Justification Statement BRIDGES AGR- PUD Development Order Amendment Control No Submittal Date: December 19, 2012

Transcription

1 Justification Statement BRIDGES AGR- PUD Development Order Amendment Control No Submittal Date: December 19, 2012 Request Boca Raton Associates VI, LLLP, the owner/developer requests approval from the Board of County Commissioners to amend the existing Development Order (R ) to incorporate a portion of the previously approved Appolonia Development parcel that lies east of Lyons Road, and contains acres within the boundary of. Said Appolonia Development, Control was approved via Resolution In addition, we are requesting to allow the inclusion of a portion of the previously approved SFWMD Preserve parcel ( acres) originally tied to the Appolonia AGR-PUD as preserve area for the reconfigured. The original included gross acres. The current DOA includes gross acres. In addition, we are requesting approval for one additional access point from Lyons Road. This request exceeds the thresholds allowed in Article 2.D.1.G.3. of the Palm Beach County Unified Land Development Code (PBC ULDC) and must be processed as a Development Order Amendment. The acre former Bridges PUD development site (north side of LWDD L-38 canal) is currently under construction and will be developed independently from the former Appolonia parcel currently shown on the Master Plan as Bridges (south parcel). While both the acres (Bridges north parcel) and the acres (Bridges south parcel) will be part of one overall PUD Master Plan, Development Order and Master Property Owners Association, each will function as an independent development; meaning Bridges north parcel will meet its own recreation obligation and public civic obligation for the acres independent of Bridges south parcel, which will meet its own recreation obligation and public civic obligation for the acres. The available 1008 units will be distributed between the two parcels as reflected on the property Master Plan. The Development Order Request is as follows: Add in Acres in the Development Parcel Add in Acres of SFWMD Preserve Request an increase in the number of dwelling units from 591 to 1008 Reconfigure the overall master plan Establish 1 additional entry point from Lyons Road. Reconfigure the Civic Parcels Request to amend the Recorded Conservation Easement (OR 18768, Page 1681)

2 for SFWMD Preserve Parcel for re-allocation from Appolonia Farms AGR-PUD to and Hyder AGR-PUD Request for an additional Model Row to be situated within Bridges south parcel. Request for the cul-de-sac waiver previously approved to expand over the newly created AGR-PUD Development parcel. Project Description The site is generally located west of and adjacent to the Florida s Turnpike, east of and adjacent to Lyons Road. The Lake Worth Drainage District L-37 Canal runs along the north boundary of Bridges north parcel; the L-38 Canal bisects Bridges north and south parcels; and the L-39 runs along the south boundary of Bridges south parcel. To the west of the development parcel lies the Hyder AGR-PUD which also has a similar request (DOA) to add land area and increase the unit count. South of the southern parcel are two AGR Zoned residential projects; Lyons Road Development and Horseshoe Acres. North of the northern parcel lies and existing AGR-PUD known as Mizner Country Club (Delray Training Center). The developable area is not within the confines of the area known as Lyons Road Rural Parkway. Project History This project was originally approved on July 28, 2005 by the Board of County Commissioners via Control No. / Petition No and Resolution Numbers R and R Resolution Number R approved the rezoning of acres from Agricultural Reserve (AGR) zoning district to the Agricultural Reserve Planned Unit Development (AGR-PUD) zoning district. Resolution Number R approved a waiver of objectives and standards to allow deviation from cul-de-sac or dead-end restrictions in the AGR-PUD. On October 26, 2006, the Board of County Commissioners approved a Development Order Amendment via Resolution Numbers R and R Resolution Number approved the reconfiguration of the Master Plan to change housing types (single-family units to zero lot line units) and to exceed the 30% maximum allowable administrative transfer of density within the PUD. In addition, the Board of County Commissioners approved a waiver of objectives and standards to allow deviation from cul-de-sac or dead-end restrictions in the AGR-PUD via Resolution No. R The Board of County Commissioner s approved an Expedited Application Consideration (EAC) for a Development Order Amendment (DOA) on January 24, 2008 via Resolution Numbers R and R This approval deleted acres of preserve area (portion of the acre SFWMD Tower Site) that was previously approved with the Dubois AGR-PUD from the development approval and added acres of new preserve area (portion of SFWMD) previously associated with the Ravello AGR-PUD. This EAC DOA did not affect the development area, nor the total acreage, number of units or conditions of approval. Page 2 of 15

