Urban Planning and Design
Landscape Architecture
Communication Graphics
JUSTIFICATION STATEMENT
477 S. Rosemary Avenue
Suite 225 - The Lofts at CityPlace
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
REFLECTION BAY AT SOUTH HAMPTON PUD
AKA: TURTLE BAY COUNTRY CLUB
AT SOUTH HAMPTON PUD
DEVELOPMENT ORDER AMENDMENT APPLICATION
Submittal Date: March 16, 2011
Control Number: 1984-052
Application Number: tbd
REQUEST
On behalf of Fairways, LLC, Urban Design Kilday Studios has prepared and hereby
respectfully submits this application requesting a Development Order Amendment
(DOA) to modify the South Hampton PUD (Century Village Plat 14), Control Number
1973-215. The affected area is comprised of 70.15 acres of former golf course known
as Turtle Bay Country Club. The proposed project will be called Reflection Bay. It is
comprised of one (1) property control number. (PCN 00-42-43-23-40-037-0000)
Specifically, the proposed Development Order Amendment application is requesting the
following:
TO RE-DESIGNATE APPROXIMATELY 70.15 ACRES OF GOLF COURSE TO RESIDENTIAL
LAND AREA;
TO ADD 680 RESIDENTIAL UNITS AND 50,000 SQUARE FEET OF NON-RESIDENTIAL;
TO ADD ONE (1) EXTERNAL ACCESS POINT TO THE PUD FROM HAVERHILL ROAD AND
CROSS ACCESS TO ADJACENT COMMERCIAL CENTER;
TO REQUEST ONE REQUESTED USE FOR A TYPE III CONGREGATE LIVING FACILITY
TO RESTART THE COMMENCEMENT CLOCK;
TO REQUEST 5 - TYPE II CONCURRENT VARIANCES:
A more detailed description of these requests are included in this Justification
Statement.
HISTORY / BACKGROUND
South Hampton PUD is located at the northwest corner of Haverhill Road and
Okeechobee Boulevard. The official master plan for the
Southampton PUD indicates a total site area of 83.6 acres and
a total of 240 dwelling units.
According to the Palm Beach County Comprehensive Plan, the site lies within the
Urban/Suburban Tier and has a Palm Beach County Future Land Use (FLU)
designation of Commercial/High Residential 8 (CH/8) and Residential High 18 (HR 18)
as depicted on FLU Atlas Map 57. The property is designated as a Residential Planned
Unit Development (RS/SE/PUD) Zoning District per Quad Map 31. The following is a
summary of the past Zoning Approvals:
CONTROL NUMBER ACTION DATE RESOLUTION
NUMBER
1973-007 Rezone from CG to RH 05-08-1973 R-73-238
1973-215 Rezone from CG to RH and allow a PUD 12-18-1973 R-73-815
1973-215(A) SE to amend PUD to add access point 03-16-1993 R-93-333
OVERVIEW OF PROPOSED DEVELOPMENT ORDER AMENDMENT
The applicant is proposing to re-designate the former Turtle Bay Country Club from Golf
Course use to Residential. This Pod is 70.15 acres in size. The golf course ceased
operations in May of 2009 and is currently vacant. The application is proposing to
construct the following utilizing a mixed-use neighborhood concept:
680 residential units (mixture of single family, townhome and multifamily style
units),
100 bed Congregate Living Facility (Type III),
15,000 square foot community center,
17,500 square feet of medical office
32,500 square feet of commercial space (all permitted uses)
The overall PUD will now have a total of 920 residential units (680 new plus 240
existing) plus a 100 bed CLF which equates to 43 units for a total of 963 units. The
overall acreage of South Hampton PUD is 83.6 acres equating to an overall density of
11.52 du/acre. The affected area is requesting the equivalent of 723 units which
equates to a density of 10.30 du/acre.
Designed to be “urban oasis”, Reflection Bay is a new urban style residential
development focused on providing its residents with a sense of neighborhood through
its wide variety of open space amenities. The project has two entrances from Haverhill
Road which leads into a naturalist grid pattern of streets and meandering drives. The
densest portion of the community, three (3) multi-story mixed-use buildings are oriented
on an internal “Main Street”. The “Main Street” provides for parallel parking on both
sides and wide sidewalks adjacent to the buildings. The buildings will have a strong
presence along the “Main Street” and will provide opportunity for commercial space to
be located on the bottom and second floors. The commercial area will provide services
Project No. #10-061.000 Reflection Bay at March 16, 2011
Control No. 1973-215 Southampton PUD
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to the residents such as a laundry mat, café, or barber shop. The Main Street
terminates on a large central green. The large, vast lawn will provide opportunities for
the residents to throw a frisbee, play tag or just enough the outdoors. Surrounding the
central green are townhomes on a radial design which transition into less dense single
family style units. Throughout the project are wonderful opportunities for distinct
neighborhoods to be created and each of these neighborhoods would have their own
open space. Along the western perimeter of the site an expansive, naturalist lake which
is both a visual and recreational amenity. It provides for beautiful views and vistas for
both residents for Reflection Bay and the residents in neighboring Century Village. The
buildings located along Haverhill Road are pulled up to the road to provide a strong
presence on the street. The central building is proposing to have a transit oriented
plaza providing for a safe and convenient gathering area for people and children using
buses. The southern portion of the site transitions back to less dense single family style
units. The meandering drive then passes through a passive Mediation Park and
terminates on a Community Center and baseball / multipurpose field.
The following is a breakdown of the proposed buildings and uses:
Building Units Non-residential Building
Height Stories
Single Family Style 58 --- Max. Ht. 35’ 2 stories max.
Townhouse Style 200 --- Max. Ht. 45’ 3 stories max.
Multifamily Bldg. A 40 --- Max. Ht. 45’ 3 stories max.
Multifamily Bldg. B 42 --- Max. Ht. 45’ 3 stories max.
Multifamily Bldg. C 120 28,000 SF Max. Ht. 65’ 5 stories max.
Multifamily Bldg. D 120 7,000 SF Max. Ht. 65’ 5 stories max.
Multifamily Bldg. E 100 15,000 SF Max. Ht. 65’ 5 stories max.
Community
Center
--- 15,000 SF Max. Ht. 35’ 2 stories max.
TOTAL: 680 DU 65,000 SF
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Landscape buffers are proposed along the perimeter of the property. Twenty foot wide
ROW buffers are proposed along Haverhill Road and Century Village Boulevard and
five foot compatibility buffers and fifteen foot incompatibility buffers are proposed
adjacent to the neighboring existing residential and commercial properties. In addition
to the landscape buffers, a large lake, parks and open space provide for additional
buffering.
WORKFORCE HOUSING PROGRAM
The Workforce Housing program (WHP) is applicable to new or existing projects
proposing 10 or more dwelling units provided they are located within the
Urban/Suburban Tier and have a residential FLU of LR-1, LR-2, LR-3, MR-5, HR-8, HR-
12, or HR-18. For existing projects, the program applies to those units being added.
Therefore, the proposed 680 units are subject to the program requirements.
