, vision, and project,
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which is the case here. The Broadstone project represents her client, Alliance, and they think their vision
is a much better plan. She highlighted the following:
• The project was called The Legacy and some of the elevations were shown.
• This is a major Master Plan Modification and a corresponding Master Site Plan Modification to
allow improvements modifying the unit mix.
• For the Residential component of the development,they are increasing the Commercial component
from about 12,000 square feet to a little over 13,000 square feet.
• Open space is increasing from the minimum requirement under the approved plan to approximately
a little over 40%, which this development felt was important for future residents.
• The Site Plan is being reconfigured to insulate the parking garage, but the Code requires it be
wrapped. While it was not wrapped fully before, it still is not fully wrapped.
• They are seeking relief from Chapter 4, Article 3, Section 61721) to provide alternative design
elements and facade treatment to shield the approximately 78'6" section of the garage that has not
been fully wrapped and integrate it into the entire project.
• The new plan has more green space than before, and there is a lot of green running east of the
portion of the frontage on Federal Highway at the dead-end to what is SE 1st Avenue; this is the
biggest change. In that green space are amenities for the community, which did not exist
previously.
• The parking structure is exposed on the north side towards a dead-end and the 78 feet is on the
north side of the building and is the only portion that has not been wrapped and is the relief they
are requesting.
• There are still 274 units, and the building is still eight stories tall. The unit mix is a little different
and more suited for what professionals and other residents are looking for in the market.
• Regarding architectural elevations, looking at the north and south sides of the buildings, some of
the materials and colors are shown, which are earth tones. The east and west were shown and a
rendering from the northwest, which shows SE 2nd Avenue and the building from the south side
looking north. The primary entrance is on SE 2nd Avenue. An area where the garage is exposed
was shown. Currently, the garage is facing north and is tucked in and not visible from any major
frontage; it is visible from the dead-end portion of SE 1st Avenue. It is not seen when pulling onto
SE 1st Avenue going west; the view corridor would show occupied space, Commercial space, and
the upper levels being Residential units. The view corridor, when looking west, would also show
the amenities planned for that area,which is a significant portion of the open space increase,which
is 40% instead of 2%.
Staff has recommended approval on all counts, and they do not have any issues with conditions stated in
the Staff Report.
Chair Rosecrans opened discussion to the public.
Susan Weir, 140 SE 27th Way, spoke in opposition to this project. This is a much better project than the
last one, but it is too tall and not compatible. There is a need, but she thinks they need condominiums, not
apartments. She mentioned sewage and replacement pipes and stated there is too much housing and not
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enough sewage capacity in the City. She asked requested the Board be cognizant that this is a single-
family neighborhood.
Ernest Mignoli, 710 NE 7d'Street,Harbor Hall Inlet 1,next to Inlet 2, Boynton Beach, spoke in opposition
of the project and commented that all the buildings built along the shore are destroying the already bad
sewer system, and knocking out public service such as electric and gas. He mentioned King Tide flooding,
damage to buildings, and exposing residents to sewage, pollution of the waterways, insects, rats, mold,
black mold, mildew, etc. In his opinion, the City is becoming a health risk.
Juan Questa, 630 SE 2nd Avenue, spoke in favor of the project. He thinks the project will be great for the
community. His only concern was traffic,but traffic calming, such as speed bumps, might help with future
traffic.
Thomas Turkin, 132 SW 2nd Avenue, was contacted by a resident asking if they could watch this meeting
online and if they could speak via Zoom.
Chair Rosecrans advised the meetings are not available online.
Mr. Turkin commented that the project looks nice. His concern is traffic and height. There is an existing
restriction in Boynton Beach, which was not followed with River Walk. Many people are concerned with
the development and what it will look like when it is done. As a City, they want to grow effective and
efficiently. He looked at the analysis submitted to Palm Beach County and questioned if they are
considering other developments when they are analyzing and producing traffic data. He mentioned
different projects in the area and stated that something needs to be done about the infrastructure before
doing rapid development.
City Attorney Cherof indicated the City Commission meetings are still hybrid meetings, both in person
and broadcast, and participants watching the broadcast can sign in and participate.
Bishop Wright, Candidate for Mayor, and CEO of Bernard Wright Ministries, did not know whether the
high rise would be good for the residents. He thinks the Board should vote on whatever the majority of
the people want.
Jim Knight, 740 Havana Drive, Boca Raton,Florida, is a property owner in Boynton Beach and the Broker
for this transaction that has been working with these nine property owners for about the past seven years.
He commented that the overall Master Plan set up several years ago anticipated height and density at this
location and that is what has been brought forward on behalf of the property owners, Mike and Gloria
Bowden, Dr. Sara Garcia, Francisco and Olga Waldo, who passed away, Betty Bingham, Maria Rajeri,
and the Scaggs family. All these people have committed a lot to this community and are excited about this
project. He mentioned a project in NE Boca Raton called the Levitz Plaza, which was a dilapidated, tired
shopping center that did not too well. Broadstone, the Alliance Group, came in and built a residential
community that changed the north end of town. He hopes the Board can move this project forward with a
positive vote.
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Hearing no further comments, Chair Rosecrans closed the public discussion.
Attorney Miskel addressed previous comments as follows:
• They are in the highest category in the City as far as density and height. The developer could have
gong up to 150 feet, but they chose to go significantly lower.
• The Board's job is to look at their project and determine whether they comply, not to decide
whether the use is right.
• The only thing they are asking for is relief on the portion previously mentioned regarding the
wrap. If they are allowed to do that, it gives them the ability to go from 2% open space to 40%
open space.
• Regarding the single-family neighborhood, they are in the high category in the core area of the
City. Density can go up to 100 units per acre by applying Bonus Density.
• As far as traffic, every person, developer, or applicant, who applies for some sort of a Site Plan,
Master Plan, Comprehensive Plan, or Rezoning, have to get a Traffic Statement reviewed and
approved by Palm Beach County at a minimum. Once that is submitted and they generate the TPS
letter approving the project, it goes into their system, and it counts against anyone who applies
after them.
• Bishop Wright talked about doing what the people want, but there is a Code, a Comprehensive
Plan, Rules and Regulations, and it is the Board's job to review the Rules and Regulations and
competent evidence and decide whether they meet the requirements.
• Boynton Beach has an excellent staff and they carefully and thoroughly review every application
that comes in. The Staff Report is thorough and did not identify any areas of deficiency.
• Again, the only relief they are requesting is related to the wrap, which gives them a better project
and better mix of units that are better to serve future and existing residents and it increases the
open space from 2% to 40%.
Mr. Sobel commented that he has never, in all his years serving on a Zoning Board, heard anyone tell him
what his job is. He feels the Board has a responsibility to everyone. They heard from people tonight who
were concerned about the impact of the project and the infrastructure. He thinks residents are entitled to
hear the City's response regarding what the infrastructure and impact will be. He understands Traffic
Studies are done and he is comfortable with that, but he did not see a lot of Civil Engineering on the plan,
and before answering the request, he would like to ask if there are any valid concerns that the population
here tonight was an issue.
Mr. Rumpf, Planning and Zoning Administrator, deferred to the Utilities Department Storm Water
Management Group to comment. They are at a preliminary stage, and they have not been given any
redlight signals or warnings so far.
Mr. Litsch stated this has been approved by the City Commission as far as height and general structure
and they are here to paint, decorate, and cover the garages. This project is above what they saw the first
time when the Board voted against it. This project is back to this Board as part of a major facelift, but to
him,the fact they have taken out the tunnel speaks volumes. He thinks improvements have been made and
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everything looks good. All the points have been addressed as far as traffic, sewer, etc. He likes the display
and thinks it is great that there is more open space. Given the limitations, he thinks this is a good plan.
Mr. Ramiccio agreed the project has improved from what was originally presented to the Commission and
to the Board. He asked if the 274 units are going to be market rate units, affordable workforce; what type
of housing.
Attorney Miskel stated the majority are market rate, there is no workforce here, but there is a Density
Bonus Program called Sustainable Units. Units that are 750 square feet or less are essentially part of a
Bonus Density Program and those units are expected to be more affordable, they are not being restricted.
Deed restricted is affordable but based on the smaller size they will be open and available to even less
than market. There are not restrictions or covenants.
Mr. Ramiccio mentioned the wrap around and questioned why they were unable to create habitable space
to wrap the parking garage instead of the metal wrap. He asked that Attorney Miskel explain the 2%versus
the 40% open space and questioned if they would get more than 2% green space if they did not have that
comparable.
Attorney Miskel showed the green area on the screen and noted the area immediately to the right is the 78
feet;part of that is where the driveway is coming in off SE I st Avenue. In order to wrap it around, according
to Code, they would have to wrap it only to the point where the street ends, but it would not function
properly to not wrap it all the way to the building, which runs north and south, and green space would be
lost. From a design perspective it did not make sense and it would have impacted parking in the parking
garage more than anything. Parking spaces would have been lost if wrapped on that side and it was too
tight to be able to lose the parking.
Mr. Ramiccio questioned if anything else could be done aesthetically to wrap the garage. He was thinking
of people who live there and what they have to live with and look at.
Attorney Miskel indicated where the majority of the 78 feet is,there will not be any visibility to any street,
so people coming into the project would see it and be turning before getting there. She stated no one who
lives there will be looking at that part of the building, the people on the northern part of the building will
be looking east into the Recreation area. The most southern unit might catch a glimpse of the structure;
their architect did a good job making the building look like it was occupied through screening materials.
They used full balconies and what would appear to be railing on balconies, so it would appear to be
occupied although it is not.
Alexia Virue, Architect, explained they went back and forth with a few reiterations and negotiated on how
to make the best use of the habitable appearance of the garage aesthetically. They have a few different
maneuvers;walls pushing and pulling adding depth and dimension to the facade treatment with color hues
and steps. They have openings sized accordingly with window openings that are at the same level of scale
and visibility. They have screening at every opening to screen and provide interest at the outside and
exterior. There is decorative screening at the flanges that front the garage and there are also other
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horizontal elements banding it to the overall aesthetic to the project. They have taken this as far as it can
go to appear habitable and fit in with the overall scheme presented.
Chair Rosecrans commented that the green space and open space is a significant improvement from last
time. He mentioned traffic and questioned the number of peak hour trips in the morning and afternoon.
Adam Kerr,with Kimley Horn&Associates, stated there would be 102 proposed morning peak hour trips
and 142 proposed afternoon peak hour trips. This is what the project will generate entirely, most of which
is on Federal Highway.
Chair Rosecrans questioned the current Level of Service for Federal Highway.
Mr. Kerr indicated they analyze intersections, so Ocean Avenue and Federal Highway as well as Boynton
Beach Boulevard and Federal Highway are at worst case a Level of Service D.
Chair Rosecrans asked if there is any analysis if the level would drop to an F with the additional trips.
Mr. Kerr stated that is with the additional trips. He did not know if they looked at current trips because
they usually look at the worst-case scenario, which is a D and is acceptable.
Chair Rosecrans questioned what is being done about SE lst Avenue and behind. There is no turnaround
and he asked if it is a dead-end street. He mentioned there will be delivery trucks back there and how they
are supposed to navigate that road.
Mr. Kerr believed vehicles can turn into the garage or there is the ability to turn around if the vehicle is
larger.
Joshua Horning,Project Engineer with Kimley Horn&Associates,referenced Sheet C7.00 and the Exhibit
that shows the auto turn. The analysis they ran to show turning movements on SE lst Avenue have added
provisions to the building, widening the entrance to the garage and the loading zone to allow a T-turn for
fire trucks, loading trucks, and those type of vehicles.
Chair Rosecrans mentioned the construction of the building and asked if the foundation is sheet pile.
Mr. Kerr replied it is cast piling.
Chair Rosecrans asked how long this project will be under construction and if there is an MOT and
provisions for traffic during construction that will not impact the City's residents.
Mr. Kerr replied the project will take approximately 22 months. There will be provisions, which must be
submitted at the time of permitting. An MOT plan would be provided when they submit for a Building
permit for any kind of improvements to the roadways.