3 The Board of County Commissioner s approved a Development Order Amendment on March 31, 2010 via Resolution Number R and R which included the following revisions: reconfigure the site plan, add 48 dwelling units, add a model row; and delete PUD No. 2 Condition of Approval and amend Planning No. 1 Condition of Approval; and restart the clock in regard to the timing for Commencement of Development. The last or prior Development Order Amendment was approved by Resolution on June 27, It included the following: Increased the number of units by 56 units for a total of 658 detached dwelling units; relocated the model row area within POD A; amended Engineering Condition of Approval No. 5 to change the pod letters associated with the sound wall and buffer from D and H to G and H; amended Planning Condition of Approval No. 1 to include the total number of units at 658 and also state the balance of 64 units shall not be utilized on this site without approval of the Board of County Commissioners; amended Landscape Condition of Approval 4.a. to eliminate the restriction relative to the clustering of palms within the buffers; re-started the clock in regard to Commencement of Development; and included a request for a cul-de-sac waiver for 58%. On January 20, 2012, Palm Beach County Monitoring Section approved Senate Bill 2156 Time Extension related to Engineering Condition of Approval No. 2 which extended the building out date to November 22, In addition, the owner/developer also processed an Agency Review ZAR which was approved on May 8, 2012 and included a request to remove 36 units and reconfiguration of Pods D, E, F, G, and H. The amendment revised the Master Plan from 658 units to 622 units. A replat of a portion of Bridges Plat 3 is currently being processed to remove Lot 241 and make it an open space parcel which will include a water feature. Pod D now has 94 lots instead of 95. On December 5, 2012, the Board of County Commissioners approved a Development Order Amendment (R ) to reconfigure Pod G; modify Planning Condition of Approval #1 to reduce the overall number of units from 622 to 591; modify Planning Condition of Approval #4 relative to permitting processing facilities within a Preserve parcel; and increase the cul-de-sac waiver from 58% to 63% (R ). Justification: Boca Raton Associates VI, LLLP is an affiliated entity of GL Homes. Boynton Beach Associates XXIV, LLLP (also an affiliated entity of GL Homes) and is the owner and developer of the Hyder AGR-PUD located directly to the west of the Bridges PUD on the west side of Lyons Road, directly south of Saturnia Isles. The Bridges opened for sales on February 11, As of 12/9/2012, GL Homes has sold a total of 243 homes within the Bridges. Sales have been evenly spread within the various project types (Atlantic Page 3 of 15

4 Collection 50 wide ZLL lots 75; Pacific Collection 55 wide ZLL lots 83; Coastal Collection 70 wide SF lots 69; and Empire Collection 90 wide SF lots 16). By all measureable accounts, the Bridges has been a huge success, even during a turbulent and down real estate market. The amended Bridges PUD associated with this DOA request is to be the continuation (or next to be developed) of the Bridges project. The Bridges was approved at one point in time for 658 units on approximately 282 net usable acres, resulting in a density of 2.33 du/ac (development area only). The Hyder PUD is currently approved for 995 units on approximately 412 acres, resulting in a density of approximately 2.4 du/ac. (development area only). After opening for sales at the Bridges in February of 2012, it was determined that the wider/larger single family lots were selling better than the smaller/narrower zero lot line lots, but all were selling at a good pace. Based on these sales, GL Homes converted one pod of ZLL units to SF units, resulting in an overall project unit count of 591 units on the same approximate 282 acres, a density of 2.09 units per acre (development area only). We believe the extension of the Bridges PUD and the increase in the Hyder PUD will both experience a similar sales pattern that is currently being experienced at Bridges north parcel. The current approved Bridges PUD has an overall density of.82 units per acre. The proposed project has an overall density of.70 units per acre. The reason for the density difference is because all of the preserve area associated with the Appolonia development order was not eligible to be utilized with density and could only be used towards meeting the 60% preserve/open space requirement. Therefore, the DOA seeks to average the units allowed over the entire developable area, 1008 units, on approximatelly acres, which provides a net density of 1.72 units per acre (development area only). The density for Bridges is in line with the density for the proposed Hyder AGR-PUD lying directly west of Bridges which will provide a net density of 1.79 units per acre (development area only). Request for Cul-de-sac Waiver A cul-de-sac waiver is required for this proposed project pursuant to ULDC Article 3.E.1.C.2.a.5, which allows that forty percent (40%) of the local streets in the proposed development may terminate in a cul-de-sac or a dead end. The Street Layout Plan exhibit submitted with the application has been split between two sheets; the north parcel and south parcel. Bridges north parcel received a cul-de-sac waiver on December 5, 2012 via Resolution R for 63%. This application is requesting a 62% cul-de-sac waiver to allow 21 cul-de-sacs within the overall proposed. The current street count for is 34 streets. 40% or 13 cul-de-sacs are allowed by code. However the code allows an additional 25% if approved by BCC as a waiver. The additional 25% would allow the project to include 13 cul-de-sacs. As stipulated in the code, (Article 3.E.1.C.2.5) cul-de-sacs that abut a minimum 20 foot wide open space that provides pedestrian cross access between two pods shall not be used in the calculation of the total number of cul-de-sacs or dead end streets. The current Street Layout and Pedestrian Pathways Plan includes pedestrian connections between Pod G and Pod H within the north parcel and also between Pods I and K within the south parcel. These two connections will allow the elimination of 4 of the 25 cul-de-sacs, thus meeting the overall Page 4 of 15