Reflection Bay will provide for the required number of WFH units and the units will be
dispersed through-out the community. At this time, the applicant has not committed to a
specific WFH option.
OPEN SPACE:
The affected area included in this application will meet all open space criteria as a stand
alone development providing a minimum 28.0 acres (40% of 70.15 acres) of open
space in the form of landscape buffers, retention, and outdoor recreation facilities as
shown on the Conceptual Site Plans. In addition, the open space provided within the
affected area exceeds the open space requirement for the South Hampton PUD as a
whole. Therefore, the overall requirement for Open Space will be continued to be met
by the PUD as a whole after the development of the application parcel.
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PDD AND PUD OBJECTIVES AND STANDARDS
PDD DESIGN OBJECTIVES:
Article 3.E.1.C requires Planned Developments to meet the following PDD Design
Objectives:
a. Contain sufficient depth, width, and frontage on a public street, or appropriate
access thereto, as shown on the PBC Thoroughfare Identification Map to
adequately accommodate the proposed use(s) and design;
The South Hampton PUD is consistent with this PDD Design Objective. The PUD
has frontage on Okeechobee Boulevard and Haverhill Road. The overall PUD
contains 83.6 acres.
b. Provide a continuous, non-vehicular circulation system which connects uses,
public entrances to buildings, recreation areas, amenities, usable open space,
and other land improvements within and adjacent to the PDD;
The South Hampton PUD provides a continuous, non-vehicular circulation system
through both sidewalks and open space linking the buildings and recreational areas
of the project.
c. Provide pathways and convenient parking areas designed to encourage
pedestrian circulation between uses;
The project disperses parking through-out the project including providing parking
adjacent to buildings by incorporating parking structures into the building. Not only
does this design consideration create the opportunity for additional open space it
also allows for convenient, safe and pedestrian friendly parking locations. In
addition to dispersed parking, the project also successfully links uses through
sidewalks, drive and open space.
d. Preserve existing native vegetation and other natural/historic features to the
greatest possible extent;
Being a former golf course, there is not natural, existing stands of native vegetation.
The applicant intends to relocate and preserve specimen trees and native trees to
the greatest extent possible.
e. Screen objectionable features (e.g. mechanical equipment, loading/delivery
areas, storage areas, dumpsters, compactors) from public view and control
objectionable sound;
It is the intent of the project to properly screen objectionable features from public
view. Much of this can be done by placing the mechanical equipment, etc., inside
the parking structures.
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f. Locate and design buildings, structures, uses, pathways, access, landscaping,
water management tracts, drainage systems, signs and other primary elements
to minimize the potential for any adverse impact on adjacent properties;
Great care was taken in the building placement and design of the open space
amenities for the project. Not only was it the desire to successful design the
community for its future residents, a lot of thought was put into how the existing
residential buildings in South Hampton and the adjacent buildings in Century Village
would be impacted. (Please refer to Visual Impact Analysis) The design places a
large, naturalist water body along the western property line adjacent to Century
Village. The existing condominium buildings will now have beautiful views of lake
and littorial plantings. On the parcel of land between the South Hampton
condominium buildings and Century Village, low density single family style units
were placed between building views. The buildings were also setback a great
distance from the property line. A passive Meditative Park and a ball field were also
located in this area. When the ball field is not in use, it will provide a view of a large
green field.
g. Minimize parking through shared parking and mix of uses.
The project minimizes parking through-out the project by incorporating parking
structures into the mixed-use buildings and using on street parking between uses.
h. For PDD only, a minimum of one pedestrian amenity for each 100,000 square
feet of GFA or fraction thereof shall be incorporated into the overall development
to create a pedestrian friendly atmosphere. Suggested amenities include, but
are not limited to:
1) public art;
2) clock tower;
3) water feature/fountain;
4) outdoor patio, courtyard or plaza; and
5) tables with umbrellas for open air eating in common areas and not
associated with tenant use (i.e. restaurant) or outdoor furniture.
This PDD standard appears to apply to non residential PDD uses. South Hampton PUD
is an existing PUD which is primarily residential in nature. The affected area will
however be designed to include appropriate focal points within each neighborhood.
PDD PERFORMANCE STANDARDS:
Planned developments shall comply with the following standards:
a. Access and Circulation
1) PDDs shall have a minimum of 200 linear feet of frontage along an
arterial or collector street;
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Finding: South Hampton PUD exceeds this standard.
2) PDDs shall have legal access on an arterial or collector street;
Finding: South Hampton PUD has access points on an arterial street.
3) Vehicular access and circulation shall be designed to minimize hazards to
pedestrians, non-motorized forms of transportation, and other vehicles. Merge lanes,
turn lanes and traffic medians shall be required where existing or anticipated heavy
traffic flows indicate the need for such controls;
Finding: South Hampton PUD meets all standards for road design.
4) Traffic improvements shall be provided to accommodate the projected traffic
impact;
Finding: Traffic improvements have been provided to meet existing traffic impacts and
any additional improvements will be conditioned as necessary as part of the approval of
the affected area.
5) Cul-de-sacs
The objective of this provision is to recognize a balance between dead end
streets and interconnectivity within the development. In order to determine the
total number of local streets that can terminate in cul-de-sacs, the applicant shall
submit a Street Layout Plan, pursuant to the Technical Manual. The layout plan
shall indicate the number of streets terminating in cul-de-sacs, as defined in
Article 1 of this Code, and how the total number of streets is calculated. During
the DRO certification process, the addressing section shall confirm the total
number of streets for the development, which would be consistent with how
streets are named. Streets that terminate in a T-intersection providing access to
less than four lots, or a cul-de-sac that abuts a minimum 20 foot wide open space
that provides pedestrian cross access between two pods shall not be used in the
calculation of total number of cul-de-sacs or dead end streets.
a) 40 percent of the local streets in a PDD may terminate in a cul-de-sac
or a dead-end by right.
Finding: South Hampton PUD is not proposing any dead-ends or cul-de-sacs.
6) Nonresidential PDDs shall provide cross access to adjacent properties where
possible, subject to approval by the County Engineer;
Finding: Not applicable.
7) Streets shall not be designed nor constructed in a manner which adversely
impacts drainage in or adjacent to the project;
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Finding: All streets were constructed with appropriate drainage and permitted either by
Palm Beach County or the Florida DOT.
8) Public streets in the project shall connect to public streets directly
adjacent to the project. If no adjacent public streets exist, and the County
Engineer determines that a future public street is possible, a connection to
the property line shall be provided in a location determined by the County
Engineer. This standard may be waived by the BCC.
Finding: Project is proposing to keep existing access point to Century Village (with the
approval from Century Village) and is proposing cross-access to the adjacent
commercial parcel.
b. Street Lighting
Streetlights shall be a maximum of 25 feet in height and shall be installed along all
streets 50 feet in width or greater. The light fixture shall be designed to direct light away
from residences and onto the sidewalk and street and shall comply with Article 5.E,
PERFORMANCE STANDARDS.
Finding: Street lighting has been provided in accordance with Article 5.E.