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Chair Rosecrans mentioned the infrastructure and asked if they were sure the infrastructure can handle
this. He noticed the Utilities Department asked them to do some upgrades to the gravity sewer.
Mr. Kerr stated that is correct,they agreed to those conditions.
Chair Rosecrans asked if any other upgrades have been floated and if they would provide benefits to the
residents and businesses.
Mr. Kerr indicated quite a few water main upgrades are included. He noted the upgrades would provide
benefits to the residents and businesses.
Motion was made by Mr. Litsch, and seconded by Mr. Ramiccio,to approve Item 7A. In a roll call vote,
the motion passed with Chair Rosecrans in opposition. (4-1)
Ayes: Litsch, Allen, Ramiccio, Sobel
Nays: Rosecrans
7B. Approve request for Major Site Plan Modification(MSPM 22-001)to amend the previously
approved site plan with the proposed changes contained herein for the Broadstone Boynton
Beach project to allow construction of a mixed-use development consisting of an eight (8)-
story building with 274 dwelling units, 13,110 square feet of commercial space, associated
recreational amenities, and parking on a 2.76-acre site within the Downtown District.
Applicant: Steven Scaggs, DSS Properties L.C.
Motion was made by Mr. Litsch, and seconded by Mr. Ramiccio, to approve Item 7B. In a roll call vote,
the motion passed with Chair Rosecrans in opposition. (4-1)
Ayes: Litsch, Allen, Ramiccio, Sobel
Nays: Rosecrans
7C. Approve requests for Major Site Plan Modification (MSPM 21-001) and Conditional Use
(CODS 21-001) approval for Raising Cane's Restaurant including a new 2,771-square-foot
building with dual drive-thru facilities and 68 seats (50 indoor, 18 outdoor) on the BJ's
Wholesale Club outparcel located at 1550 West Boynton Beach Boulevard within the
Planned Commercial Development (PCD) zoning district. Applicant: Kristina Belt, Kimley
Horn & Associates.
Christina Bilenki, with, Dunay, Miskel & Backman, and Kristina Belt, Engineer with Kimley Horn &
Associates, were present on behalf of the applicant.
Ms. Bilenki advised Raising Cane's is a newer concept to South Florida.
Adam Carache, Senior Property Development Manager, indicated they are new to South Florida,but they
have a few other locations about to break ground, one in Royal Palm Beach and one in Pompano. Todd
Graves, the owner of the company, has single handedly grown it to 600 locations. They have six core
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pillars for community involvement, which are education, feeding the hungry, welfare, active lifestyles,
business development and entrepreneurship, and anything else the Board might think of Their restaurant
is unique in that every employee is a Marketing Manager, whose job is to sponsor Little Leagues, make
donations to the Humane Society, etc. at no cost to the City. They are consistently ranked one of the best
places to work. During the pandemic they did not lay anyone off and hired 5,000 additional employees.
They are continuing to learn and adapt from that, which are reflected in some of the Site Plans.
Ms. Bilenki explained the property is located on the south side of Boynton Beach Boulevard,just west
of Congress Avenue. It is less than 0.9 acres in size, it has a Future Land Use Designation of Local Retail
Commercial, and a Zoning of Planned Commercial Development; it is part of the BFs Planned
Commercial Development. A zoomed in image of the current property was shown. Winchester Drive
serves the full Commercial Plaza and acts as the main access to the Planned Commercial Development
and there is an internal drive aisle on the south side. The property was a former Wells Fargo building
that is currently vacant, but it has circulation around the building and a drive-thru for banking purposes.
Graphics of the property were shown, and a little landscaping and a few Oak trees will remain. There is
currently a small area of landscaping, and she believes the Code only requires five feet in this area,which
they are significantly enhancing. There are two requests; one is a Site Plan Modification to allow a 2,771-
square-foot restaurant with a drive-thru and a Conditional Use request for the drive-thru element. The
proposed Site Plan was shown. Winchester Drive is on the east side of the property, which acts as a main
drive aisle to the Commercial Center and there is a shared access road along the south end of the property.
The property has a similar configuration to what exists today, there is parking on both the east and west
sides of the main drive aisle and then there are drive-thru lanes. This specific Site Plan has two dedicated
drive-thru lanes plus a full bypass lane, and it has 70 feet of vehicular stopping from the order point.
Mr. Carache stated because they only serve one item, they can get customers through the drive-thru a lot
quicker than other restaurants. During the pandemic they started with dual drive-thru lanes with the
bypass,which allows them to deploy crew members to the lanes to take orders and payments with tablets,
so in peak rush hours, more people would go through the line quicker. At that point,the menu boards are
turned off, the pay window and pick up window becomes obsolete, and the cars are moving through
being staffed by crew members; that is at a clip leaving about every 30 seconds; the average customer
spends two and a half minutes in the queue from the time they place their order to when they are leaving.
They have maximized the queuing and are confident this will be sufficient, so there will not be any issues
that might be seen at other restaurants with older drive-thru systems.
Ms. Bilenki indicated as part of their applications, they have submitted Traffic Studies detailing the
expected level of traffic for this site, Parking Studies to show there is sufficient parking, and a Queuing
Analysis to show stacking is going to be sufficient to accommodate the customers. The proposed
landscape plan was shown. Ten existing trees and eight palm trees will be preserved on site, including
three large Oak trees along Boynton Beach Boulevard. A D.bh is required for replacement of 20 caliper
inches, which they are exceeding with 34 inches, for trees being removed. Regarding landscaping in the
off-street parking area, 675 square feet is required, and they are proposing more than double at 1,482
square feet. Overall, they are providing landscaping in excess of the Code requirements, and they have a
nice variety of trees, shrubs, and accent plants to enhance the appearance of this property. Regarding
elevations, this is a very contemporary style. Raising Cane's has strived to differentiate themselves from
others through varied materials. They use towers to define main points of contact, and the brand colors
are designed to fit within a spectrum of urban and suburban settings with complimentary layers of
materials and textures to help define and break up the building mass. Renderings were shown of the
building. In terms of the Conditional Use criteria, she stated they have been addressed through a
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justification statement in the back-up and staff has addressed them in their Analysis and confirmed they
have met all the Conditional Use criteria. In terms of ingress and egress,they are utilizing existing shared
drive aisles; a Traffic Study has been submitted showing how that is going to work and that there will
not be any significant impacts on the adjacent street networks. With off-street parking and loading, they
meet the Code requirements and have submitted Parking Studies as well. Staff has done a thorough
review of their application and plans and concluded they have met those criteria. Staff has recommended
approval of the request for the Conditional Use and Major Site Plan Application.
Chair Rosecrans opened discussion to the public.
Susan Weir, 140 SE 27th Way, spoke in favor of this project. She expressed concern that this restaurant
is next to a Chick-Fil-A, and everyone knows the traffic disaster that surrounds Chick-Fil-A. She thinks
they are asking for trouble having a busy restaurant next to Chick-Fil-A. Perhaps there needs to be some
conditions to rework the traffic and ingress/egress with the plaza. She noted that District 3 on Federal
Highway, south of Woolbright, desperately wants fast food and wished they would consider that area.
Ernest Mignoli, 710 NE 7d' Street, 4407, Harbor Hall Inlet Club, thought it was interesting that all the
high rises are being built with retail on the first level and many are vacant. He noted retail is vacant
because there is no parking. He commented that all fast-food places in Boynton Beach are out on the
road, and it is being said this restaurant will not back up onto Boynton Beach Boulevard. This road is a
traffic disaster, and he thinks this restaurant should be located in one of the places on Federal Highway.
Mike Schremp, 433 SW 2nd Avenue, spoke in favor of that type of environment and thinks it is way better
than another marijuana shop. His concern was that this is a flood zone. and a nightmare for all the older
people with drainage. He mentioned hurricanes and stated he did not see anything on this site that will
retain water. Many people do not know there are pipes on the north side of the property that run in the
Intracoastal. He thinks more green space is needed and something that percolates and is better for the
environment.
Chair Rosecrans closed the public discussion.
Mr. Sobel mentioned ingress and egress from the restaurant and asked if that is through the road that
ingresses and egresses to Walmart. He questioned what the big shopping center is south of their project.
Ms. Bilenki stated Walmart is across the street on the north side of Boynton Beach Boulevard. They have
shared access with BJ's. It was noted the big parking lot to the south is the BJ's parking lot.
Mr. Sobel asked if access to the restaurant is from turning in on Boynton Beach Boulevard on the same
road BJ's is access.
Ms. Bilenki replied correct.
Mr. Sobel asked if the Studies evaluated the impact on the accessibility to the restaurant. He noted that
Ms. Weir spoke about a concern, and he wanted to know how it was handled.
Ms. Bilenki believed that was thoroughly evaluated.
Stephanie Kendall, Traffic Engineer with Kimley Horn & Associates, advised the Study they reviewed
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was a standard Palm Beach County TPS Traffic Study. In terms of impacts to the surrounding County
roadways they are concerned with, they look at the net new traffic and compare what was previously
there to what is going to be proposed. In terms of the driveways, they look at the traffic for the overall
site,which includes BJ's,the gas station, and Chick-Fil-A. At that point,they looked at any consideration
for new turn lanes and found that all turn lanes warranted are currently in place.
Mr. Ramiccio mentioned the double lanes and asked if there is going to be a divider or any type of buffer
or landscape between the two lanes that are like a zero-lane line.
Kristina Belt, Engineer with Kimley Horn&Associates, stated that was correct. They wanted to maintain
the buffer on the east and to ensure they would meet the buffer landscape requirement they typically
would have a foot or two in between; however, a thick pavement striping would be between the two
drive-thru lanes. There is a three or four-foot area where orders are placed and where crew members will
be standing,but once customers are near the pay window, it was reduced so they could meet the landscape
buffer requirements.
Mr. Ramiccio questioned how many cars are estimated to be in the stacking lanes at a time.
Ms. Kendall advised they looked at the peak hour of the restaurant and at proposed stacking, which is
five spaces between the present window and order boards in each lane, so it would be ten vehicles and
an additional two spaces in each lane behind the present window before encountering a parking space.
With random arrivals during peak hour, queuing would be sufficient for those hours.
Mr. Ramiccio questioned if stacking would occur to the south into the BJ's property and not onto Boynton
Beach Boulevard or onto Winchester. There is no question there are a lot of issues with their fast-food
stacking, especially at Starbucks and others.
Ms. Kendall stated the Site Plan shows the stacking wraps around the restaurant to the north and then
goes back to the south through the parking lot before reaching the east west drive aisle, which connects
to Winchester. There are five cars in each lane between the present window and the order board, and an
additional two cars in each lane behind the order board before encountering parking spaces.
Mr. Ramiccio asked where cars are stacking prior to getting into the lane. The first day they open they
will have the same problem as all the other fast-food restaurants and that is stacking backing up to the
actual flow of traffic. In this situation, it will be the parking lot.
Ms. Kendall clarified when vehicles are entering the property they are going to enter through the south
entrance on the south side of the property. The vehicles will wind their way through the parking and enter
at the north side of the site; that drive-thru can contain 14 vehicles; five in each lane and two additional
in each lane. It is staggered but there is space for 14 vehicles.
Mr. Ramiccio asked if they have experience with this type of double lane in their other establishments
and not having any accidents.
Mr. Carache replied yes, they opened about two dozen of these establishments. They have been open for
three or four months and found that it is has significantly improved the circulation through their site.
They plan for opening day and stacking out of the site, so they will hire Security or off-duty Police
Officers, and if vehicles start to stack, they will be directed to either park or come inside or come back.
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Planning and Development Board
Page 12 February 22, 2022
They are proactive and actually do a phased opening plan. They know there is a honeymoon period, but
14 vehicles is sufficient after the honeymoon period. Based on the volume of this restaurant and the
expected sales, during lunch they are confident 14 vehicles are all they need to stack in the drive thru. If
there are a few extra cars, they will stack on site and not into the road.