5 percent allowed via a Waiver of 62%. Also, as stipulated by code, we have provided Pedestrian Amenities within Pods B, D, H, and between I and K for total of six (6) Pedestrian Amenities within the overall community. There are two located within Pod H. AGR/PUD Compliance Option The gross land area consists of acres which exceeds the minimum 250 acres required for a 60/40 option of an AGR PUD project. There are 1008 proposed dwelling units for the gross acres resulting in a gross density of.70 units per acre. The overall development area includes acres and the preservation area includes acres. Preservation Area The ULDC requires that 60% of the net acreage of a 60/40 AGR-PUD be set aside for preserve area. The required preservation area is acres based on a net AGR/PUD acreage of , which is consistent with the previously approved Development Order. The preserve area provided in this petition is acres. The offsite preserve areas are provided in accordance with Article 3.E.2.F.3. of the ULDC, which allows a preservation area to be located remotely from its associated development. There are six (6) preserve parcels for this developable site, which include properties known as the Johnson property, the Chico property, the Palm Beach County/Butts property and the three (3) South Florida Water Management District parcels. Preserve Areas Acreages Conservation Easement Recorded Plat Preserve No. 1 Johnson acres OR 23225, Pg 1748 Dubois Preserve Plat 4 PB 112, Pg 134 Preserve No. 2 Chico acres OR 23225, Pg 1740 Dubois Preserve Plat 1 PB 112, Pg 132 Preserve No. 3 PBC / Butts acres County owned Dubois Preserve Plat 5 PB 112, Pg 90 Preserve No acres OR 23876, Pg 663 N/A SFWMD Preserve No acres OR 23876, Pg 663 N/A SFWMD Preserve No acres OR 18768, Pg 1681 N/A SFWMD Total acres Page 5 of 15

6 The proposed changes to the AGR-PUD are indicated in the table below: DOA Site Data Dec. 5, 2012 Proposed DOA Change Gross Acreage acres acres acres Total R/W Dedication (including LWDD) acres acres 2.50 acres Total AGR-PUD net acres acres acres acreage Number of Dwelling Units Single Family Zero Lot Lines Preserve Area acres acres Recreation Area 4.78 acres acres 7.00 Lake Tracts acres acres (Includes Maint. Easement) Total Open Space acres acres Developable Area ULDC Article 3.E.2.F.4.a. specifies location criteria for an AGR-PUD. The location requirements for the developable area mandate that: a. Location: The Development Area of a 60/40 AGR-PUD shall not be west of SR 7. The developable area is east of SR 7, thus the proposed development satisfies this requirement. 1. Frontage: All Development Areas shall have frontage on SR-7, SR-806 (Atlantic Avenue), SR-804 (Boynton Beach Boulevard), Clint Moore Road or Lyons Road. The proposed development area has frontage on Lyons Road, thus the proposed development satisfies this requirement. 2. Adjacency: Development areas shall be located, to the greatest extent practical, adjacent to existing planned or projected development areas. The proposed development is adjacent to the Hyder AGR-PUD to the west across Lyons Road, and Delray Training Center (Mizner Country Club) PUD to the north, thus the proposed development satisfies this requirement. Page 6 of 15