PERFORMANCE STANDARDS.
c. Median Landscaping
Refer to the most recent Land Development Regulation Manual, available from the PBC
Engineering Department.
Finding: Where medians exist they have been landscaped in accordance with the
standards in place at the time of construction of said medians.
d. Street Trees
Canopy trees meeting the requirements of Article 7, LANDSCAPING, shall be spaced
an average of 50 feet on center along both sides of all streets 50 feet in width or
greater.
Finding: Any new streets will be landscaped in accordance with Article 7,
LANDSCAPING.
f. Mass Transit
All nonresidential PDDs over five acres and 50,000 square feet, and all PUDs over 50
units, shall comply with the following, unless waived by the DRO:
1) The location of a Bus Stop, Boarding and Alighting Area shall be shown on the
master plan and/or final site plan prior to approval by the DRO, unless written
conflicts that one is not required. The purpose of this easement is for the future
construction of Mass Transit infrastructure in a manner acceptable to Palm Tran;
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2) Prior to the issuance of the first building permit, the property owner shall
convey to PBC an easement for a Bus Stop, Boarding and Alighting Area, in a
location and manner approved by Palm Tran. As an alternative, prior to
Technical Compliance of the first plat, the property owner shall record an
easement for a Bus Stop, Boarding and Alighting Area in a manner and form
approved by Palm Tran. The property owner shall construct continuous paved
pedestrian and bicycle access compliant with the Americans with Disabilities Act
(ADA) to and through the Bus Stop Boarding and Alighting Area; and
3) All PDDs with more than 100 units shall comply with the following requirement:
Prior to the issuance of the building permit for the 100th unit, the petitioner shall
construct a Palm Tran approved mass transit shelter with appropriate access
lighting, trash receptacle and bicycle storage. The location of the shelter shall be
within an approved Bus Stop Boarding and Alighting Area easement. Any and all
costs associated with the construction and perpetual maintenance shall be
funded by the petitioner.
Finding: The central building is proposing to have a transit oriented plaza providing for a
safe and convenient gathering area for people and children using buses. Reflection
Bay requests to have the Palm Tran Bus Stop, Boarding and Alighting Area to be
placed adjacent to this area, as shown of the preliminary site plan.
g. Utilities
All utility services located in a utility easement, such as telephone, cable, gas, and
electric, shall be installed underground or combination/alternative acceptable to the
DRO.
Finding: All utility services for the built portion of South Hampton are in place. Utility
services for the affected area shall comply with this Standard.
h. Parking
1) Residential Uses
Parking for residential uses shall comply with Article 6, PARKING. The DRO
may require a covenant to be recorded limiting the affected area to a specific use
or uses.
Finding: Residential uses comply with parking requirements which were in affect
at the time of the construction of these uses. Any new residential units will
comply with Article 5, PARKING.
2) Nonresidential Uses
Nonresidential uses located within a PDD may apply the parking standards
indicated in Table 6.A.1.B, Minimum Off-Street Parking and Loading
Requirements or the minimum/maximum parking standards below. The site plan
shall clearly indicate which parking standards are being utilized for the entire site.
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Control No. 1973-215 Southampton PUD
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Finding: Proposed nonresidential uses comply with the minimum off-street
parking and loading standards.
3) Design
Parking areas open to the public shall be interconnected and provide safe
efficient flow of traffic. Parking areas directly adjacent to other parking areas in
the same project shall have cross access.
Finding: Reflection is primarily a residential Planned Unit Development. All
residential parking is private. The minimal non-residential uses will comply with
the Code. There are no adjacent parking areas which would require cross
access.
4) Cross Access
Cross access shall be provided to adjacent internal uses/properties, if required
by the DRO.
Finding: Reflection Bay is providing cross access to both adjacent and internal
properties.
5) Location-Non-residential PDDs
A minimum of ten percent of the required parking shall be located at the rear or
side of each building it is intended to serve.
Finding: Not applicable.
6) Distance
All parking spaces shall be located within 600 linear feet of a public entrance of
the building which it is intended to serve.
Finding: The parking provided at Reflection Bay meets this requirement.
i. Way Finding Signs
Off-site directional signs, consistent with the on-site directional sign standards in Article
8, SIGNAGE, may be allowed along internal streets in the R-O-W, subject to approval
by the County Engineer.
Finding: Any new off-site directional signs shall comply with this standard.
j. Recreation Clubhouse Emergency Generators
A permanent emergency generator shall be required for all PDD clubhouses 2,500
square feet or greater, and shall meet the standards of Art. 5.B.1.A.18, Permanent
Generators.
Finding: Any new recreation construction will comply with this Standard as applicable.
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Control No. 1973-215 Southampton PUD
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PUD DESIGN OBJECTIVES:
As a requirement of Article 3.E.2.A.4., Exemplary Standards, a Development Order
Amendment application shall only be granted to a project exceeding the goals, policies
and objectives of the Comprehensive Plan, the minimum requirements of the ULDC and
the design objectives and performance standards which include such items as creative
design, recreational opportunities and mix of unit types. The requested DOA
application meets the following PUD Design Objectives and Performance Standards:
a. The proposed development is predominantly residential. We are
proposing 680 residential units and a 100 bed Congregate Living Facility.
b. The proposed development provides a continuous non-vehicular
circulation system for pedestrians. Each pod area has a continuous sidewalk
along the roadway and leading to a public right-of-way.
c. The proposed development provides perimeter landscape buffers along
sides of the pods. (See variance request for exceptions)
d. Reflection Bay is proposing 50,000 square feet of commercial uses to be
used primarily by the residents of the PUD.
e. Reflection creates neighborhood character and identity. Throughout the
project are wonderful opportunities for distinct neighborhoods to be created and
each of these neighborhoods would have their own open space.
f. The proposed development preserves the natural elements to the greatest
extent possible. Where possible, the native trees will be preserved in place or
relocated.
g. Reflection Bay is proposing a 1.5-acre Private Civic parcel.
PUD PERFORMANCE STANDARDS
The following performance standards are required:
a. Proximity to other uses: All residential pods with 5 or more residential
units per acre shall be located within 1,320 feet provide a neighborhood park,
recreation pod, private civic pod, commercial pod or public recreation facility.
b. All residential pods are located within 1,320 feet from a neighborhood
park, recreation pod, private civic pod, commercial pod or public recreation
facility.
c. Focal Points: A focal point shall be provided at the terminus of 15% of the
streets of the project.
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The proposed development features focal points within all of the terminus of the
project, exceeding the minimum 15% requirement. Additional landscape focal
points will be added through-out the pods.
d. Neighborhood Parks: Neighborhood parks shall have a direct connection
to the pedestrian system and include a tot lot, gazebo, fitness station, rest station
or similar recreation amenity.
The proposed development proposed three neighborhood parks throughout the
project. These parks will contain features such as tot lots, gazebos and rest
areas.
e. Decorative Street Lighting: Decorative street lighting shall be provided
along the development entrances.
Decorative street lighting will be provided along the development entrances.