Mr. Sobel questioned how traffic stacking would be resolved and if there could be a Conditional Use that
would require them to come back and address the issue.
Mike Rumpf replied it is a Code issue. Staff takes an aggressive approach to resolve operational issues
like this. In this case, given site size, there are many options. This owner operator is proactive in terms
of having a pleasant experience on the property and they appear to have an efficient system. He
commended Kathleen Hatcher, Senior Planner, regarding the time spent on that system alone. The
restaurant will likely be busy, especially during peak hours. There is a private parking lot, so they will
not stack out onto Boynton Beach Boulevard, which often occurs down the road at other restaurants,
which is a hazard. Perhaps peak hours will be off peak relative to the BJ's restaurant.
Mr. Ramiccio mentioned there was a Wells Fargo there, which is going to be torn down. It had a drive-
thru and he questioned the difference between a bank drive-thru and a restaurant drive-thru. He asked if
the Conditional Use transfers to the new project.
Mr. Rumpf stated if they kept the same building with Conditional Use approval, then it would have been
written with the approval. Since this is a new design, it is a major Site Plan Modification to the site, so it
is reviewed given different characteristics to the design.
Mr. Ramiccio mentioned the Texas Roadhouse Plaza and noted the entire entry lane is stacking. The way
it is on the Site Plan, if people cannot turn in to the property, they will stack back into Winchester Park.
They are not going to stack in the circular drive that services the BJ area, they are going to stack back
into Winchester Park because that is where they are coming from. He questioned how to keep vehicles
from stacking.
Mr. Carache reiterated there will be crew members, third-party Security, or off-duty Police Officers
making sure stacking does not become an issue. Primarily, that will be during opening and the first few
weeks they are in business. Eventually people will learn they will not be able to stack, as found with
other older locations.
Mr. Sobel asked how many patrons they anticipate service per hour at the maximum period.
Mr. Carache replied this restaurant is probably looking at 100 customers during lunch.
Mr. Sobel questioned the length of time it takes from the time the order is placed until customers are
serviced and leaving.
Mr. Kerr stated two and a half minutes, but that is not entirely all through the drive thru.
Mr. Sobel questioned if they could service 60 customers per hour.
Mr. Kerr advised 75% of the business is going to be drive-thru, so if there are 100 customers in one hour,
which is 75 cars. There is a customer leaving the drive-thru every 30 seconds, which is two a minute, so
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Meeting Minutes
Planning and Development Board
Page 13 February 22, 2022
that is 120 cars in the drive-thru in an hour.
Chair Rosecrans commented that they routinely stack in the area between the gas station and Wells Fargo.
He asked what the City does to alleviate that other than ask them not to do that.
Mr. Rumpf stated the City is not intervening and he was not sure; they will have to ask the Police
Department if they have authorization or an agreement with BJ's to do private property maintenance and
controlling. There are cross parking agreements and cross access agreements. There is a cohabitation on
that property and to his knowledge, they have not received complaints as of this date. There is a reason
to go through this review process not only to assist a business in their design to meet standards, but to be
safe and user friendly as possible. Chick-Fil-A realizes it is an insufficient process because they recently
attempted their own retrofit to create a dual main system. This was found by staff, and it did not provide
safety bypass lanes and access through the property in the event of an emergency, so unfortunately, they
were rejected. He noted a certain consumer/motorist adjusts their habits if they are experiencing
something unpleasant. There is an adjustment in the system, and fortunately that adjustment occurs on
private property, and it is not interfering with an arterial roadway.
In response to Chair Rosecrans, regarding the change to pervious versus impervious after construction.
Ms. Belt did not have the exact numbers, but stated they are increasing the amount of landscaping
proposed. It is part of an existing Master Storm Water system, so whatever exfiltration is being removed
is being replaced and it is permitted.
Chair Rosecrans commented that they will have to modify the existing Storm Water area.
Ms. Belt replied yes.
Chair Rosecrans asked if they are required to hold a 25-year, three-day on site so there is a berm.
Ms. Belt replied yes.
Motion was made by Mr. Litsch, and seconded by Mr. Ramiccio, to approve Item 7C. In a voice vote,
the motion passed with Mr. Sobel in opposition. (4-1)
8. Other—None.
9. Comments by Members
Mr. Ramiccio reminded everyone to vote on March 8, 2022.
10. Adjournment
Upon Motion duly made and seconded, the meeting at was adjourned at 8:06 p.m.
[Minutes prepared by C. Guifarro, Prototype, Inc.]
Page 16 of 69
7.7.A.
New Business
3/22/2022
_ CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
PLANNING AND DEVELOPMENT MEETING DATE: 3/22/2022
REQUESTED ACTION BY PLANNING AND DEVELOPMENT BOARD:
Approve request for New Major Site Plan (22-001)for Shalimar at Boynton Beach to allow the construction of
a mixed-use development consisting of 250 residential units, two (2) 2,150 square foot retail buildings, a 9,850
square foot clubhouse, and associated site improvements.
Approve request for Master Plan Modification (MPMD 22-001)for Shalimar at Boynton Beach to
establish project density and intensity, maximum building heights, land use distribution, and vehicle pedestrian
circulation design.
EXPLANATION OF REQUEST:
The proposed Shalimar at Boynton Beach development is located at the southwest corner of W. Boynton
Beach Boulevard and Knuth Road. The project site is vacant and totals 12.506 acres. The parcel abuts an
existing, unimproved 30-foot wide platted right-of-way that is required to be abandoned prior to permitting
(See Exhibit"C" - Conditions of Approval). The subject property is one of the few remaining large vacant lots
within the City limits that could accommodate a large-scale mixed-use development without the need for land
assemblage.
The subject parcel was annexed to the City on December 18, 1990. Concurrent with approval of the
annexation (Ordinance 090-61), the City Commission approved the associated Future Land Use Map
Amendment and Rezoning application (Ordinances 090-69 and 090-70) to provide the parcel a Local Retail
Commercial (LRC)future land use classification and Planned Commercial Development (PCD) zoning
designation. The applications also included a Master Plan to construct a Planned Commercial Development
consisting of 120,000 square feet of commercial space, associated parking and site improvements. However,
the parcel has remained vacant. On June 15, 2021 the City Commission approved a Rezoning application
(Ordinance 21-015) to amend the parcel's zoning designation from PCD (Planned Commercial Development)
to SMU (Suburban Mixed Use), which was intended to encourage the construction of a well-planned mixed-
use development in accordance with a relatively new mixed-use zoning district. A principal purpose of this
district is to allow a mix of residential and commercial uses to complement the City's commercial core, provide
interconnectivity and minimized travel distances, and contribute to the vision intended for the area.
Staff has reviewed this request for a Major Site Plan Modification and Master Plan Modification, and
recommends APPROVAL, subject to the accompanying conditions.
HOW WILL THIS AFFECT CITY PROGRAMS OR SERVICES? N/A
FISCAL IMPACT: Development of this property will add to the City's tax roll.
ALTERNATIVES: None recommended.
STRATEGIC PLAN:
Page 17 of 69
STRATEGIC PLAN APPLICATION:
CLIMATE ACTION APPLICATION:
Is this a grant?
Grant Amount:
ATTACHMENTS:
Type Description
D Staff Report Staff Report- Shalimar at Boynton Beach
D Location Map E)diibit A- Location Map
D Drawings E)diibit B - Project Plans
D Conditions of Approval E)diibit C - Conditions of Approval
D Letter E)diibit D - Parking Demand Study
D Letter E)diibit E -Applicant Justification
Page 18 of 69
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING DIVISION
MEMORANDUM NO. PZ 22-010
STAFF REPORT
TO: Chair and Members
Planning and Development Board
THRU: Michael Rumpf
Planning and Zoning Administrator
FROM: Luis Bencosme, Planner II
DATE: March 17, 2022
PROJECT NAME: Shalimar at Boynton Beach (NWSP 20-004)
REQUEST: Approve request for New Major Site Plan (22-001) and Master Plan
Modification (MPMD 22-001) to Shalimar at Boynton Beach to allow the
construction of a mixed-use development consisting of 250 residential units,
two (2) retail buildings totaling 4,300, a 9,850 square-foot clubhouse, and
associated site improvements.
PROJECT DESCRIPTION
Property Owner: SBB 250 SPE LLC
Applicant: Rene Gutierrez, TM Residential, LLC
Agent: Bonnie Miskel and Beth Schrantz, Dunay, Miskel & Backman, LLP
Location: Southwest corner of W. Boynton Beach Boulevard and Knuth Road and
north of Stonehaven Drive (see Exhibit "A" — Site Location Map)
Existing Land Use: MXL (Mixed Use Low)
Proposed Land Use: MXL (Mixed Use Low)
Existing Zoning: SMU (Suburban Mix Use)
Proposed Zoning: SMU (Suburban Mix Use)
Proposed Use: Mixed use development with 250 residential dwelling units, 4,300
square-foot of retail space,9,800 square-foot clubhouse,and associated
parking and related site improvements.
Acreage: 12.506 Acres
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Memorandum No PZ 22-010
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Adjacent Uses:
North: Right-of-way for West Boynton Beach Boulevard; further north,
developed commercial property classified Local Retail Commercial
(LRC) and zoned C3 (Community Commercial).
South: City limits; further south, unincorporated Palm Beach County and the
Quail Ridge residential golf course.
East: Commercial outparcel classified Local Retail Commercial (LRC) and
zoned PCD (Planned Commercial Development); further east, right-of-
way of Knuth Road followed by a developed commercial property
classified Local Retail Commercial (LRC) and zoned C3 (Community
Commercial), as well as a developed commercial property classified
Local Retail Commercial (LRC) and zoned C1 (Office Professional).
West: Platted unimproved right-of-way; further west, city limits followed by
unincorporated Palm Beach County and the Quail Ridge residential golf
course.
PROPERTY OWNER NOTIFICATION
Owners of properties within 400 feet of the subject request 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
Proposal: The proposed Shalimar at Boynton Beach development is located at the
southwest corner of W. Boynton Beach Boulevard and Knuth Road. The
project site is vacant and totals 12.506 acres. The parcel abuts an existing
0.67-acre platted right-of-way that is required to be abandoned prior to
permitting (See Exhibit"C"-Conditions of Approval).The subject property is
one of the few remaining large vacant lots within the City limits that could
accommodate a large-scale mixed-use development without the need for
land assemblage.
The subject parcel was annexed to the City on December 18, 1990.
Concurrent with approval of the annexation (Ordinance 090-61), the City
Commission approved the associated Future Land Use Map Amendment
and Rezoning application (Ordinances 090-69 and 090-70) to provide the
parcel a Local Retail Commercial (LRC) future land use classification and
Planned Commercial Development (PCD) zoning designation. The
applications also included a Master Plan to construct a Planned Commercial
Development consisting of 120,000 square feet of commercial space,
associated parking and site improvements. However, the parcel has
remained vacant. On June 15, 2021 the City Commission approved a
Rezoning application (Ordinance 21-015) to amend the parcel's zoning
designation from PCD (Planned Commercial Development) to SMU
2
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Shalimar at Boynton Beach (MPMD 22-001&NWSP 22-001)
Memorandum No PZ 22-010
Page 3
(Suburban Mixed Use),which was intended to encourage the construction of
a well-planned mixed-use development in accordance with a relatively new
mixed-use zoning district.A principal purpose of this district is to allow a mix
of residential and commercial uses to complement the City's commercial
core, provide interconnectivity and minimized travel distances,and contribute
to the vision intended for the area.
The applicant is requesting approval of a Master Plan Modification (MPMD
22-001)and New Major Site Plan (NWSP 22-001),to construct a mixed-use
development comprising of 250 dwelling units,two(2)retail buildings totaling
4,300 square feet, a 9,850 square foot clubhouse, and associated site
improvements.
ANALYSIS
Traffic: A traffic study was sent to the Palm Beach County Traffic Division for review.