7 3. Connectivity: Development areas adjacent to potential or existing TMD locations shall have at least one paved pedestrian and vehicular connection. The development area is not adjacent to a potential or existing TMD location. Concurrency Concurrency was approved for 591 detached dwelling units in conjunction with the previous approval granted by the BCC on December 5, Additional concurrency has been requested to meet the additional units of 417 and the land area included in the requested Development Order Amendment. Concurrency is based on a total unit count of 1008 units. In addition, a concurrency application has been submitted for an additional civic site as reflected on the Master Plan. Civic Requirements According to the ULDC, a total of acres of civic is required ( x 2%). The Master Plan provides for a 5.72 acre parcel located on the southern parcel within the southwest corner adjacent to Lyons Road. The previous already provided 5.98 acres via the Exchange & Civic Site Agreement per R ). Recreation Requirement The Master Plan includes acres of recreation. The code required recreation area is 6.05 acres (1008 *.006). Therefore, the PUD exceeds the ULDC minimum recreation area required by approximately 51%. Details for said recreation parcel are shown on the Regulating Plan. In addition, there are several open space parcels with amenities throughout the project. Details for those areas will be provided on future final subdivision plans as the project will be phased for development. Open Space The required minimum 40% of Open Space has been provided on the plan which includes lake areas, buffers and numerous open spaces throughout the community. Many of the lakes abut the spine road which include lake overlook areas, thus providing the community the opportunity to enjoy the peace and tranquility of a lake view while also watching wildlife that may utilize the lakes. Open Space Tabular Open Space Required (Minimum 40%) Open Space Provided NORTH PARCEL Recreation / Neighborhood Parks Misc. Open Space Open Space in R/W Lake Tracts Easements within Pods Page 7 of acres acres 4.78 Acres 8.40 Acres Acres Acres 3.27 Acres

8 Perimeter Landscape buffers Total Open Space North Parcel SOUTH PARCEL Recreation / Parks Misc. Open Space Open Space within R/W Lake Tracts Perimeter Buffers Total Open Space South Parcel Acres Acres 7.00 Acres 7.00 Acres 5.15 Acres Acres Acres Acres Exemplary Criteria The proposed AGR-PUD meets the exemplary criteria for PUD S by providing the following: Although the ULDC requires a 6.05 acre recreation area, the current plan provides acres. The lake tracts include acres of the overall site, thus providing a significant number of water front lots. The PUD amendment provides a considerable enhancement to the overall project by increasing the open space, lake area and the number of pedestrian amenities within the project. Required Performance Standards In accordance with Art.3.2.B.2, the project includes numerous Required Performance Standards as listed below: b) Focal Points: There are 34 named streets within the overall project, which in accordance to Article 3.2.B.2, 15% of the 34 named streets or 6 focal points are required. The revised project includes more than focal points in addition to Water Features located within Pods D and F; c) Neighborhood Park: A neighborhood park has been provided adjacent to Pod E; d) Decorative street lighting: decorative street lighting will be provided throughout the project; e) Decorative paving: decorative paving has already been installed within the northern parcel s entrance and will be incorporated within the entrance to the southern parcel in a similar fashion. f) Fountains: A minimum of two fountains have been included on the plan; g) Benches and trash receptacles have been incorporated within the focal points. i) Pedestrian Amenities: Six (6) pedestrian amenities have been incorporated throughout the project to mitigate the request for additional cul-de-sacs within the project. Also, two pedestrian connections have been added. Page 8 of 15

9 Model Row Although there is an existing Model Row located within the northern parcel, an additional model row will be requested within the southern parcel (Pod J) in accordance with Article 3E.1G.3.c. Development Order Amendment Standards The proposal meets the requirements set forth in the ULDC Article 2.B.2.B. Development Order Amendment Standards as follows: 1. Consistency with the Plan The proposed amendment is consistent with the Plan. The development and required preservation area for this proposal has an AGR Future Land Use designation. The proposed development is in accordance with Comprehensive Plan Policy I: A minimum of 250 gross acres is required. The proposed AGR-PUD consists of a total of gross acres and less the acres for right-of-way dedications equals net acres. The Development Area is contained in one compact area and does not exceed forty percent (40%) of the gross acreage. The Development area contains only uses permitted within an AGR-PUD. The Development Area and preserve area need not be contiguous. The petitioner is providing six (6) preserve area off-site parcels. The six (6) preserve areas total acres, which meets sixty percent (60%) of the net acreage, as required by the ULDC. The development area is situated east of SR-7 with frontage on Lyons Road, as permitted. 2. Consistency with the Code: The proposed amendment to the overall project meets the applicable standards and provisions of the Code for use, layout, function, and general development characteristics. The proposed project also complies with all applicable portions of Art. 4.B., Supplementary Use Standards. Article 4.B.1.A.122., for Single Family units and Article 4.B.1.A.142 for Zero Lot Line dwelling units. Preserve Parcels All of the additional preserve parcels associated with this application meet or exceed the requirements noted in Article 3.E.2.F.3 including location, adjacency, uses, configuration, and contiguity. All affected preserve parcels have been depicted on an overall aerial map that show the location, access, size and adjacent preserve parcels for contiguity and also for minimum size when combined with other adjacent preserve parcels. The following includes the Preserves within the proposed AGR-PUD and explains how they meet the requirements for a preserve parcel as noted in Article 3.F.3 and 3.F.3.e.2)b (1) and (2) as follows: Page 9 of 15