In addition, the following two standards are being provided:
f. Fountains: A minimum of one fountain shall be located in the main or
largest lake or water body.
A fountain will be provided within the large lake creating a visual focal point at the
terminus of the street.
g. Interspersed Housing: Workforce Housing Units shall be interspersed with
market rate units within a pod.
The required Workforce Housing Units will be interspersed with the market rate
units.
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TYPE II VARIANCES
The Type II Variances being requested are:
CODE SECTION REQUIRED PROPOSED VARIANCE
1 Table 3.D.1.A RM Zoning District –
Minimum Front Setback 25’
0’ 25’
2. Article 3.E.1.D.2.b. All land within the PUD shall
be designated one of the
use types in Table 3.E.1.B,
PDD Use Matrix.
2 use types To propose
two use
types.
3.a. Article
3.E.2.E.2.b.2.a
PUD Commercial Pod
Setback – Commercial pod
shall be setback a minimum
of 1000 feet from the
perimeter of the PUD.
200’ 800’
3.b. Article
3.E.2.E.2.b.2.b
PUD Commercial Pod
Setback – Commercial pod
shall be setback a minimum
of 1000 feet from a public
arterial or collector street
traversing the PUD.
300’ 700’
4. Article
3.E.2.E.2.c.2
PUD Commercial Pod
Design - A Type 3
Incompatibility landscape
buffer, including a six foot
high opaque concrete wall,
shall be required adjacent to
a residential pod.
Waive Buffer
Requirement
Waive
Buffer
Requirement
5. Table 7.F.9.B. Required Incompatibility
Buffer Types for Residential
adjacent to Commercial,
Recreational and Civic uses
Waive Buffer
Requirement
Waive
Buffer
Requirement
VARIANCE JUSTIFICATION
The property owner, Fairways, LLC, is requesting the aforementioned variances for the
Reflection Bay at South Hampton PUD in order to promote a more urban form of
development, as well as more social interaction between the future residents of the
development. Palm Beach County has been in the process of creating overlays to
foster this exact type of development. Two of the areas of focus of the efforts to date
have been the creation of the Urban Redevelopment Area Overlay (URAO) and the Infill
Redevelopment Overlay (IRO). While this project does not lie within either of these
overlay areas, it is directly west of and contiguous to lands to the east which are
included within the URA boundaries. Also, while the land is not within a designated IRO
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area, which at this point in time is limited to certain commercial corridors within the
County, aspects of the proposed permitted uses within the commercial pod areas are
consistent with those targeted in that overlay and the form of development envisioned.
The premises of both of these overlays is to create a more urban form of development
by locating structures closer to the road to create a greater presence and foster a more
urban development, as do the placement of the structures closer to Haverhill Road. The
first variance requested applies to the code required front setback on Haverhill Road.
While the greatest front setback variance requested of zero feet applies to the proposed
parking structures and buildings located to the north of the southernmost entrance off of
Haverhill Road, there still remains the appearance of adequate landscape area, as the
required twenty foot (20’) landscape buffer, as well as ten feet (10’) of green area
associated with the required utility easement along the roadway, remain in place. So,
while the goal of the urban form is furthered by locating the structure 25’ closer to the
roadway, the goal of providing aesthetically pleasing landscape in this area is not
compromised. The other setback variances provide for setback to the buildings south of
this entrance down to 5.2 feet, but still allow for the project to create an urban presence
along Haverhill Road.
The second variance being request is to allow for two use types within the residential
pod, one being residential and the second being commercial. Again, the granting of this
variance will allow for a more urban form of development by allowing the placement of
commercial uses on the first and second floors, totaling 50,000 square feet, of certain
areas of the buildings along the main internal roadway, while allowing for residential
uses to be located in the upper floors of the structures. In affect, the allowed area of the
commercial pod for the Planned Unit Development (PUD) will be ‘overlayed’ by the
residential pod. The Preliminary Development Plan places the commercial pod areas in
the buildings which front on the main drive with either parallel parking or angled parking
directly in front of the buildings, with parking garages providing additional parking for
Buildings C, D, and E. The commercial uses intended to serve the residents of the PUD
will allow for greater ease of access to the residential units contained therein.
The third variance is requested to two separate code sections which are very similar in
nature and are therefore addressed as one variance in regard to addressing the criteria.
Article 3.E.2.E.2.b.2.a. and b. require that the commercial pod be setback a minimum of
1,000 feet from the perimeter of the PUD and 1,000 feet from a public arterial or
collector street traversing the PUD. Many of the PUD development regulations
contained in the ULDC were written at a time when large PUD’s were being processed
throughout Palm Beach County. These larger PUD’s had the land area available to
locate the commercial pods so as to meet these distance separation requirements. This
affected site area being only 70.15 acres in size, somewhat limits the placement of the
commercial pod areas, as do considerations for existing residential uses in the
surrounding area. The Preliminary Development Plan depicts retention areas to the
west of the main development area, to provide for a buffering and separation distance to
address any perceived compatibility issues with the existing residential structures to the
west, as well as to meet the drainage permitting requirements for the development. The
placement of the commercial pods areas more internal to the site, with residential uses
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on the upper stories and additional structures to the east separating them from Haverhill
Road, will promote the ULDC’s goal that the uses are primarily intended for the
residents while creating a centralize urban area for the residents’ access to the services
they will provide.
Variances four and five, while to two different code sections, are also similar in nature
and will be addressed together for the purposes of addressing the variance criteria in
this justification statement. Variance 4 is to Article 3.E.2.E.2.c.2. which requires a Type
3 Incompatibility Buffer, including a six foot wall, separating the commercial pod areas
from the Residential Pod. Variance 5 is to Table 7.F.9.B. which requires Incompatibility
Buffers between Residential uses and the Commercial, Recreation, and Civic
Pods/uses. Again, this Preliminary Development Plan is designed to create a more
urban environment for the PUD, in order to foster a greater social interaction between
the residents of the community, and to create a ‘sense of community’. The ULDC has in
some sense already determined that all of these uses, residential, commercial,
recreational, and civic uses, are critical components within Planned Unit Developments.
In fact, Table 3.E.2.C. – PUD Land Use Mix, mandates that civic and recreational uses
be components of the PUD. Civic uses are actually allowed to occupy up to 65% of the
land area within the PUD. Commercial uses are allowed to occupy up to one percent
(1%) of the land area.
However, the requirement to buffer these uses from the residential uses inhibits meeting
the goal of promoting a more socially intergrated community and encouraging the
participation of the residents in civic and recreational activities. In addition, the
Preliminary Development Plan locates the civic use in the most western portion of the
site and the code required fifteen foot (15’) Type II Incompatibility buffer is provided
along the west and north property lines of the pod. The clubhouse itself is located
further to the north, away from the existing multi-family structures located in the
unaffected area of the PUD, alleviating any impacts on these existing units. These
existing units are also separated from the Civic Pod by a portion of the Residential Pod.
An incompatibility buffer is not required between the civic and recreational uses on the
site. As such, the variance for the civic pod buffer only applies to the southern portion
of the pod line adjacent to the residential pod to the south.