An approval letter from the Palm Beach County Traffic Division, date
stamped February 8, 2022, was provided by the applicant. The letter
requested that the applicant submit a FDOT conceptual pre-approval letter
for the driveway connection onto Boynton Beach Boulevard,which was also
provided by the applicant.
The traffic study indicates that this project is expected to generate 1,528 net
daily trips, 92 net A.M. peak hour trips and 124 net P.M. peak hour trips.
School: The proposed development is required to submit an approved SCAD (School
Capacity Availability Determination) application to ensure the area schools
have adequate capacity to accommodate the potential public-school students
who will reside at the project. An approval letter from the County is required
prior to permit issuance (See Exhibit "C" - Conditions of Approval).
Utilities: The Utility Department has reviewed the proposed Civil Engineering plans
and agrees that the City's water capacity would meet the projected potable
water demand for this project. Additionally, sufficient sanitary sewer and
wastewater treatment capacity is currently available to serve the project.
Police/Fire: The Police Department has reviewed the site plan to ensure it meets the
CPTED (Crime Prevention Through Environmental Design) standards. The
review comments have been addressed by the applicant.
The Fire Department will be able to provide an adequate level of service for
this project with current or expected infrastructure and/or staffing levels.
Further plan review by Police and Fire will occur during the building permit
process.
Drainage: The applicant submitted a preliminary engineering plan with conceptual
drainage information for the City's review. The applicant has agreed to
implement the necessary drainage solutions. The existing catch basins
would be connected to the proposed off-site system. In addition, the
proposed drainage manholes would be converted to catch basins, which
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Shalimar at Boynton Beach (MPMD 22-001&NWSP 22-001)
Memorandum No PZ 22-010
Page 4
would be based on their locations vis-a-vis to the existing catch basins. (See
Exhibit"C"-Conditions of Approval). The Engineering Division has found the
conceptual information to be adequate and is recommending that further
review of specific drainage solutions be deferred until time of permit.
Access: The development has two points of ingress/egress.The main vehicular point
of access is located on the north side of the project site, connecting to
Boynton Beach Boulevard; the secondary point of access is located on the
east side, connecting to Knuth Road. These two points of access are
interconnected by a two-way drive-isle to ensure safe,adequate and efficient
vehicular circulation throughout the site.
The project proposes a well-defined network of pedestrian walkways that
provide safe and adequate access to the residential and commercial
buildings, as well as the provided amenities and rights-of-way. The project
proposes a pedestrian connection to the existing public sidewalk located on
the south side of Boynton Beach Boulevard — an integral pedestrian
connection that provides access to the existing nearby bus stops located on
the south side of the boulevard. In order to provide additional pedestrian
connectivity,the Engineering Department is requiring a sidewalk along Knuth
Road and connection to the eastside parking area.
Parking: The standard off-street parking spaces calculation methodology for the SMU
(Suburban Mixed Use) zoning district requires 1.5 parking spaces for one-
bedroom dwelling units, and two (2) parking spaces for two (2) or more
bedroom dwelling units. The project proposes a total of 250 dwelling units
comprised of 48 one (1)-bedroom apartments, 166 two (2)-bedroom
apartments and 36 three (3)-bedroom apartments. This standard
methodology would require a total of 476 parking spaces for the residential
component. Additionally, the code requires the provision of guest parking
spaces at a rate of 0.15 spaces per unit, adding 38 more required spaces.
The retail buildings require one (1) parking space per 200 square feet of
gross floor area, which computes to 22 additional parking spaces based on
the aggregate gross floor area of the retail spaces.The parking data included
in the Site Plan and Justification Statement does not take into consideration
the required parking spaces for the proposed residential recreational/amenity
areas, which would include the clubhouse and pool area. Therefore, the
project is also required to provide five (5) parking spaces, plus one (1)
additional space per three hundred (300) square feet of gross floor area of
the clubhouse dedicated for leasing or management uses (See Exhibit"C" -
Conditions of Approval). Under this standard methodology for calculating
required off-street parking spaces, the project would be required to provide
541 parking spaces, as well as additional parking spaces needed for the
clubhouse. The applicant has been required to submit floor plans for the
clubhouse at time of permitting in order to determine the actual number of
required parking spaces needed for the office and management office
spaces.
The applicant has elected to take advantage of the City's Parking Relief for
Sustainability provisions, which includes reduced minimum parking ratios of
1.33 parking space per dwelling unit for one-bedroom apartments, and 1.66
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Shalimar at Boynton Beach (MPMD 22-001&NWSP 22-001)
Memorandum No PZ 22-010
Page 5
parking space per unit for two-bedroom apartments.The lower ratio results in
a reduction of 76 parking spaces associated with the residential use, and the
overall required minimum spaces for the project being 465. The additional
parking spaces that may be needed for the clubhouse and pool area will be
determined at time of permitting (See Exhibit "C" - Conditions of Approval);
however, the projected surplus should be sufficient to support the minimum
spaces required for the clubhouse.Also,the applicant is required to submit a
parking contingency plan showing the areas on the proposed site plan where
parking spaces may be added in the event that a shortage is realized
subsequent to construction, and/or provide operational rules, procedures or
strategies needed to off-set the realized deficiency (See Exhibit "C" -
Conditions of Approval). Therefore, staff has determined that the proposed
number of parking spaces would be sufficient to meet code requirements.
The site plan provides a total of 535 parking spaces, including ten (10)
handicap parking spaces, six(6) parking spaces supplemented with electric
charging stations and 55 compact parking spaces.
Landscaping: The Plant List (Sheet L1) indicates that the project would add a total of 272
trees—including 193 canopy trees—146 palm trees,8,195 shrub specimens,
and 15,376 small shrubs/groundcover plants.The plant material is proposed
within the required perimeter landscape buffer,within landscape islands,and
along the right-of-way.All plant materials to be used in the landscape design
are required to be Florida number one grade and must be identified as
having "low" or "medium" watering needs in the South Florida Water
Management's "Waterwise" publication. The proposed tree species would
include the following: Verawood, Gumbo Limbo, Green Buttonwood,
Bridalveil Tree, Japanese Fern Tree, East Palatka Holly, Queen's Crape
Myrtle and Live Oak.At time of permitting, the Landscape Plan must include
a minimum of 5 percent butterfly attracting shrub and trees,with a minimum
of three (3) species of plant material (See Exhibit "C" - Conditions of
Approval).
Projects proposed in the Suburban Mixed Use (SMU) zoning district are
subject to the front yard "Build-to-Line"provisions,which requires buildings to
be located in close proximity to the right-of-way. However, buildings fronting
a major arterial roadway (i.e. Boynton Beach Boulevard) may be setback a
maximum of ninety(90)feet with the provision of a twenty-five (25)-foot wide
landscape buffer,which must include a berm.The project proposes a 25-foot
wide landscape buffer between the parking lot and the Boynton Beach
Boulevard right-of-way, which includes the following features and plant
material:
1. A 36-inch tall berm and continuous hedge positioned in the inside
portion of the landscape buffer, as well as one (1) tree with a
minimum spacing of thirty (30) feet on center;
2. Three (3) shrub species located on the outside portion of the
landscape buffer, two (2) of which must be flowering species.
Additionally,the project includes landscape buffers along the west,south and
east property lines.The landscape buffers consist of canopy trees(i.e.Green
Buttonwood, Live Oak, Japanese Fern Tree, Gumbo Limbo and Verawood)
spaced approximately 20 feet on center, rows and staggered shrubs (i.e.
5
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Memorandum No PZ 22-010
Page 6
Podocarpus, Blue Pungabo, Dwarf Clusia, Nora Grant Ixora and Spanish
Stopper) and groundcover(i.e. Jasmine Summer Sunset and Green Island
Ficus).The buffer along the south property line incorporates a six(6)-foot tall
black vinyl coated chain link fence. The majority of the proposed landscape
islands include Live Oak trees and clustered Horizontal Cocoplum shrubs,
with several smaller landscape islands consisting of East Platka Holly trees
and Horizontal Cocoplum. Lastly, the foundation of each residential and
commercial building is softened with landcape primarily consisting of a mix of
closely spaced palm trees(Solitaire Palm, Montgomery Palm),shrubs(Small
leaf Clusia) and groundcover (Green Island Ficus and Blueberry Flax Lily).
Building and Site: The project site consist of a single undeveloped parcel—totaling 12.18 acres
abutting W. Boynton Beach Boulevard to the north and Knuth Road to the
east. The parcel is adjacent to an existing outpacel that is currently
develeoped with a gas station. Also, the parcel is adjacent to an existing,
unimproved 30-foot wide right-of-way extending along the entire western
boundary of the project. Staff recommends that the unimproved right-of-way
be abandoned prior to approval of any permit associated with this project
(See Exhibit "C" - Conditions of Approval).
The residential component of the project includes ten (10) residential
apartment buildings consisting of one (1), two (2) and three (3) bedroom
apartments. The taller four (4)-story apartment buildings are located away
from the west and south property lines. A lake is proposed at the center of
the site, which will include a boardwalk. The commercial component of the
mixed use project consists of a 9,850 square foot clubhouse and two (2),
2,150 square foot retail buildings fronting W. Boynton Beach Boulevard.
Relative to the floor area ratio (FAR) standards within the code, the
Suburban Mixed Use (SMU)zoning district has a maximum allowable FAR of
2.5; the project propoes 0.01. The District also has a maximum allowable
density of 20 dwelling units per acre. This requirement limits the project to
250 dwelling units, which is precisely the proposed amount of units.
Building Height: The maximum building height allowed in the SMU (Suburban Mixed Use)
zoning district is 55 feet. The project propoes various types of residential
and commercial buildings, with the tallest building proposed at 38 feet in
height—which computes to 17 feet below the maximum allowable height.
Setbacks: The SMU (Suburban Mixed Use)zoning district requires no building setbacks
from the right-of-way, but rather a 0-90 foot build-to line. Therefore,the retail
buildings are proposed at a distance of 90 feet from the W. Boynton Beach
Boulevard right-of-way, which is needed to accommodate the required
parking and landscape buffer.The buildings are also setback approximately
95 feet from the center line of the abutting right-of-way, 85.5 feet from the
south side property line, 79 feet from the easternmost property line, and 77
feet from the eastern property line abutting the gas station out parcel. The
proposed setbacks conform to the District's setback requirements.
Amenities: The project proposes several amenities for the use of residents,visitors and
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Memorandum No PZ 22-010
Page 7
patrons. A pathway — enhanced with seating, trash receptacles and
landscape — is proposed around the lake. The pathway is connected to
several amenities (i.e. dog walk, tot-lot, garden and other play areas). The
project also includes a fenced dog park on the south side of the site,
between Buildings No. 6 and No. 7. The clubhouse includes a pool area with
several barbecue grills. Ten (10) Covered bike rack stations are proposed
througout the site, near the building entrances. Lastly, public outdoor seating
areas have been incorporated between the retail buildings and clubhouse.
Design: The intended architectural style for the project is Floribbean, which is an
interpretation of Old Florida Style architecture.This architectural style creates
a sense of identity for the area as it utilizes Florida Vernacular design
elements and materials. The project features ample horizontal and vertical
fagade articulation and cool, light colors.
The residential and commercial buildings include an extensive use of
complementary architectural treatments and finishes.The proposed facades
are highly articulated with the use of vertically oriented windows and doors,
which are decorated with light blue (SW 7601 —Dockside Blue) shutters and
metal awnings.The building walls include horizontal siding (SW 6231 —Rock
Candy) and white smooth stucco (SW 7005 - Pure White). Additionally, the
roof lines consist of multiple pitched, metal roofs with varying heights.
Additionally, the balconies are enhanced with ornamental railings.
Sustainability: Mixed use developments consisting of more than 50 dwelling units must
provide the required sustainable options (outdoor lighting, butterfly attracting
landscape material, electric charging stations and white roof), and achieve a
minimum of 25 sustainability points. The development proposes to exceed
the requirement by providing the following:
SUSTAINABLE DEVELOPMENT STANDARDS POINTS
ENERGY
Efficient Cooling - All air conditioners are Energy Star 2
qualified. Minimum SEER 16.