10 No. 1 - Butts Preserve ( Acres). 3.F.3.a Location and Access this parcel has access from State Road 7 through other Palm Beach County owned preserve lands. It is located within the AGR Reserve area. 3.F.3.b Adjacency This parcel is already an approved preserve parcel for the Bridges AGR-PUD. 3.F.3.c Uses this parcel is currently fallow land. 3.F.3.e.2)b (1) exceeds the minimum 150 acres when combined with previously approved preserve lands noted above. 3.F.3.e.2)b (2) this parcel shares more than one common boundary, exceeding the minimum required of 50%, and is contiguous with an existing preserve parcel as previously mentioned above. No. 2 - Johnson Preserve ( Acres). 3.F.3.a Location and Access this parcel has direct access from State Road 7. It is located within the AGR Reserve area. 3.F.3.b Adjacency this parcel is directly south of and adjacent to a previously approved preserve parcel. This parcel has a recorded Conservation Easement on it already (ORB 23225, Pg 1748) and is already an approved preserve parcel for the. 3.F.3.c Uses this parcel is currently being utilized as active farmland. 3.F.3.e.2)b (1) exceeds the minimum 150 acres when combined with previously approved preserve lands noted above. 3.F.3.e.2)b (2) this parcel shares one common boundary exceeding the minimum required of 50% and is contiguous with an existing preserve parcel as previously mentioned above. No. 3 - Chico Preserve ( Acres). 3.F.3.a Location and Access this parcel has direct access from State Road 7. It is located within the AGR Reserve area. 3.F.3.b Adjacency this parcel is directly north of and adjacent to a previously approved preserve parcel. This parcel has a recorded Conservation Easement on it already (ORB 23225, Pg 1740) and is already an approved preserve parcel for the. 3.F.3.c Uses this parcel is currently being utilized as active farmland. 3.F.3.e.2)b (1) exceeds the minimum 150 acres when combined with previously approved preserve lands noted above. 3.F.3.e.2)b (2) this parcel shares one common boundary exceeding the minimum required of 50% and is contiguous with an existing preserve parcel as previously mentioned above. No. 4 - SFWMD Preserve #1 ( Acres). 3.F.3.a Location and Access this parcel has direct access from other lands owned by the South Florida Water Management District. It is located within the AGR Reserve area. Page 10 of 15