Likewise, the recreation area is also located in the western portion of the affected area
of redesign, south of the proposed multi-family units. The code required fifteen foot
(15’) Incompatibility Buffer is provided along the north property line of the pod. As such,
the variance to waive the buffer requirement between the recreation use and the
residential use only applies to the area along the pod line from the north perimeter
buffer to the point where the recreation pod touches the civic pod to the west. The goal
of providing an urban environment is clearly evidenced by the design of the Preliminary
Development Plan and any potential purchasers within the future development will be
well aware of the intent to create an integrated environment by creating a seamless,
cohesive plan of development.
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Finally, it is requested that staff please consider that some of the issues that have
arisen during the planning of this development plan may be the result of revisions to the
PUD section of the code that have taken place over time. For instance Ordinance
2006-004 created thresholds wherein projects with HR8, HR12 or HR18 may be
approved as Planned Unit Developments with as little as three (3) acres of land area. It
appears that there are areas of the Code that have not subsequently been revised to
take into account the affect of the existing PUD property development regulations on
properties of smaller size, or to promote a more compact, sustainable form of
development in the urban areas of the County.
VARIANCE CRITERIA
Section 2.B.3.E. of the Palm Beach County ULDC states that in order to authorize a
variance, the Palm Beach County Zoning Commission shall and must find that the
seven criteria listed below have been satisfied. The criteria for each variance request
follows.
1. SPECIAL CONDITIONS AND CIRCUMSTANCES EXIST THAT ARE PECULIAR TO THE
PARCEL OF LAND, BUILDING OR STRUCTURE, THAT ARE NOT APPLICABLE TO OTHER
PARCELS OF LAND, STRUCTURES OR BUILDINGS IN THE SAME ZONING DISTRICT:
VARIANCE 1: The subject land area represents a conversion of area from a
previous use of a golf course to residential, commercial, recreational and civic
uses, in the continued form of a Planned Unit Development. The project is
located within the Urban/Suburban Tier and has frontage on two major roadways,
Haverhill Road and Okeechobee Blvd. The land area to be developed is
constrained by the previous design of the golf course, resulting in an irregular
shape. Existing multifamily residential development included in the original PUD
is located to the west and to the south. The combination of the irregular shape
and the existing residential to the south and west which need to be respected are
special conditions associated with the property which are peculiar to the site and
not applicable to other land in the same zoning district.
To accommodate the existing residential to the south and the residential that
extends eastward, the design of the development has located parking structures,
multifamily units and non-residential uses as close as possible to Haverhill Road.
This provides for retention area between the residential to the west and locates
the commercial uses closer to Haverhill Road and results in the requested
variance to waive the front setback requirement.
VARIANCE 2: Again, the land area to be developed is constrained by the previous
design of the golf course, resulting in an irregular shape. Existing multifamily
residential development included in the original PUD is located to the west and to
the south. The combination of the irregular shape and the existing residential to
the south and west which need to be respected are special conditions associated
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with the property which are peculiar to the site and not applicable to other land in
the same zoning district. The proposal to locate the Commercial Pod areas
‘under’ a residential use pod, allows the development to provide the needed
commercial services for the benefit of the residents of the PUD without impacting
the surrounding area.
VARIANCES 3.A. & 3.B.: The request for the variances to the locational criteria for
the commercial pod areas are again a result of the existing irregular configuration
of the prior golf course land area, and the proximity of the existing residential
uses in the immediate vicinity of the project. Allowing the commercial pods areas
to be placed closer to Haverhill Road assists in protecting the existing residential
uses in the area.
VARIANCE 4 & 5: The special conditions associated with these variances
requests also revolve around the irregular shape of the property associated with
the design of the prior golf course use, and the proximity of the existing
residential multi-family units in the area developed based on the prior use’s
design. The applicant intends to meet the purpose and intent of the Planned Unit
Development by utilizing imaginative design approaches to the residential living
environment for the project.
2. SPECIAL CIRCUMSTANCES AND CONDITIONS DO NOT RESULT FROM THE ACTIONS OF
THE APPLICANT:
VARIANCE 1: The special conditions associated with the constraints created
by the previous design of the golf course are not the results of actions by the
applicant, but rather an existing condition created years ago with the original
design of the PUD.
VARIANCE 2: The special conditions associated with the irregular shape of the
property and the existing residential units in the area are not a result of the
applicant but a result of development and the market over time.
VARIANCE 3.A. & 3.B.: The irregular shape of the property and the proximity of
the existing residential uses to the west and south are not a result of actions
of the applicant.
VARIANCE 4 & 5: The special condition of the irregular shape of the property
and the proximity of the existing residential is not a result of the applicant’s
actions, but a result of the design of the prior golf course use for the property.
3. GRANTING THE VARIANCE SHALL NOT CONFER UPON THE APPLICANT ANY SPECIAL
PRIVILEGE DENIED BY THE COMPREHENSIVE PLAN AND THIS CODE TO OTHER
PARCELS OF LAND, BUILDINGS OR STRUCTURES IN THE SAME ZONING DISTRICT:
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VARIANCES 1 THROUGH 5: The granting of the variances will not confer any
special privilege denied by the plan or code to other parcels, as both
documents allow for the granting of variances based on meeting the criteria
set forth in the code. Granting these variances will further the goals of the
Comprehensive Plan and ULDC, as it will allow for the creation of a
community which provides for commercial, recreational and civic uses to
alleviate the necessity for the residents to leave the development for such
uses and activities.
4. LITERAL INTERPRETATION AND ENFORCEMENT OF THE TERMS AND PROVISIONS OF
THIS CODE WOULD DEPRIVE THE APPLICANT OF RIGHTS COMMONLY ENJOYED BY
OTHER PARCELS OF LAND IN THE SAME ZONING DISTRICT, AND WOULD WORK AN
UNNECESSARY AND UNDUE HARDSHIP:
VARIANCE 1: The literal interpretation of this ULDC requirement would create
an unnecessary hardship for the applicant if this variance is not approved.
The intent of this code in regard to the requirement for minimum front
setbacks in PUD’s is to provided for the required landscape buffer area, as
well as to alleviate any issues associated with vehicular access to the
residential units and non-residential buildings. In this case, the intent of the
code is met as a twenty foot (20’) foot landscape buffer, as well as a ten foot
(10’) utility easement area is provided along the Haverhill Road right of way
frontage. This provides for a total green area 30’ in width along the right of
way. Additionally, all access to the residential multifamily units that required
the setback waiver will be from internal to the project, providing for adequate
distance from the drive aisles.
Variance 2: The literal interpretation of the code would deprive the applicant
from developing a project that utilizes an anticipated mix of uses in a form
more compact and sustainable, as allowed by other types of PDD’s. By
requiring the development to be planned to segregate the commercial uses
provided from the residents, an unnecessary and undue hardship would be
affected.
Variance 3.a. & 3.b.: The intent of the code is being met by the provision of
the commercial pod areas as indicated on the Preliminary Development Plan.