Efficient Water Heating - At least 75% of hot water on
premises is heated via Energy Star Certified water heaters or 2
solar water heaters.
Cool Roof- Use roofing materials that have a Solar Reflective
Index (SRI) 75 for low-sloped roofs (<2:12) or 25 for steep- 2
sloped roofs >2:12 for a minimum of 75% of the roof surface.
Building Color— Utilization of white or cool light colors for the
body of buildings to reflect rather than absorb heat and reduce 2
cooling costs. Accent and trim colors are not limited to these
choices.
Shade Structures—Where provisions of shade structures are
not required per code: Structures such as awnings, screens, 4
louvers, or other architectural devices shall cover a minimum
of 50% of glazed openings.
Lighting — Provide energy efficient lighting such as LED 1
lighting for building interiors for 100% of proposed lighting.
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Energy star appliances — All appliance with in a building are 2
100% energy star.
Recycle Station/Dumpster Area — Recycle chute(s) in mixed 1
use districts and dum ster, which include a recycle station.
Rain Water Reuse —At least 75% of rain water from the roofs 4
of structures is captured and recycled for landscape irrigation.
Nature Path or Trail—Public pedestrian and/or bicycle access
to natural elements is provided by a bike or pedestrian path or
trail that is at least '/4 mile long and does not intrude on or
unduly harm existing natural features. 1
Public pedestrian and/or bicycle access to natural elements is
provided by a bike or pedestrian path or trail that is at least 1/2
mile long and does not intrude on or unduly harm existing
natural features.
Minimum Open Space — Provision of usable common open
space in excess of code requirements by up to 20%. The 4
designed space shall not have any dimension less than
seventy-five 75 feet.
Electric Charging Stations—Provide four(4)over the required 4
number of electric car charging stations.
Total Points 29
Lighting: The photometric plan (EPH-1) includes 86 freestanding pole light fixtures,
with pole height of 20 feet. It also includes 4 light fixtures mounted to the
building walls. The City's Land Development Regulations limits the lighting
levels to a maximum of 5.9 foot-candles. The Site Photometric Plan depicts
lighting levels below the above-mentioned foot-candles limit.
Signage: Site and building signage have not been finalized and a Sign Program must
be approved prior to requesting any sign permits for the site (see Exhibit"C"
— Conditions of Approval).
Public Art: The applicant is in communication with the Public Arts Manager regarding
the applicable Public Arts requirements, which shall be met prior to
permitting.
RECOMMENDATION
Staff has reviewed this request for a New Site Plan and recommends APPROVAL, subject to
approval of the accompanying applications and satisfying all comments indicated in Exhibit "C" —
Conditions of Approval. Any additional conditions recommended by the Board or required by the
City Commission shall be documented accordingly in the Conditions of Approval.
S:\Planning\SHARED\WP\PROJECTS\Knuth Rd(aka Shalamar)\Shalimar MPMD 22-001 &NWSP 22-001\Staff Report—Shalimar at
Boynton Beach—MPMD 22-001 NWSP 22-001.doc
8
Page 26 of 69
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EXHIBIT "C"
Conditions of Approval
Project Name: Shalimar at Boynton Beach
File number: MPMD 22-001 / NWSP 22-001
Reference: 2nd review plans identified as a Master Plan Modification and New Site Plan with a
February 10, 2022 Planning and Zoning Department date stamp marking.
DEPARTMENTS I INCLUDE REJECT
ENGINEERING / PUBLIC WORKS/ FORESTRY/ UTILITIES
Comments:
1. At time of permitting, revise the plans to include the required
sidewalk along Knuth Road and pedestrian connection to the
parking area.
2. The sizing of the off-site drainage system shall take into
consideration the runoff from Knuth Road. The existing catch
basins shall be connected to the proposed off-site system. Also,
the proposed drainage manholes shall be converted to catch
basins, based on their locations vis-a-vis to the existing catch
basins.
3. At time of permitting, an executed Developer's Agreement with
the City shall be in place for the off-site improvements, which the
City will share the cost, based on the upsizing of the storm pipe
on Knuth Road.
FIRE
Comments:
4. Provide turning radius of 25 feet inside and 55 feet outside on
the plan for verification in accordance with our largest apparatus
2018 edition of NFPA 1 18.2.3.5.3 turning radius.
5. Fire department access roads shall have a minimum 20 feet of
unobstructed width. (NFPA 1:18.2.3.5.1.1) front entrance out is
15 feet, existing access road.
6. Access box switches will be required at all gates 1:18.2.2.1 .
POLICE
Comments: None, all previous comments addressed at DART meeting.
BUILDING DIVISION
Comments: None, all previous comments addressed at DART meeting.
Page 38 of 69
Shalimar at Boynton Beach (MPMD 22-001 /NWSP 22-001)
Conditions of Approval
Page 2 of 3
DEPARTMENTS INCLUDE REJECT
PARKS AND RECREATION
Comments:
7. The applicable park impact fees ($148,750) is due at time of
permitting.
PLANNING AND ZONING
Comments:
8. Per the City's Land Development Regulations, residential
recreational/ amenity areas require five (5) parking spaces, plus
one (1) additional space per three hundred (300) square feet of
gross floor area of office use for leasing or management
purposes located in recreation buildings or separate structures
(Ch. 4, Art. V, Sec. 2.D.). At time of permitting, revise the parking
calculations on the Site Plan (SP-1), Justification Statement and
Reduced Parking Statement, to include the additional required
parking spaces for the clubhouse.
9. An approved SCAD (School Capacity Availability Determination)
application is required. Please submit a letter of approval from
Palm Beach County at time of permitting.
10. Prior to permitting, the applicant is required to secure approval of
a Vacation and Abandonment Application for the abandonment
of the platted right-of-way running along the west property line.
11. At time of permitting, submit floor plans for the retail and club
house buildings. Ensure, the floor plans for the clubhouse clearly
depict the spaces dedicated to leasing and/ or management
activities.
12. The project includes a request for Parking Reduction for
Sustainability. At time of permitting, revise the parking ratios on
the documents and drawings to be consistent with the reduced
parking ratios permitted for one (1) bedroom apartments (1.33
space per D.U.) and two (2) bedroom apartments (1.66 space
per D.U.), as indicated on the Parking Reduction for
Sustainability code section (Ch. 4, Art. V, Sec. 3.G.).
13. Prior to permitting, submit a parking contingency plan showing
the areas on the proposed site plan where parking spaces may
be added in the event that a shortage is realized subsequent to
construction, and/ or provide operational rules, procedures or
strategies needed to off-set the realized deficiency.
14. The parking deficiency indicated on the Reduced Parking
Statement is inconsistent with the parking deficiency shown on
the Site Plan (SP-1). At time of permitting, ensure the information
Page 39 of 69
Shalimar at Boynton Beach (MPMD 22-001 /NWSP 22-001)
Conditions of Approval
Page 3 of 3
DEPARTMENTS INCLUDE REJECT
on both documents matches.
15. The Landscape Plan (L-7) shows that the walkway located on
the east side of the northern entry drive would be obstructed by
the proposed landscape strip running along the north property
line. Correct the drawing to show the walkway connecting to the
sidewalk along Boynton Beach Boulevard and clear of
obstructions.
16. An approved Sign Program will be required prior to issuance of
any sign permits for the project. Submit a Sign Program
application to the Planning and Zoning Division for review and
approval.
17. Two (2) percent of the parking shall consist of handicap
accessible parking spaces. The Site Plan (SP-1) depicts a total
of ten (10) accessible handicap spaces. At time of permitting,
provide an additional handicap parking space.
18. Per the Parking Reduction for Sustainability provisions, a
maximum of 10 percent of the required parking spaces may
consist of compact parking spaces. Provide revised parking
calculations and/or revised parking plan.
19. Replace the parking lot wheel stops with 2-foot wide overhangs.
COMMUNITY REDEVELOPMENT AGENCY
Comments: N/A
PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments: To be determined.
CITY COMMISSION CONDITIONS
Comments: To be determined.
S:\Planning\SHARED\WP\PROJECTS\Knuth Rd(aka Shalamar)\Shalimar MPMD 22-001 &NWSP 22-001\MPMD 22-001 NWSP 22-001
COA.doc
Page 40 of 69
SIMMONS & WHITE »
2581 Metrocentre Boulevard West Suite 3
West Palm Beach, Florida 33407 SI.t M NS '�, ,,�, Y Y HI 1 E
0 561.478.7848 1 F 561.478.3738 www.simmonsandwhite.com
ENGINEERING ( PLANNING I CONSULTING I SINCE 1982
AO's,
REDUCED PARKING STATEMENT
SHALIMAR AT BOYNTON BEACH
CITY OF BOYNTON BEACH, FLORIDA
d � �
Prepared for: No.MOM
TM Residential,
LLC
2601 South Bashore Drive '> `ke' 1P; �<
Suite 1460 y
Coconut Creek, Florida 33133
Job No. 21-080
Bryan G. Kelley, P.E.
Date: February 8, 2022 FL Registration No. 74006
Page 41 of 69
TABLE OF CONTENTS
1.0 SITE DATA................................................................................................................................... 2
2.0 CODE REQUIRED PARKING................................................................................................... 2
3.0 PARKING REDUCTION............................................................................................................. 3
4.0 CONCLUSION............................................................................................................................. 4
Page 42 of 69
Shalimar at Boynton Beach
Job No. 21-080 Page 12
1.0 SITE DATA
The subject parcel is located in the southwest corner of Boynton Beach
Boulevard and Knuth Road in the City of Boynton Beach, Florida and contains
approximately 12.506 acres. The Property Control Number (PCN) for the subject
parcel is 08-43-45-30-24-000-0020.
The proposed plan of development is to consist of 250 multifamily dwelling units
and 4,300 S.F. of retail with a build-out year of 2026. Site access is proposed via
a right in, right out only driveway connection to Boynton Beach Boulevard and a
full access driveway connection to Knuth Road. The access on Knuth Road will
be exclusively for the multifamily development. The driveway connection on
Boynton Beach Boulevard will be for the retail component of the project but
residents will be able to exit but not enter from this location. For additional
information concerning site location and layout, refer to the Site Plan prepared by
MSA Architects.
2.0 CODE REQUIRED PARKING
For retail and multi-family residential developments, the City of Boynton Beach
Code of Ordinances requires five (5) spaces per 1,000 S.F. of retail, one and a
half (1.5) parking spaces per one bedroom dwelling untis, two (2) spaces per two
and three bedroom dwelling units, and 0.15 spaces per overall dwelling units for
guests. Based on a plan of development consisting of 250 multifamily dwelling
units and 4,300 S.F. of retail, the total Code required parking for the proposed
development is 536 spaces calculated as follows:
48 One Bedrooms x 1.5 Spaces per D.U. = 72 Spaces
166 Two Bedrooms x 2 Spaces per D.U. = 332 Spaces
36 Three Bedrooms x 2 Spaces per D.U. = 72 Spaces
250 Visitor Spaces x 0.15 Spaces per D.U. = 38 Spaces
RESIDENTIAL TOTAL = 514 Spaces
1 Space per 200 S.F. Retail = 22 Spaces
(4,300 S.F.)
TOTAL= 536 Spaces
City Land Development Regulations Chapter 4 Article V Section 3 allows for
reductions in off-street parking for sustainability provided that certain
requirements are met. The requirements outlined in the City Code include the
following provisions:
Page 43 of 69
Shalimar at Boynton Beach
Job No. 21-080 Page 13
1. Project must be located within one-half (1/2) mile from a reginal
transportation facility or within five hundred (500) feet of a bus stop with direct
access to a regional transportation facility.
2. A parking study prepared by a professional engineer providing evidence the
reduced parking would not adversely affect the property in any way.
3. Additional sustainability requirements outlined in Section 3.G.2.a through
Section 3.G.2.p.