11 3.F.3.b Adjacency this parcel is directly north of and adjacent to a previously approved preserve parcel. This parcel has a recorded Conservation Easement on it already (ORB 23876, Pg 663) and is already an approved preserve parcel for the. 3.F.3.c Uses this parcel is currently being utilized as fallow land. 3.F.3.e.2)b (1) exceeds the minimum 150 acres when combined with previously approved preserve lands noted above. 3.F.3.e.2)b (2) this parcel shares more than one common boundary exceeding the minimum required of 50% and is contiguous with an existing preserve parcel as previously mentioned above. No. 5 - SFWMD Preserve #2 ( Acres). 3.F.3.a Location and Access this parcel has direct access from others lands owned by the South Florida Water Management District. It is located within the AGR Reserve area. 3.F.3.b Adjacency This parcel has a recorded Conservation Easement on it already (23876, Pg 663) and is already an approved preserve parcel for the. 3.F.3.c Uses this parcel is currently being utilized as fallow land. 3.F.3.e.2)b (1) exceeds the minimum 150 acres on its own. 3.F.3.e.2)b (2) N/A exceeds the minimum 150 acres on its own. No. 6 - SFWMD Preserve #3 ( Acres). 3.F.3.a Location and Access this parcel has direct access from other lands owned by the South Florida Water Management District. It is located within the AGR Reserve area. 3.F.3.b Adjacency this parcel is directly north of and adjacent to a previously approved preserve parcel. This parcel has a recorded Conservation Easement on it already (ORB 18768, Pg 1681) and is already an approved preserve parcel for the Appolonia AGR-PUD. 3.F.3.c Uses this parcel is currently being utilized as fallow land. 3.F.3.e.2)b (1) exceeds the minimum 150 acres on its own. 3.F.3.e.2)b (2) this parcel shares more than one common boundary exceeding the minimum required of 50% and is contiguous with an existing preserve parcel as previously mentioned above. 3. Compatibility with Surrounding Uses. The proposed amendment is compatible, and generally consistent with existing uses of the surrounding zoning districts. The site is adjacent to the Florida s Turnpike to the east, the Hyder AGR-PUD located on the west side of Lyons Road which is approved for 995 residential units or 1du/acre; and the Delray Training Center PUD to the north, includes 471 residential units or 1.32 du/acre. All of which are compatible uses to the proposed application. 4. Design Minimizes Adverse Impact. The proposed amendment to the development plan minimizes adverse effects, including visual impact and intensity of the proposed use on adjacent lands. The proposal minimizes adverse impacts of development on the environment by incorporating substantial landscape buffers and planting Page 11 of 15

12 materials. The project includes significant landscape buffers along the property lines. Specifically, 50 AGR-PUD perimeter buffers are provided on the east and west property lines, against the Turnpike and Lyons Road. Twenty-five foot (25 ) buffers are provided on the north and south property lines utilizing the 50% reduction as allowed per the ULDC, and previously approved per Art. 3.E.2.F.4.d Design Minimized Environmental Impact. The proposed amendment to the project minimizes environmental impacts, including, but not limited to, water, air, stormwater management, wildlife, vegetation, wetlands, and the natural functioning of the environment. The amendment continues with in keeping with the stable character that is compatible with the surrounding areas by developing the property at its highest and best use. The proposed amendment for this community will not only benefit the environment, but will lessen the impact on the area s roads and social services. The proposed amendment to the PUD does not have any adverse or negative impact on the environmental planning aspects as it is carefully designed to contribute positively in this regard. The extensive lake system is being maintained throughout the site, and thus providing a substantial area for littoral planting, which creates habitats for native wildlife. In addition, the Bridges AGR- PUD is not located within a Wellfield Protection Zone. 6. Development Patterns. The proposed amendment to the project does not negatively impact the development pattern for the community. The overall project encourages innovations in land development by providing for a residential Planned Unit Development which creates a homogeneous Master community. Delray Training Center (Mizner Country Club). The proposed AGR-PUD is consistent with the development patterns in this area by providing low-density detached housing with private recreation facilities. The proposed AGR-PUD provides a residential environment that is compatible and harmonious with the surrounding area. The Bridges PUD lies directly to the east of the Hyder AGR-PUD and Mizner County Club lies directly to the north of the Bridges PUD, both of which represent the prevailing development pattern within the AG-Reserve district of Palm Beach County. Other communities such as Canyon Lakes, Canyon Isles, Canyon Springs, Saturnia Isles, The Oaks, again all family communities lying south of Boynton Beach Blvd. and north of Clint Moore Road are similar in nature with the proposed Hyder AGR-PUD. The adjacent communities and communities within close proximity are consistent with the development patterns in the area by providing low-density detached housing with private recreation facilities. The development parcel is in close proximity to the Delray Market Place TMD, a major hub that provides shopping, dining, banking and medical office opportunities to existing and future residents (scheduled to open in early 2013). The increase in development area only enhances the residential environment within the area by aggregating development in the area. Page 12 of 15