These regulations were put in place to further the premise that the
commercial services offer within the boundaries of a PUD should be intended
to serve the residents within the development. The placement of the
commercial pods areas in the buildings located to the immediately west of the
parking structures and multifamily units fronting on Haverhill Road meet this
intent. The aforementioned structures serve to screen the existence of the
commercial uses from the right of way, thereby furthering the goal of the
provision of same being primarily for the residents.
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Variances 4 & 5: The literal interpretation of the code would work an undue
hardship on the applicant. In the case of the specific Type 3 Landscape
Buffer requirements for a commercial pod (Variance 4), the code requirement
appears in conflict with the provision in the plan that allows for the commercial
uses within the multi-family tract or in high density buildings. It is anticipated
that these buildings would be classified as ‘high density buildings’. In that
regard, no buffers surrounding the commercial uses are necessary or
practical. This rational also applies to the commercial variance portion of
Variance 5.
In regard to the Recreational and Civic buffers required as part of Variance 5,
the south pod line of the Civic Pod which is the subject of a portion of the
variance request is adjacent to a Residential Pod of the affected area of the
PUD where no units are proposed. Additionally, the Pod line is separated
from the existing multi-family residential structure to the south by
approximately 250 feet. This distance effectively mitigates any impact the
Civic Pod would have on the existing residential use. Fifteen foot (15’) Type 2
Incompatibility Buffers are provides along the west and north pod lines of the
Civic Pod, meeting ULDC requirements. No buffer is required between the
Civic Pod and the Recreation Pod to the east.
The Recreational Pod also provides a fifteen foot (15’) buffer along the north
pod line, adjacent to existing multi-family residential development, meeting
ULDC requirements. The variance request for this pod applies to the
remainder of the pod boundary adjacent to the affected area of the
Residential Pod. In this case, the separation distance from the closest point
to the existing residential multi-family structure to the south is approximately
200 feet, again providing for adequately separation to mitigate the waiver for
the buffer. In regard to the land area to the west of the pod line south of the
Civic Pod, again, no residential units are proposed in this area.
5. GRANTING OF THE VARIANCE IN THE MINIMUM VARIANCE THAT WILL MAKE POSSIBLE
THE REASONABLE USE OF THE PARCEL OF LAND, BUILDING OR STRUCTURE:
VARIANCE 1: The granting of the variance is the minimum necessary to allow
the applicant to achieve a reasonable density in relation to the HR-18 and
CH/8 land use associated with the land, as well as to provide for a design that
allows for the existing residential uses to the west to be buffered by the
greatest extent possible by locating uses closer to the Haverhill Road right of
way. The design further benefits the development by providing for a more
urban design along the right of way.
VARIANCE 2: The granting of the variance is the minimum necessary to make
reasonable use of the land. By separating the commercial uses from the
residential uses, and by meeting the code locational requirements associated
with Variance 3, the commercial uses would have to be located closer to the
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existing multifamily uses to the north, west and south. Allowing the two uses
to be permitted in their current proposed locations allows reasonable use of
the land and protects the interest of the surrounding residential area.
VARIANCE 3.A. & 3.B.: The granting of the variance is the minimum necessary
to make reasonable use of the land. The placement of the commercial pods
area as indicated on the Preliminary Development Plan provides for the most
mitigation to any perceived impacts to the residential uses to the west and the
south, while still screening the uses from Haverhill Road. The design of the
plan additionally provides for retention areas and compatible residential units
between the commercial uses and existing residential.
VARIANCE 4 & 5: The variances are the minimum necessary to make
reasonable use of the land and to provide for a more integrated land use
pattern for the future residents of the development. The waiver for the
Commercial Pod Type 3 Incompatibility Buffer, which also includes a wall
requirement, is not feasible when proposing to locate the Commercial Use
Pods in ground floor areas of the multi-family buildings. Likewise, the
requirement for internal buffers between the Civic Pod/Recreation Pod is not
necessary while the applicant is proposing to create a compact sustainable
development. The Residential Pod in the affected area to the south of the
Civic Pod that would typically require buffering is not proposing any
residential units in that area. The proposed multi-family units to the north of
the Recreation Pod are envisioned to attract purchasers that would want easy
access to the recreation area. The provision of the buffers in these areas
would serve no purpose in buffering any existing residential uses in the
vicinity.
6. GRANTING OF THE VARIANCE WILL BE CONSISTENT WITH THE PURPOSES, GOALS,
OBJECTIVES, AND POLICIES OF THE COMPREHENSIVE PLAN AND THIS CODE:
VARIANCE 1: The granting of the variance is consistent with the purposes,
goals, objectives, and policies of the Comprehensive Plan and Code. The
form of development proposed which necessitates the requested variance is
consistent with objectives within the Managed Growth Tier System, such as
Objective 1.1. The proposed development plan accommodates future growth
but prohibits further urban sprawl by the use of compact forms of sustainable
development and enhances existing communities to improve livability,
character, mobility, and identity. The variance requested is consistent with
the Code as the code anticipates the granting of variances in certain
situations, upon satisfactorily addressing the criteria. Additionally, the
variance meets the intent of providing appropriate vehicular access and an
aesthetically pleasing right of way landscape.
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VARIANCE 2: The granting of the variance is again consistent with Objective
1.1 of the Plan and is not inconsistent with the purposes and policies of the
Code. Furthermore, it is consistent with Policy 4.4.3-a of the Plan as the
County shall allow Planned Residential Developments to include a limited
amount of low intensity commercial and institutional uses intended to serve
the residential development. The commercial uses may be located in:
1. A commercial pod, but must be integrated into the development;
2. A clubhouse in the interior of the development, accessible to the
residents; or,
3. A multifamily structure which either independently supports high density
or is in a tract containing multi-family development. Allowing the ‘overlap’
of the commercial uses and the residential uses still provides for the mix
envisioned by the Plan and the Code to further the goal of allowing the
residents to be able to access commonly needed goods and services
without venturing out of the development to other parts of the County and
appears to specifically comply with locational criteria 3 of the plan as they
are proposed to be located in a tract containing multi-family development.
In this regard, it appears that the Code may not be entirely consistent with
the Plan as it does not currently allow for the commercial uses in the same
pod as the residential.
VARIANCE 3.A. & 3.B.: The granting of the variance is again consistent with
Objective 1.1 of the Plan and Policy 4.4.3-a of the Plan. The proposed
locations of the Commercial Pod areas as shown on the Preliminary
Development Plan accommodates future growth but prohibits further urban
sprawl by the use of compact forms of sustainable development and the
enhancement of existing communities to improve livability, character,
mobility, and identity. The commercial uses are located within commercial
pod areas integrated into the development as well as within a tract containing
multi-family development.
VARIANCES 4 & 5: The granting of the variances will be consistent with the
purposes, goals, objectives, and policies of the Comprehensive Plan and this
Code as previously stated. The waiver of the buffer requirements will provide
for improved livability, character, mobility and identity for the new
development, consistent with compact, urban forms of development
associated with sustainable communities. Recreation areas and civic uses in
the urban environment are not meant to be segregated from the residential
environment, but easily accessible.