This traffic study will address Items 1 and 2 above and Item 3 will be detailed in a
separate document. As shown in Figure 1 attached to this report, a bus stop is
located just west of the project's property line. Figure 2 shows Palm Tran Route
#73 connecting the site to the Boynton Beach Tri-Rail station which can be
considered a regional transportation facility. Therefore, the project meets the
criteria of Item 1 above.
3.0 PARKING REDUCTION
Given the nature of the proposed development and the location, actual parking
demands are anticipated to be significantly less than the City of Boynton Beach
Boulevard Code requirements.
As shown on the proposed Site Plan, a total of 498 parking spaces (1.99 spaces
per DU) are provided just for the residential area inside the gates. A total of 534
parking spaces are provided overall for the proposed development, a deficit of 2
spaces from the parking code. The ITE Parking Generation Manual (5th Edition)
states that the average peak parking demand for multi-family apartment units
(Land Use #221) is 1.31 parking spaces per unit and the 85th percentile parking
demand is 1.47 spaces per dwelling unit. Therefore, the anticipated average
parking demand for the proposed 250 dwelling units is 328 parking spaces and
the 85th percentile parking demand is 368 parking spaces. The proposed 498
residential parking spaces will be 130 spaces greater than the conservative 85th
percentile calculation and will be sufficient for the proposed development.
Additionally, the ITE parking demand rates are consistent with data collected by
our office on other multifamily projects. The sustainability reduction in the City
Code allows the project to reduce the base parking rates to 1.33 spaces per one
(1) bedroom dwelling units and 1.66 spaces for two (2) or more bedroom dwelling
units. However, the applicant is only proposing a reduction of 2 spaces.
Page 44 of 69
Shalimar at Boynton Beach
Job No. 21-080 Page 14
4.0 CONCLUSION
As previously stated, there are a total of 534 (498 residential) parking spaces
provided on-site which equates to a parking ratio of 1.99 spaces per unit which
exceeds the ITE Parking Generation 50th and 85th percentile rates and will result
in a surplus of 130 parking spaces. Additionally, the project is located within
close proximity to Palm Tran Route #73 that connects to the Boynton Beach Tri-
Rail station. Based on the documented data and the reduction of only 2 parking
spaces from the Code requirements, the proposed parking is anticipated to be
sufficient and not have any detrimental impact to the site or the surrounding
community.
bk: v/docs/trafficdra inage/sps.21080
Page 45 of 69
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Saturday/S6bado Samdi
0 0 0 0 0
Bethesda Hospital Boynton Beach& Boynton Beach& Boynton Beach
West Military Boynton Beach Mail Federal Tri-Rail
Bus Stoo#6797 Bus Stop#6742 Bus Stoo#687 Bus Stop#6741 Bus Stoo#679
8:15 8:27 8:42 8:55 9:07
9:15 9:27 9:42 9:55 10:07
10:15 10:27 10:42 10:55 11:07
11:15 11:27 11:42 11:55 12:07
12:15 12:27 12:42 12:55 1:07
1:15 1:27 1:42 1:55 2:07
2:15 2:27 2:42 2:55 3:07
3:15 3:27 3:42 3:55 4:07
4:15 4:27 4:42 4:55 5:07
5:15 5:27 5:42 5:55 6:07
6:15 6:27 6:42 6:55 7:07
Sunday/Domingo Dimanch
0 0 0 0 0
Bethesda Hospital Boynton Beach& Boynton Beach& Boynton Beach
West Military Boynton Beach Mail Federal Tri-Rail
Bus Stoo#6797 Bus Stop#6742 Bus Stoo#687 Bus Stop#6741 Bus Stoo#679
9:15 9:27 9:42 9:55 10:07
10:15 10:27 10:42 10:55 11:07
11:15 11:27 11:42 11:55 12:07
12:15 12:27 12:42 12:55 1:07
1:15 1:27 1:42 1:55 2:07
2:15 2:27 2:42 2:55 3:07
3:15 3:27 3:42 3:55 4:07
4:15 4:27 4:42 4:55 5:07
5:15 5:27 5:42 5:55 6:07
6:15 6:27 6:42 6:55 7:07
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Weekday/Semana/Lasd6m6n
0 0 0 0 0
Boynton Beach Boynton Beach& Boynton Beach& Bethesda Hospital
Tri-Rail Federal Boynton Beach Mail Military West
Bus Stop#679 Bus Stop#6763 Bus Stop#687 Bus Stop#6753 Bus Stop#6791
5:27 5:37 5:45 5:57
6:00 6:11 6:30 6:38 6:54
7:00 7:11 7:30 7:38 7:54
8:00 8:11 8:30 8:38 8:54
9:01 9:12 9:30 9:39 9:56
10:01 10:12 10:30 10:39 10:56
11:01 11:12 11:30 11:39 11:56
12:01 12:12 12:30 12:39 12:56
1:01 1:12 1:30 1:39 1:56
2:01 2:12 2:30 2:39 2:56
3:01 3:12 3:30 3:38 3:55
4:01 4:12 4:30 4:38 4:55
5:01 5:12 530 5:38 5:55
6:02 6:13 6:30 6:38 6:50
7:02 7:13 7:30 7:38 7:50
Saturday/Stibado Samdi
0 0 0 0 0
Boynton Beach Boynton Beach& Boynton Beach& Bethesda Hospital
Tri-Rail Federal Boynton Beach Mail Military West
Bus Stop#679 Bus Stop#6763 Bus Stop#687 Bus Stop#6753 Bus Stop#6791
8:20 8:31 8:44 8:57 9:11
9:20 9:31 9:44 9:57 10:11
10:20 10:31 10:44 10:57 11:11
11:20 11:31 11:44 11:57 12:11
12:2012:31 12:44 12:57 1:11
1:20 1:31 1:44 1:57 2:11
2.20 2.31 2:44 2.57 3:11
3:20 3:31 3:44 3:57 4:11
4:20 4:31 4:44 4:57 5:11
5:20 5:31 5:44 5:57 6:11
6.20 6-31 6:44 6:52 7:06
Sunday/Domingo Dimanch
0 0 0 0 0
Boynton Beach Boynton Beach& Boynton Beach& Bethesda Hospital
Tri-Rail Federal Boynton Beach Mail Military West
Bus Stop#679 Bus Stop#6763 Bus Stop#687 Bus Stop#6753 Bus Stop#6791
9:05 9:16 9:29 9:37 9:51
10:20 10:31 10:44 10:52 11:06
11:20 11:31 11:44 11:52 12:06
12:20 12:31 12:44 12:52 1:06
1:20 1:31 1:44 1:52 2:06
2:20 2:31 2:44 2:52 3:06
3.20 3.31 3:44 3:52 4:06
4:20 4:31 4:44 4:52 5:06
5.20 5.31 5*44 5.52 6:06
6:20 6:31 6:44 6:52 7:06
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Multifamily Housing (Mid-Rise)
(22 1)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday(Monday-Friday)
Setting/Location: General Urban/Suburban(no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. -5:00 a.m.
Number of Studies: 73
Avg. Num. of Dwelling Units: 261
Peak Period Parking Demand per Dwelling Unit
33rd/85th 95%Confidence Standard Deviation
Average Rate Range of Rates Percentile Interval (Coeff. of Variation)
1.31 0.75-2.03 1.13 1 1.47 1.26-1.36 0.22 (17%)
Data Plot and Equation
x
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ami
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X Study Site - Fitted Curve - - - - Average Rate
Fitted Curve Equation:P=1.34(X)-8.73 W--0.97
Parking Generation Manual, 5th Edition o Institute of Transportation Engineers
Page 50 of 69
DUNAY Giry Dunay Dwayne Dickerson Lauren G,Odom
Bonnie,M isket E€ Zac(ar is es Nicole jaeger
MISKEL„ -
Scott Backrnari Matthew H cote Rachael Burort Patnrer
Eric coffr in Mathew Kwavrian
BACKMAN
_fP Hope Calhoun thru,tiisBitenki
Shalimar at Boynton Beach
Statement of Use and Justification for Master Plan and Site Plan
Southwest Corner of Boynton Beach Boulevard and Knuth Road
Knuth Road Trust ("Petitioner") is the owner of the 12.506-acre parcel ("Property") referenced
by Parcel Control Number 08-43-45-30-24-000-0020,which is generally located at the southwest
corner of Boynton Beach Boulevard and Knuth Road within the City of Boynton Beach ("City") in
Palm Beach County ("County"), Florida. The Property was originally designated LRC, Local Retail
Commercial, on the City's Future Land Use Map ("FLUM") pursuant to Ordinance 89-38 and was
located within the PCD, Planned Commercial Development,zoning district pursuant to Ordinance
02-013. On June 15, 2021 the City adopted Ordinance 21-014 to amend the Property's future
land use designation from LRC to MXL, Mixed-Use Low, and Ordinance 21-015 to amend the
Property's zoning from PCD to SMU, Suburban Mixed Use. Copies of the referenced ordinances
are attached hereto as Exhibit "A".
Petitioner intends to develop the Property as a mixed-use residential and commercial
development inclusive of 250 residential units, two (2) 2,150 square foot retail buildings, a 9,850
square foot clubhouse, and 535 off-street parking spaces ("Project"). In order to develop the
Property as intended, Petitioner must obtain Master Plan and Site Plan approval. In support of
the Master Plan and Site Plan, Petitioner will demonstrate compliance with Chapter 3, Article III,
Section 4, SMU Zoning District Regulations, and Chapter 3, Article III, Section 4.D., Site
Development Standards, of the City's Land Development Regulations("LDR"). Petitionerwill also
incorporate sufficient design options from Chapter 4, Article XIII, Sustainable Development
Options and Points.
Chapter 3, Article III, Section 4—SMU Zoning District Regulations:
1. General
Response: The purpose of the SMU zoning district is to implement the mixed use low
(MXL) and development of regional impact (DRI) future land use map (FLUM)
classifications of the Comprehensive Plan. In order to guide the redevelopment and
envisioned growth of the suburban area, the SMU zoning district requires a diversity of
land uses, accommodating a mixture of residential, office, retail, recreational, and other
miscellaneous uses. The Project offers a mix of mid-rise multi-family residential units and
commercial retail that is consistent with the intent of the MXL land use category. The
Project also supports development and redevelopment efforts along Boynton Beach
Boulevard which is a major thoroughfare in the City.
Page 51 of 69
TM Residential Project Narrative
2. Use(s) Allowed.
Response:As mentioned,the two uses that are proposed with the Project are multi-family
residential and retail, as well as significant lifestyle and recreational amenities for the
residents and visitors of the Project. Per Table 3-28, Use Table Matrix, multi-family
residential is a permitted use in the SMU zoning district. The specific type of retail
designated for the commercial buildings has not been confirmed at this time. However,
the Use Table Matrix permits most commercial retail uses in the SMU zoning district and
the ultimate use will comply with the City Code.
3. Building and Site Regulations.
Response:The Project complies with the building and site regulations forthe SMU district.
Specifically, the Project complies with the minimum lot area, minimum lot frontage,
minimum setbacks, maximum lot coverage, maximum Floor Area Ratio (FAR), maximum
structure height, and minimum open space as depicted on the site plan (SP-1).
4. Parking.
Response: Pursuant to the minimum off-street parking standards in Article V, Section 2,
the Project is required to provide a minimum of 536 off-street parking spaces. The Project
currently exceeds the minimum off-street parking requirement by 1 space, as a total of
537 off-street parking spaces are proposed.
5. Exterior Storage of Merchandise and Equipment.
Response: The Project will not have exterior storage of merchandise or equipment.