13 7. Adequate Public Facilities. The proposed use will comply with Art. 2.F, Concurrency, of the ULDC by including an application to support the increase of units and civic area. An affirmative determination of concurrency will be issued by Palm Beach County prior to certification of the proposed Development Order Amendment to proceed to public hearings for approval. 8. Changed Conditions or Circumstances. The proposed amendment to the overall project is market driven. As the current project (Bridges north parcel) has been in sales for the past year, it has become apparent that a demand for more units similar in nature are needed to meet the demands within the area. The current DOA is keeping with the process by enhancing the existing development parcel within an area already prime for residential construction as roads, utilities, and amenities such as shopping, bowling alley, theater, medical, schools, and recreation are already in place or will soon be opened. Planned Unit Development Standards The proposal meets the requirements set forth in the ULDC Article 3.E.2.B., Planned Unit Development District Regulations, as it relates to purpose and intent as follows: 1. This project ensures that future growth and development occurs in accordance with the AGR Reserve section of the Comprehensive Plan. According to Table 3.E.2.C- 14 of the ULDC, an AGR/PUD Zoning District corresponds to the existing AGR Land Use Category. Under the AGR Future Land Use Category the subject property is permitted a maximum of 1431dwelling units for a density of 1 dwelling unit per acre. However, in that acres of the preserve for the PUD come with no density, this PUD is capped at a maximum number of units of This request is to increase the dwelling units from 591 to 1008 dwelling units, which is consistent with the Comprehensive Plan. 2. The proposal minimizes adverse impacts of development on the environment by incorporating substantial landscape buffers and planting materials, none that currently exist on-site due to the ongoing farming activities. In addition, the development will contain significant required landscape buffers along the property lines. An extensive lake system throughout the site will provide a substantial area for littoral planting, which provides habitat for native wildlife. The low densities proposed for this community will not only benefit the environment, but will lessen the impact on the area s roads and social services. The proposed PUD is not expected to have any adverse or negative impact on the environmental planning aspects as it is carefully designed to contribute positively in this regard. Page 13 of 15

14 3. The proposal will increase and promote the use of bicycle routes and other nonvehicular modes of transportation by providing an internal pedestrian transportation system. The proposed community will provide a connection to Lyons Road. 4. The proposal will result in a desirable environment with more amenities than would be possible through the strict application of the minimum standards of a standard zoning district by complying with the PDD code requirements. The PDD standards require a recreation area totaling 6.05 acres while the proposal actually provides a total of acres, which is more than 50% over what is required by the ULDC. Based on the tremendous success of other G.L. communities, this project will offer the standard G.L. extras for the clubhouse, swimming pool and neighborhood recreation areas, which will encourage community interaction. 5. The proposal will provide for the efficient use of land, resulting in logical networks of utilities and streets, thereby lowering development costs. The master planned community has been designed to create the most efficient and cost-effective means for development. 6. The proposal will foster the safe, efficient and economic use of land, transportation, public facilities and services by utilizing the highest and best use of the subject property. Development of the site at a low density has resulted in a well-planned community featuring a lake system that occupies acres of the overall site, acres of private recreation areas, and numerous amenities within the development, so future residents can enjoy their environment without leaving their neighborhoods. 7. The proposal will encourage concentrated land use patterns, allow for trip consolidation and encourage pedestrian circulation between land uses. The enhanced recreation area provides a desirable environment contributing to a homogeneous community, which can interact thereby consolidating the number of trips, as well as encouraging pedestrian circulation. 8. The site has been in agricultural production, and to the best of our knowledge, there are no significant areas of native vegetation on site which are subject to Article 14 Chapter C of the ULDC. 9. The proposal will avoid inappropriate development of lands by developing the property at its highest and best use. The proposal is consistent with surrounding communities and uses. Additionally, the strict development standards that apply to a PUD will ensure that the property is developed at its highest and best use. 10. This proposal is for a 60/40 residential AGR/PUD that does not include commercial uses. Therefore, the project will ensure that individual residential POD s will be Page 14 of 15

15 rationally developed and be compatible with the surrounding area for the mutual benefit of all. 11. The proposal will provide an environment of stable character that is compatible with the surrounding areas by developing the property at its highest and best use. The residential character of the proposal is compatible with the development patterns in this part of Palm Beach County. 12. The proposal encourages innovations in land development by providing for a residential Planned Unit Development which creates a homogeneous Master community. The proposal facilitates the use of the most advantageous techniques of land development by following the directives of the ULDC and the Comprehensive Plan. REGULATING PLAN A Regulating Plan for the Planned Development District as required Article 3.E.1.D.3. Palm Beach County ULDC consisting of a comprehensive graphic and written description of the function and development of the Planned Development District with the PUD is included in this application. No major changes are being requested to any of the details included on the regulating plans. The owner/developer, Boca Raton Associates VI, LLLP respectfully requests approval of this proposal. The Project Manager for this project is Gladys DiGirolamo. Page 15 of 15