7. THE GRANTING OF THIS VARIANCE WILL NOT BE INJURIOUS TO THE AREA INVOLVED
OR OTHERWISE DETRIMENTAL TO THE PUBLIC WELFARE:
VARIANCE 1: The granting of the variance will not be injurious to the area
involved or otherwise detrimental to the public welfare. The reduced setback
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will provide for an esthetically pleasing right of way landscape buffer and
sufficient setback from the property line. The placement of the buildings will
also serve to provide a greater presence on Haverhill Road and promote a
more urban design, both of which have become a major focus of the Planning
and Zoning Division for other similar corridors in the Urban/Suburban Tier.
VARIANCE 2: The granting of the variance will not be injurious to the area
involved or otherwise detrimental to the public welfare. In fact, the overlap
of the two uses in the pod will allow for the residents to access needed goods
and services closer to their units, potentially avoiding the necessity to utilize a
vehicle to do so, and decreasing the risk of mishaps during vehicular travel.
VARIANCE 3.A. & 3.B.: The granting of the variance will not be injurious to the
area involved or otherwise detrimental to the public welfare. The proposed
locations of the commercial uses will provide a benefit to the residents of the
development by allowing them to access goods and services without
venturing outside of their community and the location is not detrimental to
either the residents or the public.
VARIANCE 4 & 5: The granting of the variance will not be injurious to the area
involved or otherwise detrimental to the public welfare. The location of the
commercial uses provide for more integration with the residential uses in the
development and the lack of a Type 3 Incompatibility Buffer will not be
injurious. Additionally, the lack of the buffer along the requested areas of the
Recreation Pod and Civic Pod will not be injurious to the public as there are
no residential units proposed to the south of the Civic Pod and the units
proposed to the east of the Recreation Pod will be market toward a target
group that will want to be in the immediate vicinity of an easily accessible
recreation area.
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STANDARDS FOR DEVELOPMENT ORDER AMENDMENT
This proposal meets all requirements set forth in ULDC Article 2.B.2.B, Standards for
considering a development order application for a development order amendment:
1. CONSISTENCY WITH THE PLAN:
The proposed amendment is consistent with the purposes, goals, objectives and
policies of the Palm Beach County Comprehensive Plan. The Future Land Use (FLU)
element of the Palm Beach County Comprehensive Plan designates the affected area
as partially Commercial/High Residential 8 (CH/8) and partially Residential High 18 (HR
18) as depicted on FLU Atlas Map 57. According to the letter from Mr. Lorenzo Aghemo,
Planning Director, dated October 18, 2010,(attached) the effected area has a potential
based upon its Land Use Designations of 1,267 units.
The applicant further took into account the existing Land Use designation (CH/8) for the
remaining acreage within the South Hampton PUD which includes existing 240 units on
11.8 acres, and calculated the allowable density of the entire Planned Unit Development
and determined a maximum potential of 1,355 units. Deducting the existing units (240),
the remaining land (affected area) would have the potential of 1,115 additional units.
(see Chart below).
LAND USE ACREAGE UNITS
ALLOWED
EXISTING
UNITS
UNITS
REMAINING
HR 8 South
Hampton 11.1 AC 88 240 -152
HR 8 Reflection Bay 3.62 AC 28 0 28
HR 18 Reflection Bay 68.88 AC 1,239 0 1,239
TOTAL 83.6 AC 1,355 240 1,115
This application is proposing to increase the total unit count by 680 units and 100 beds
of ACLF use (equivalent to 43units) for an equivalent total of 723 units. The proposed
density of the affected area will be 10.3 units per acre. The overall density of the South
Hampton PUD will be 11.5 units per acre. In both calculations the density is well below
the allowable 18 units per acre and, therefore, consistent with the Comprehensive Plan.
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2. CONSISTENCY WITH THE CODE:
The proposed amendment complies with all applicable standards and provisions of the
Code for the use, layout, function, and general development characteristics.
Specifically, the proposed uses comply with all applicable portions of Article 4.B,
Supplementary Use Standards. The application is proposing three residential product
types: single family-style, townhome-style and multifamily. Additionally, the
neighborhood will include 100 beds of congregate living facilities, a community center,
nonresidential and commercial uses, and accessory recreation and civic facilities. The
various housing types and nonresidential uses will be integrated into neighborhood and
urban village patterns with the commercial and multifamily uses vertically integrated into
the same buildings. The application is consistent with both the Article 4.B,
Supplementary Use Standards and the additional property development regulations for
specific house types found in Article 3 of the Code. In order to accommodate New
Urbanism design principals, the Applicant is requesting several variances.
GOLF COURSE REVISIONS:
Further, the request is consistent with Article 3 of the Code as it pertains to
Modifications to Reduce or Reconfigure Existing Golf Courses. Prior to submittal of this
application, all residents of the South Hampton PUD were notified via certified mailing
and signs were posted in common areas documenting the proposed modification to the
PUD. The subject site is adjacent to 3-80unit condominium buildings within the Planned
Unit Development and multiple other multifamily condominiums adjacent to the site
outside of the Planned Unit Development but within the larger area know as Century
Village. The applicant has met with officers of the Century Village Master Association
and informed them of his intent to make an application for the golf course conversion.
The applicant intends to meet with all communities wishing to meet
As a part of this application, documentation has been provided indicating that the
reduction of the former golf course area will not result in a reduction of required open
space. It has been demonstrated that the affected 70.15 acres complies with the
current ULDC requirements of open space. Lastly, the necessary Visual Impact
Analysis is provided using the methodology consistent with the purposes and intent of
the Code.
3. COMPATIBILITY WITH SURROUNDING USES:
The proposed layout of single family, townhouse and multifamily units have been
carefully designed to take into account the surrounding existing development in terms of
types of homes (all multi-family), existing buffers, existing views, proximity to the
proposed development area, and dimensions of the proposed development area. All of
these factors helped determine the placement and type of the proposed homes as well
as buffers, access locations, retention areas, and recreation areas.
Currently, the application property abuts midrise multi-family units on its south and west
property lines. The property abuts a major arterial road (Haverhill Road) on its east
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property line and a major collector road (Century Village Haverhill Entrance) on its North
Property line. In terms of density, these existing developments average similar to
greater densities than the densities proposed by the new units.
Additionally, access, dwelling unit location, and landscape buffer areas have been
designed to provide to minimize the affect of the new development on the surrounding
existing communities. Taking all these factors into account, the new project meets all
standards utilized to make a determination of compatibility. Finally, as is the case in all
projects reviewed by the County staff where a project abuts existing development,
appropriate Conditions of Approval can provide for additional standards of buffering to
assure compatibility.
