BCC TRANSMITTAL PUBLIC HEARING, MAY 2, 2018

Transcription

1 Item: 4.B.2 FUTURE LAND USE ATLAS AMENDMENT STAFF REPORT AMENDMENT ROUND 18-C BCC TRANSMITTAL PUBLIC HEARING, MAY 2, 2018 A. Application Summary I. General Project Name: Lenox North Beach (LGA ) Request: Acres: Location: Project Manager: Applicant: Owner: Agent: Staff Recommendation: CH/8 to CH/ acres West side of US Highway 1, just north of Juno Road and approximately 0.61 miles north of PGA Boulevard Francis Forman, Planner I A. Sims Garrison, Fairway Investments, LLC A. Sims Garrison, Fairway Investments, LLC Ken Tuma, Urban Design Kilday Studios Staff recommends approval with conditions based upon the findings and conclusions contained within this report. II. Assessment & Conclusion The request proposes an amendment to increase residential density on an aging commercial center, to foster the redevelopment of the site with a multifamily development. Under the current future land use designation the applicant can redevelop the shopping center with up to 211 dwelling units (19 units per acre), using the Transfer of Development Rights (TDR) and Workforce Housing Program (WHP) density bonuses. The applicant s intent is to develop a 250 unit multifamily housing development, with 33 of the proposed units as TDR and 83 through the WHP density bonus. The site is located along the US 1 corridor located just south of Juno Beach on US Highway, and immediately adjacent to the Pleasant Ridge and Juno Ridge CCRT areas. The proposed density is higher than the density of the surrounding neighborhoods, and would need to be configured so that impacts on neighboring areas are minimized, to ensure land use compatibility. The applicant has proposed conditions of approval requiring that 25% of the dwelling units built on site are workforce housing units and includes a requirement to purchase the full amount of available TDR units at the workforce housing rate. In addition to the conditions proposed by the applicant, staff is recommending conditions of approval to cap the units at 250 in order to ensure that the design and intensity of the project remain as represented by the applicant, to ensure that the site design issues raised by staff and area residents are addressed by requiring that the amendment and zoning hearings are held on concurrently, and to limit the density increase to only an exclusively residential project. Staff will continue to review the applicant s proposed distribution among income categories and unit types to ensure that the intent of the WHP is met, and to ensure consistency with both the WHP and TDR requirements of the Code. 18-C FLUA Amendment Staff Report 1 Lenox North Beach (LGA )

2 III. Hearing History Local Planning Agency: Provided in the BCC Transmittal Hearing agenda Board of County Commissioners Transmittal Public Hearing: State Review Comments: Board of County Commissioners Adoption Public Hearing: T:\Planning\AMEND\18-C\Reports-Agendas\2-BCCTran\4-B-2_18-C_LenoxNorthBeach-Rpt.docx 18-C FLUA Amendment Staff Report 1 Lenox North Beach (LGA )

3 18-C FLUA Amendment Staff Report 2 Lenox North Beach (LGA )

4 B. Petition Summary I. General Data Project Name: Lenox North Beach (LGA ) Request: Acres: Location: Project Manager: Applicant: Owner: Agent: II. Site Data Current FLU: Existing Land Use: Current Zoning: Current Dev. Potential Max: Proposed FLU: Proposed Zoning: Dev. Potential Max/Conditioned: HR-8 to HR acres West side of US Highway 1, just north of Juno Road and approximately 0.61 miles north of PGA Boulevard Francis Forman, Planner I A. Sims Garrison, Fairway Investments, LLC A. Sims Garrison, Fairway Investments, LLC Ken Tuma, Urban Design Kilday Studios Current Future Land Use Commercial High with and underlying 8 units per acre (CH/8) Commercial Retail Plaza with 102,670 built square feet Commercial General (CG) Commercial, up to.50 FAR (242,626 square feet) Proposed Future Land Use Change Commercial High with and underlying 12 units per acre (CH/12) Planned Unit Development (PUD) Commercial, up to.50 FAR (242,626 square feet) or Residential, up to 133 dwelling units with additional TDR and Workforce Housing units General Area Information for Site Tier/Tier Change: Urban Suburban Tier No Change Utility Service: Seacoast Utilities Overlay/Study: None Annexation Area: Town of Juno Beach Comm. District: Hal R. Valeche, District 1 18-C FLUA Amendment Staff Report 3 Lenox North Beach (LGA )