LDR Chapter 4—Site Development Standards
The Project complies with the site development standards set forth in LDR Chapter 4. The
standards address environmental protection, landscape design and buffers, exterior building and
site design, signage, off-street parking, parking and loading standards, exterior lighting, utility
and infrastructure design, building, construction, and historic preservation, flood prevention,
excavation and fill regulations, fertilizer use, and sustainable development standards. A tabular
summary of the building area, density, height, unit mix, and parking is provided on the site plan
(SP-1) and is provided below:
SITE INFORMATION
SITE AREA 544,777.7 square feet 12.506 acres
FUTURE LAND USE MXL Max. 20 DU/Acre = 250 DU
ZONING SMU
DENSITY 250 DU 20 DU/Acre
TYPE OF USE Multifamily Residential, Retail, and Residential Amenities
Page 2 of 8 Page 52 of 69
TM Residential Project Narrative
Off-Street Parking
Required
Residential #of units or SF #Spaces
1BD @ 1,5 sp/du 48 units 72 sp
2811 @ 2 sp/du 166 units 332 sp
3BD @ 2 5p/du 36 units 72 sp
Visitor @ AS sp/du 250 units 38 sp
Sub-Total 514 sp
Retail @ 5sp/1000 sf 4,300 sf 22 sp
Grand Total 536 sp
Provided Standard Compact HC
Surf-ace 394 sp 55 sp 10 sp
Garage 37 sp 1 s
Tandem 38 sp so
Sub-Total 469 sp 55 sp 11 SP
Total Provided 535 sp
17�p,o,idedAVA spaces meet ADA Standards Jor Accessible Design 4,1
REGULATORY GUIDELINES
Building Height Allowed Provided
Club House/Retail-(12'-6"-1 story)
As measuredfrom grade to 55'max. Type I/IH-(2&'-6"-3 story)
parapet Type IF(38'-0"-4 story)
Type 111-(28'-6"-3 story)
Building Setbacks Allowed Provided
Side(East) 101-01, 56'-10"(to I story MaInt,Room)
Side interior(North) 101-01, 82�-5"
Side interior(East) 101_01' 77'-10"
Height Setback Envelope(Based on Bldg.Height)
Rear(South)
To 3 Story Bldg. 85'-6" 85'-6"
Interior Side,(West)
To 3 Story Bldg. 85%6H 951-81,
Build-to line
Front(North) go, a" :J 90141
Lot Coverage Provided
% Area
Residential 95,094 sf
Clubhouse 4,925 sf
Retail 4,300 sf
Total 19% 104,319 sf
FAR
Retail FAR 0,0079
Useable Open Space Required Min. Provided
Multifamily Use 20%(108,956 sf) 20.27%(110,410 sf)
Note: Calc based on Site Area
Page 3 of 8 Page 53 of 69
TM Residential Project Narrative
In addition,the Project provides adequate room for emergency access as shown on the Fire Truck
Autoturn Analysis. Bike and pedestrian access into the Project are proposed from Boynton Beach
Boulevard. There are also bike and pedestrian paths that connect each residential building to a
scenic path around the lake, central to the Property.
Chapter 4, Article XIII, Sustainable Development Options and Points
The Project exceeds the minimum required Sustainable Development Options and Points as
follows:
SUSTAINABILITY POINTS
Efficient Cooling 2
Efficient Water Heating 2
Cool Roof 2
Building Color 2
Shade Structures for Buildings 4
Lighting 1
Energy Star Appliances 2
Recycle Station/Dumpster Area 1
Rain Water Reuse 4
Nature Path or Trail 1
Minimum Open Space 4
Electric Charging Stations 4
TOTAL 29
As noted above, the Project is designed to provide one (1) parking space less than is required by
the LDRs, which is allowable through a Special Reduction for Off-Street Parking for Sustainable in
accordance with Chapter 4,Article V, Section 3.G.2 of the City's LDRs. Petitioner will demonstrate
below that the Project is eligible for this reduction and meets the development requirements. A
Parking Demand Study is also included with this application in support of the requested parking
reduction.
1. Applicability
a. Eligible developments must be able to provide sustainable design and operation,
and, except where noted below, must be located within one-half (1/2) mile from
a regional transportation facility (e.g. Transit Area), or within five hundred (500)
feet of a bus stop with direct access to a regional transportation facility, measured
from property line to property line.
Response: The Property is +/- 50 feet east of the nearest bus stop, commonly
referred to as Boynton Beach Boulevard at Quail Covey Road for Palm Tran Route
#73. The Property has direct access to the bus stop via the public sidewalk to the
north. The Palm Tran Route #73 connects the Property to the Boynton Beach Rri-
Page 4 of 8 Page 54 of 69
TM Residential Project Narrative
Rail Station, which is a regional transportation facility. As such, the Project is
eligible for a special reduction in parking for sustainability.
2. Development Requirements
a. Describe, in quantifiable terms, how the project provides an increase in green
space (pervious area)which otherwise would be paved for parking spaces,or how
the proposed project provides a lower urban heat island effect if the proposed
development is an urban infill or redevelopment project. At minimum, the
elements to be included for compliance are all building roofs, parking and other
hard surfaces, and tree canopies.
Response:The Project is designed to provide 1,454 square feet more usable open
space than is required by code. Additionally, the colors of the building are light,
heat reflecting colors that will result in a reduced cooling cost for the building. As
such, the Project complies with this criterion.
b. Accommodate fuel efficient vehicles through provision of covered and well-
illuminated locations with apparatus for parking and locking of bikes and low-
powered mopeds and scooters, and designated spaces for motorcycles and
compact vehicles. Covered storage facilities shall be located on the project site in
close proximity to the destination of the residents, employees, or visitors.
Response: Convenient and well-lit locations for bicycle parking are provided in
close proximity to each building. In addition, compact vehicle parking is provided
in strategic designated locations throughout the Project. As such, the Project
complies with this criterion.
c. No more than three percent (3%) of the required parking spaces are represented
by spaces dedicated to motorcycles, which should be covered as an incentive for
use.
Response: The Project does not propose motorcycle parking spaces. A such, the
Project complies with this criterion.
d. No more than ten percent (10%) of the required parking spaces are represented
by spaces dedicated to compact vehicles and disbursed throughout the project to
maximize accessibility and convenience.
Response: The Project is designed to provide a maximum of ten percent (10%) of
the required parking spaces as compact vehicle spaces dispersed throughout the
Project to ensure accessibility and convenience.As such,the Project complies with
this criterion.
Page 5 of 8 Page 55 of 69
TM Residential Project Narrative
e. Provide efficiency in parking design including consideration for space-conserving
tandem spaces when functionally feasible.
Response: The Project incorporates efficient parking design by providing 38
tandem parking spaces dispersed between seven (7) of the residential buildings.
f. Provide vehicle charging stations and dedicated spaces for at minimum Level 2
charging power (one (1) per fifty (50) dwelling units and one (1) per every fifty
thousand (50,000) square feet for non-residential developments in excess of
seventy-five thousand (75,000) square feet).
Response: The Project is designed to provide six (6) vehicle charging spaces for
250 dwelling units. As such, the Project complies with this criterion.
g. Design for maximized pedestrian interconnectivity for internal circulation and
efficient ingress and egress minimizing travel distance for pedestrians and
bike/moped/scooter riders.
Response: The Project is designed for maximized pedestrian connectivity. Each
residential building has direct access to the parking area. A convenient connection
is provided to the existing pedestrian network on Boynton Beach Boulevard,which
provides safe and efficient connections to the east and west. Additionally, a
pedestrian and bike path connect each residentiazl building to the central scenic
path around the lake. As such, the Project complies with this criterion.
h. Include a parking contingency plan to show areas on the proposed site plan
where parking spaces may be added in the event that a shortage is subsequently
realized for average daily parking demand. If such future spaces do not equal or
exceed the total deficiency determined by the standard parking requirements for
the use, provide operational rules, procedures or strategies at time of site plan
approval to off-set the realized deficiency.
Response: This request entails reduction of only one (1) parking space. There are
opportunities to modify the dumpster pick up spaces and/or the maintenance
building in the future should an additional parking space be needed to serve the
Project. As detailed in the Parking Demand Study, the parking is anticipated to be
more than sufficient to meet the demands of the Project. As such, the Project
complies with this criterion.
L Facilitate a ride-sharing/car pool program by screening, recording and maintaining
participants' travel destination information, schedules and routes for controlled
access by residents and employees.
Page 6 of 8 Page 56 of 69
TM Residential Project Narrative
Response: The property management will facilitate a ride-sharing/car pool
program in the clubhouse to promote these options for residents and employees.
As such, the Project complies with this criterion.
j. Maintain bus and train schedules in the management office, accessible to
residents and employees. The management shall designate employees who will
maintain and distribute schedule and route information enabling them to advise
residents and employees as necessary.
Response: The property management company will maintain bus and train
schedules in the management office within the clubhouse that will be accessible
to residents and employees. Employees will be designated to maintain and
distribute schedule and route information to residents and employees as needed.
As such, the Project complies with this criterion.
k. Consider a shuttle service/program providing transportation to the nearest transit
facility, whether as an incentive or fee-based. Residents should be polled for
interest.
Response:The Project is located immediately adjacent to a mass transit stop with
a direct connection to the nearest transit facility. As such, no shuttle is necessary.
As such, the Project complies with this criterion.
I. Include marketing goals and practices targeting residents who work atypical shifts,
including incentives for those in fields such as law enforcement, medical, security,
etc.
Response: The property management will include marketing goals targeting
residents who work atypical shifts such as those in fields such as law enforcement,
medical, and security personnel. As such, the Project complies with this criterion.
m. Provide the following information to residents at time of lease, and post it on a
permanent sign visible from a common location and at entry to the management
office: "This development offers sustainable living (or working) environment that
facilitates a reduction in required parking spaces while accommodating bikes,
low-powered mopeds and scooters, motorcycles, compact vehicles and electric
vehicles. Contact the management for further information"
Response: The referenced sign and tenant information sheet will be provided. As
such, the Project complies with this criterion.
n. Establish and implement operational rules that regulate the maximum number of
vehicles per unit, provide incentives for minimizing total vehicles and maximizing
compact and electric vehicles, and restrict where lesser used vehicles such as
Page 7 of 8 Page 57 of 69
TM Residential Project Narrative
recreational, work, or utility vehicles and equipment can be parked or stored.
Incentives shall be provided for single vehicle households or to those regularly
using or dependent on public transportation.
Response: Appropriate operational rules regulating the maximum number of
vehicles per unit and incentivizing a minimization of total vehicle will be
established by the property management. As such, the Project complies with this
criterion.
o. Implement an operational rule prohibiting operators, residents, employees,
visitors, etc. from using any parking space, including interior garage spaces, for
any purpose other than for the temporary parking of vehicles as intended and
designed for the project.
Response: An operation rule will be established and implemented prohibiting
operators, residents, employees, visitors, etc. from using any parking space,
including interior garage spaces, for any purpose other than for the
temporary parking of vehicles as intended and designed for the Project. As such,
the Project complies with this criterion.
p. Consent to providing a report containing evidence of continued compliance with
the requirements herein upon request by the city.
Response: Petitioner consents to providing a report containing evidence of the
continued compliance with the requirements herein upon request by the City. As
such, the Project complies with this criterion.
In accordance with the foregoing, Petitioner respectfully requests approval for the requested
Master Plan, Site Plan, and special reduction in parking for sustainability.
Page 8 of 8 Page 58 of 69
Exhibit"A"
Prior Approvals
Page 59 of 69
1 ORDINANCE NO. 21-014
2
3 AN ORDINANCE OF THE CITY OF BOYNTON BEACH,FLORIDA,
4 AMENDING ORDINANCE 89-38 BY AMENDING THE FUTURE
5 LAND USE ELEMENT OF THE COMPREHENSIVE PLAN FOR
6 PROPERTY COMMONLY KNOWN AS KNUTH ROAD AND
7 DESCRIBED HEREIN, CHANGING THE LAND USE
8 DESIGNATION FROM LOCAL RETAIL COMMERCIAL (LRC) TO
9 MIXED-USE LOW (MXL); PROVIDING FOR CONFLICTS,
10 SEVERABILITY,AND AN EFFECTIVE DATE.
11
12 WHEREAS, the City Commission of the City of Boynton Beach, Florida has
13 adopted a City of Boynton Beach Comprehensive Plan and as part of said Plan a Future Land
14 Use Element pursuant to Ordinance No. 89-38 and in accordance with the Local Government
15 Comprehensive Planning Act; and
16 WHEREAS, the procedure for amendment of a Future Land Use Element of a
17 Comprehensive Plan as set forth in Chapter 163, Florida Statutes, has been followed; and
18 WHEREAS, after two (2) public hearings the City Commission acting in its dual
19 capacity as Local Planning Agency and City Commission finds that the amendment
20 hereinafter set forth is consistent with the City's adopted Comprehensive Plan and deems it
21 in the best interest of the inhabitants of said City to amend the Future Land Use Element
22 (designation)of the Comprehensive Plan as hereinafter provided.