4. DESIGN MINIMIZES ADVERSE IMPACT:
As stated above in the discussion of Compatibility, great care was utilized in developing
a Master Plan for the application property. Included in the project’s initial analysis was a
determination of the types and intensities of surrounding properties, existing views, and
existing access points. Several housing types were considered and the current mix of
single family, townhouse and multifamily (and the type of multifamily in terms of size,
unit count, and architectural features) is the result of designing multiple layouts utilizing
aerials in order to determine which design would provide minimum impact and
maximum benefit in terms of utilizing an abandoned golf course for a residential project
which provides quality new homes which will enhance existing conditions and values.
As the property abuts residential uses on only two sides (south and west) specific care
was taken to provide sufficient separation between the new residential uses and the
existing residences and utilizing the space for either large lake retention areas or
significant green space.
The type of design provides for landscape buffers and open space exceeding the
minimum code requirements which will be maintained by the new homeowners’
association to the benefit of the new development as well as the benefit of the
surrounding developments, as discussed further under Changed Conditions and
Circumstances.
5. DESIGN MINIMIZES ENVIRONMENTAL IMPACT:
The proposed amendment does not result in significantly adverse impacts to the natural
environment. The affected area contains limited amounts of existing native vegetation.
There are several mature ficus trees on the property that will be preserved or relocated
to provide focal points for the new development.
6. DEVELOPMENT PATTERNS:
As previously discussed in the sections discussing Compatibility and Impacts, the
proposed development of single and multi-family homes on this property is consistent
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with the established development multi-family homes currently existing on the abutting
properties. Additionally, on the East side of Haverhill Road there is an established
mobile home park also developed at a higher density. In laying out the various units
types within the project, the densest uses were located in closest proximity to the major
transportation network along Haverhill Road with actual provisions made to locate a
mass transit center along Haverhill Road in close pedestrian proximity to the multifamily
units. The areas closest to existing development have been sited with less dense
housing types and most significantly large areas of open space in the form of lake areas
and/or significant green space. Due to the intense development already existing in the
general area there are already many commercial services, employment opportunities,
and transportation infrastructure located in close proximity.
7. CONSISTENCY WITH NEIGHBORHOOD PLANS:
South Hampton PUD is not located within the boundaries of a neighborhood plan study
area and therefore is not in conflict with this ULDC standard.
However, it should be noted that Reflection Bay represents a mixed use development
infill development project which is consistent with many Goals, Objectives, and Policies
of the Comprehensive Plan along with the principles of Eastward Ho!
7. ADEQUATE PUBLIC FACILITIES:
As part of this application, a Concurrency Application has been submitted indicating that
the project meets off Adequate Public Facility Requirements
9. CHANGED CONDITIONS OR CIRCUMSTANCES:
Due to the passage of time, some of the circumstances concerning the South Hampton
PUD have been lost. However, it is known that the construction of the South Hampton
PUD was the last piece of a long term straight zoning development known as Century
Village. Most of the area where the three South Hampton Condominiums were
constructed was designated commercial requiring a change of zoning resulting in the
creation of the Planned Unit Development which consisted of the three buildings and the
golf course. Originally, the entrance to the golf course was connected to the internal street
network of Century Village requiring players to either already live in Century Village or to
enter Century Village through its two guard gates to reach the Course. Ownership of the
Course appears to have been private and not part of the greater Century Village
recreation facilities which include a major clubhouse in the center of the project.
In 1993, a new owner of the golf course petitioned Palm Beach County (Petition 73-215A)
to allow a direct entrance to the golf course (now known as Turtle Bay Country Club) from
Haverhill Road. In approving the petition, a design was created with two separate parking
areas: one for residents of Century Village to continue to use the internal access and one
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for the general public from Haverhill Road. The two parking areas were not
interconnected to preserve Century Village’s security.
The reason for requesting the entrance was to allow for a greater use by the general
public as day to day use by the Century Village residents had declined with time to the
point that the club could not be profitable without significant outside use and advertising.
At that time, several improvements were also made to the golf course and the driving
range.
Subsequently, the current owner and applicant bought the property and continued to
operate it as a public course. However, due to the general decline in the popularity of golf,
changes in area demographics, and style of this older course, the course was not longer
able to support itself, even with use by the general public and convenient access from a
major arterial, and closed in May of 2009.
Studies have indicated consistently that golf play has declined in recent years as has
previously been cited. (New York Times overview at
http://www.nytimes.com/2008/02/21/nyregion/21golf.html). The net result is that fewer players
meant less revenue which meant less funds to keep up the course resulting in many golf
courses. Since that time the vacant land which formerly included the golf course has been
maintained to County minimum standards due to lack of income creating a blighted
condition for surrounding property owners. (Note: The Board of County Commissioners
recognized several years ago that the economic problems then facing golf courses would
lead to the need for a method to evaluate conversions. An entire new section of the
Unified Land Development Code was created providing additional notification and study
of the effects of conversions through evaluations such as view shed analysis to permit a
logical methodology for golf course conversions.)
This blighted condition is a change of circumstances which currently affects the
communities which abut the property. The blight affects these communities in many
ways. First, the residences which enjoyed the previous golf course views now look out
at an open space which receives the minimum maintenance required by the County.
Without any revenue, the property owner can only provide what is required. Photos of
the existing property clearly indicate that the property is a visual eyesore when
compared to the landscaping existing adjacent to it, which is maintained by individual
property owners or homeowners’ associations.
The current status quo has become an economic blight for surrounding property
owners. While, in the past, these owners would advertise a residential property as
having “golf course views”, now adjacent to the former golf course is considered a
negative attribute due to the uncertainty of what the future holds for the property as well
as the previous issues discussed.
A reasonable redevelopment of the property can correct all of these issues. First, the
proposal will provide for an upgraded landscape environment. Due to the size and
shape of the existing property and the development of a compact walkable design
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significant spaces have been created to provide large lake areas and active and passive
green spaces which benefit both the new and existing residents as well as provide
continued security. Great care has been taken to allow sufficient room for upgraded
landscape edges. These landscape areas will become the responsibility of the new
homeowners’ association of the application property. It is in the interest of the
homeowners’ association to maintain the new landscape to protect the value of the new
development which at the same time protects the interest of the adjacent property
owners.
Finally, the new development will remove the current uncertainty as to the future of the
site. The new homes will be built and sold at values which match or exceed the
surrounding community values. Once in place, the new development provides a finished
product (both homes and landscape buffers) which allows a potential homebuyer of
adjacent property to know what to expect.
In addition to the proposed project acting as a catalyst to cure an existing blighted
condition, the proposed development is in the right place. As previously discussed in
this justification, the property is ideally suited for residential development in an area that
provides a full range of services for the new residents. This particular property at the
density proposed can meet all concurrency criteria while being located in the Eastward
Ho! Corridor which is now supported by many Comprehensive Plan policies promoting
Eastern infill.
The proposed amendment when viewed in the context described in this justification
statement, meets all standards including Change of Conditions.
On behalf of Fairways, LLC., Urban Design Kilday Studios respectfully requests
favorable review and consideration of this Development Order Amendment Application.
The project managers/agents at Urban Design Kilday Studios are Kerry Kilday and
Wendy Tuma. Please feel free to contact the agents with any questions or for additional
information in support of this development order amendment application.
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