23 NOW,THEREFORE,BE IT ORDAINED BY THE CITY COMMISSION OF THE
24 CITY OF BOYNTON BEACH,FLORIDA, THAT:
25 Section 1: The foregoing WHEREAS clauses are true and correct and incorporated
26 herein by this reference.
27 Section 2: Ordinance No. 89-38 of the City is hereby amended to reflect that the
28 Future Land Use of the following described land:
29 ALL OF TRACTS 9 AND 10 LYING SOUTH OF NEW BOYNTON ROAD
30 (STATE ROAD NO. 804) AND TRACTS 23 AND 24, PALM BEACH
31 FARMS COMPANY PLAT NO. 8,ACCORDING TO THE PLAT THEREOF
32 RECORDED IN PLAT BOOK 5 AT PAGE 73 OF THE PUBLIC RECORDS
33 OF PALM BEACH COUNTY, FLORIDA, LESS THE EAST 15.0 FEET
34 THEREOF, and
35 LESS THAT PART OF LOTS C, D AND E TRACT 9, THE PALM BEACH
36 FARMS CO. PLAT NO. 8 OF SECTION 30, TOWNSHIP 45 SOUTH,
37 RANGE 43 EAST,PALM BEACH COUNTY, FLORIDA,ACCORDING TO
38 THE PLAT THEREOF RECORDED IN PLAT BOOK 5, PAGE 73 OF THE
SACA\Ordinances\Planning\Land Use\Knuth Road LUA-Ordinance(Second Reading).Docx
Page 60 of 69
39 PUBLIC RECORDS OF PALM BEACH COUNTY,FLORIDA,DESCRIBED
40 AS FOLLOWS: COMMENCE AT THE POINT OF INTERSECTION OF
41 THE EAST LINE OF SAID TRACT 9 WITH THE SOUTH RIGHT OF WAY
42 LINE FOR STATE ROAD 804,AS SAID SOUTH RIGHT OF WAY LINE IS
43 SHOWN IN ROAD PLAT BOOK 2,PAGE 219 OF THE PUBLIC RECORDS
44 OF PALM BEACH COUNTY, FLORIDA; THENCE S.88°28'40"W.,
45 ALONG SAID RIGHT OF WAY LINE, 15.01 FEET TO THE POINT OF
46 BEGINNING; THENCE CONTINUE S.88°28'40"W., ALONG SAID
47 SOUTH RIGHT OF WAY LINE, 185.07 FEET; THENCE S.0°00'00"E.,
48 264.00 FEET; THENCE N.90°00'00"E., 185.00 FEET TO A LINE 15 FEET
49 EAST OF AND PARALLEL WITH THE SAID EAST LINE OF TRACT 9;
50 THENCE N.0000'00"E.,ALONG SAID PARALLEL LINE, 268.92 FEET TO
51 THE SAID POINT OF BEGINNING,CONTAINING 49,295 SQUARE FEET
52 OR 1.1317 ACRES MORE OR LESS.
53
54 is amended from Local Retail Commercial (LRC) to Mixed-Use Low(MXL).
55 Section 3: This Ordinance shall take effect on adoption, subject to the review, challenge,
56 or appeal provisions provided by the Florida Local Government Comprehensive Planning and
57 Land Development Regulation Act. No party shall be vested of any right by virtue of the
58 adoption of this Ordinance until all statutory required review is complete and all legal challenges,
59 including appeals, are exhausted. In the event that the effective date is established by state law
60 or special act, the provisions of state act shall control.
61 FIRST READING this 20th day of April, 2021.
62 SECOND,FINAL READING and PASSAGE this 15th day of June, 2021.
63 CITY OF BOYNTON BEACH,FLORIDA
64 YES NO
65
66 Mayor— Steven B. Grant
67
68 Vice Mayor—Woodrow L. Hay
69
70 Commissioner—Justin Katz
71
72 Commissioner—Christina L. Romelus
...................
73
74 Commissioner—Ty Penserga
75
76 VOTE
77
SACA\Ordinanccs\P1anning\Iand Use\Knuth Road LUA-Ordinance(Second Reading).Docx
Page 61 of 69
78 ATTEST:
79
80
81a, r x
82 C tal Gibson, MMC
8 3 C ty Clerk
84
85
86
87 (Corporate Seal)
SACA\Ordinances\Planning\Land Use\Knuth Road LUA-Ordinance(Second Reading).Docx
Page 62 of 69
1 ORDINANCE NO. 21-015
2
3 AN ORDINANCE OF THE CITY OF BOYNTON BEACH,FLORIDA,
4 AMENDING ORDINANCE 02-013 TO REZONE A PARCEL OF
5 LAND DESCRIBED HEREIN AND COMMONLY REFERRED TO AS
6 KNUTH ROAD FROM PCD PLANNED COMMERCIAL
7 DEVELOPMENT TO SMU SUBURBAN MIXED USE; PROVIDING
8 FOR CONFLICTS, SEVERABILITY,AND AN EFFECTIVE DATE.
9
10 WHEREAS,the City Commission of the City of Boynton Beach, Florida has adopted
11 Ordinance No. 02-013, in which a Revised Zoning Map was adopted for said City; and
12 WHEREAS, the City has made application to rezone land, said land being more
13 particularly described hereinafter, from PCD Planned Commercial Development to SMU
14 Suburban Mixed Use; and
15 WHEREAS, the City Commission conducted public hearings as required by law and
16 heard testimony and received evidence which the Commission finds supports a rezoning for the
17 property hereinafter described; and
18 WHEREAS, the City Commission deems it in the best interests of the inhabitants of
19 said City to amend the aforesaid Revised Zoning Map as hereinafter set forth.
20 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
21 THE CITY OF BOYNTON BEACH,FLORIDA, THAT:
22 Section 1. The foregoing Whereas clauses are true and correct and incorporated
23 herein by this reference.
24 Section 2. The land herein described be and the same is hereby rezoned from PCD,
25 Planned Commercial Development to SMU, Suburban Mixed Use. A location map is attached
26 hereto as Exhibit"A"and made a part of this Ordinance by reference. Legal Description:
27 ALL OF TRACTS 9 AND 10 LYING SOUTH OF NEW BOYNTON ROAD (STATE
28 ROAD NO. 804)AND TRACTS 23 AND 24,PALM BEACH FARMS COMPANY PLAT
29 NO. 8, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 5 AT
30 PAGE 73 OF THE PUBLIC RECORDS OF PALM BEACH COUNTY,FLORIDA,LESS
31 THE EAST 15.0 FEET THEROF,and
32 LESS THAT PART OF LOTS C,D AND E TRACT 9,THE PALM BEACH FARMS CO.
33 PLAT NO. 8 OF SECTION 30, TOWNSHIP 45 SOUTH, RANGE 43 EAST, PALM
34 BEACH COUNTY, FLORIDA, ACCORDING TO THE PLAT THEREOF RECORDED
35 IN PLAT BOOK 5, PAGE 73 OF THE PUBLIC RECORDS OF PALM BEACH
36 COUNTY,FLORIDA,DESCRIBED AS FOLLOWS: COMMENCE AT THE POINT OF
37 INTERSECTION OF THE EAST LINE OF SAID TRACT 9 WITH THE SOUTH RIGHT
1
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38 OF WAY LINE FOR STATE ROAD 804,AS SAID SOUTH RIGHT OF WAY LINE IS
39 SHOWN IN ROAD PLAT BOOK 2,PAGE 219 OF THE PUBLIC RECORDS OF PALM
40 BEACH COUNTY, FLORIDA; THENCE S.88°28'40"W., ALONG SAID RIGHT OF
41 WAY LINE, 15.01 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE
42 S.88028'40"W.,ALONG SAID SOUTH RIGHT OF WAY LINE, 185.07 FEET;THENCE
43 S.0000'00"E.,264.00 FEET;THENCE N.90°00'00"E., 185.00 FEET TO A LINE 15 FEET
44 EAST OF AND PARALLEL WITH THE SAID EAST LINE OF TRACT 9; THENCE
45 N.0000'00"E., ALONG SAID PARALLEL LINE, 268.92 FEET TO THE SAID POINT
46 OF BEGINNING,CONTAINING 49,295 SQUARE FEET OR 1.1317 ACRES MORE OR
47 LESS
48
49 Section 3. That the aforesaid Revised Zoning Map of the City shall be amended
50 accordingly.
51 Section 4. All ordinances or parts of ordinances in conflict herewith are hereby repealed.
52 Section 5. Should any section or provision of this Ordinance or any portion thereof be
53 declared by a court of competent jurisdiction to be invalid, such decision shall not affect the
54 remainder of this Ordinance.
55 Section 6. This ordinance shall become effective immediately upon passage.
56 FIRST READING this 20th day of April, 2021.
57 SECOND, FINAL READING and PASSAGE this 15th day of June, 2021.
58 CITY OF BOYNTON BEACH, FLORIDA
59 YES NO
60
61 Mayor—Steven B. Grant
62
63 Vice Mayor—Woodrow L. Hay
64
65 Commissioner—Justin Katz
66
67 Commissioner—Christina L. Romelus '
68
69 Commissioner—Ty Penserga
70
71 VOTE
72 ATTEST:
73
/ I
74
75 Cristal Gibson,
MMC
76 City Clerk
77
78 (Corporate Seal)
2
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Page 64 of 69
, s
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Page 65 of 69
EXHIBIT B
In
KNUTH ROAD. CURRENT FLU
.......
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oc
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rr
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LOW DENSITY RESIDENTIAL(LDR);7.5 D.U./Acre
MEDIUM DENSITY RESIDENTIAL(MEDR); 11 D.U./Acre
OFFICE COMMERCIAL(OC)
LOCAL RETAIL COMMERCIAL(LRC)
MIXED USE LOW(MXL); 20 D.U./Acre
T-
0 115230 460 690
mt--===mmmm Feet
Page 66 of 69
EXHIBIT 131
KNUTH ROAD: PROPOSED FLU
oil
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itt
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Legend
LOW DENSITY RESIDENTIAL(LDR);7.5 D.U./Acre
MEDIUM DENSITY RESIDENTIAL(MEDR); 11 D.U./Acre
OFFICE COMMERCIAL(OC)
LOCAL RETAIL COMMERCIAL(LRC)
MIXED USE LOW(MXL); 20 D.U./Acre
0 115230 460 690
=wmm Feet
Page 67 of 69
I z.
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EXHIBIT C
KNUTH ROAD: CURRENT ZONING
SMU
� r
04
Legend
t R3 Multi Family, 11 du/ac
0 PUD Planned Unit Development
C3 Community Commercial
C1 Office Professional
PCD Planned Commercial Development
- M1 Light Industrial
SMU Suburban Mixed Use, 20 du/ac
-
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0
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0 95 190 380 570
ME on maw= Feet
Page 68 of 69
- r ,
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i
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EXHIBIT C1
KNUTH ROADn. PROPOSED ZONING
rs M U
4
Legend
R3 Multi Family, 11 du/ac
PUD Planned Unit Development
0 C3 Community Commercial
C1 Office Professional
PCD Planned Commercial Development
M1 Light Industrial
SMU Suburban Mixed Use,20 du/ac
SIC
� � I
SITE
propo
-
i f
S
SMUl
i
0 95 190 380 570
Feet
Page 69 of 69