5 C. Introduction I. Intent of the Amendment The subject of the amendment is an acre site is located along the west side of US highway 1, 0.6 mile north of PGA Boulevard. The amendment is proposed to increase the underlying density on a site with Commercial High, with an underlying 8 units per acre (CH/8) future land use designation to Commercial High, with an underlying 12 units per acre (CH/12), in order to develop the site for residential use. The concurrent zoning application (SV/ZV/ABN/PDD/CA/TDR ) proposes to rezone the property from General Commercial with a Special Exception for Planned Commercial Development (CG/SE/PCD) to Planned Unit Development (PUD). The applicant proposes to create a gated complex consisting of a 3-story building surrounding a parking structure, and twostory townhomes, would be placed along the western and northern perimeters, to transition to the predominantly single family, one-story subdivisions to the west and north. Through the zoning process, the applicant is requesting to use a provision of the County s Workforce Housing Program (WHP) optional density bonus, allowing up to a 100% density bonus, to increase density to 22.4 units per acre, or 250 total units. The Workforce Housing Program Analysis pre-application result letter dated August 31, 2017 issued by the Planning Division (see Exhibit X) authorizes the request for the additional bonus density with a recommendation that 25% (63) of the units would be workforce units. II. Background/History The subject site is located in the Urban Suburban Tier, in the northwest quadrant of U.S. Highway One and Juno Road, approximately 0.61 miles north of PGA Boulevard. The property is built out with a commercial shopping center with 102,670 square feet, including a vacant fast food restaurant, and is about 30% leased out, according to the applicant. Overview of the Area The site is located along a commercial corridor. North and west of the property is a neighborhood consisting of a mix of one story single-family and multi-family homes. This neighborhood is designated as a Countywide Community Revitalization (CCRT) area known as Pleasant Ridge- Juno Terrace. A little further to the north, at the corner of Universe Boulevard and U.S. Highway 1 is The Waterford, a high rise Congregate Living Facility located within the municipality of Juno Beach. Adjacent to the southeast of the site, at the corner of U.S. Highway 1 and Juno Road, is an existing fast food restaurant. To the south, across Juno Road, is an existing two-story office and retail building, a daycare and private school, and a mixture of single-family and multi-family uses. The two-story office building consists has frontage on Juno Road. The Batt School day care and private school has 55 total students. The residential uses, along with the mixture of other uses, are all included within another CCRT area, known as Juno Ridge. The area to the east of the subject site, across U.S. Highway 1, consists of land designated as Commercial High and developed with one story strip commercial, and further east is are residential land uses developed with one story single-family homes. 18-C FLUA Amendment Staff Report 4 Lenox North Beach (LGA )

6 D. Consistency and Compatibility I. Data and Analysis Summary This section of the report examines the consistency of the amendment with the County s Comprehensive Plan, Tier Requirements, applicable Neighborhood or Special Area Plans, and the impacts on public facilities and services. A. Consistency with the Comprehensive Plan - General 1. Justification: FLUE Policy 2.1-f: Before approval of a future land use amendment, the applicant shall provide an adequate justification for the proposed future land use and for residential density increases demonstrate that the current land use is inappropriate. In addition, and the County shall review and make a determination that the proposed future land use is compatible with existing and planned development in the immediate vicinity and shall evaluate its impacts on: 1. The natural environment, including topography, soils and other natural resources; (see Public Facilities Section) 2. The availability of facilities and services; (see Public Facilities Section) 3. The adjacent and surrounding development; (see Compatibility Section) 4. The future land use balance; 5. The prevention of prevention of urban sprawl as defined by (51), F.S.; (see Consistency with Florida Statutes) 6. Community Plans and/or Planning Area Special Studies recognized by the Board of County Commissioners; and (see Neighborhood Plans and Overlays Section) 7. Municipalities in accordance with Intergovernmental Coordination Element Objective 1.1. (see Public and Municipal Review Section) The applicant has prepared a Justification Statement (Exhibit 2) which is summarized as follows: The site is an aging commercial center, and current commercial trends are causing this site to decline and make it unsuitable for commercial redevelopment. The change of the property's HR-8 FLU designation to HR-12 is suitable since the site fronts on U.S. Highway 1. The increased density would support the future growth and job demands of the U.S. Highway 1 corridor by providing additional housing for persons employed within the corridor. The additional density from utilizing the Workforce Housing Program (WHP) would result in the provision of a significant number of Workforce Housing units. Staff Analysis: This policy is the umbrella policy over the entire FLUA amendment analysis and many of the items are addressed elsewhere in this report as identified above. The site currently has a CH/8 future land use designation and is developed with a shopping center with 102,670 square feet including a vacant fast food restaurant. The Comprehensive Plan currently allows up to.50 floor area ratio on this site that would allow 18-C FLUA Amendment Staff Report 5 Lenox North Beach (LGA )

7 up to 242,629 square feet of commercial development. The Comprehensive Plan also allows the underlying 8 units per acre to be developed with commercial uses as a mixed use planned development using both the commercial square footage and the allowable density under the 8 units per acre. The site would qualify today for a mixed use project or residential project to use the 8 units per acre plus Transfer of Development Rights (TDR) and Workforce Housing Program (WHP) units for a potential of 19 units per acre (see Policy 2.4-b Section of this report for discussion). The applicant is applying for an amendment to the underlying residential designation to increase the density from 8 units per acre (plus TDR and WHP) to 12 units per acre (plus TDR and WHP) for up to 27 units per acre (with a 100% WHP density bonus, see Housing Element Policy 1.1-o section for discussion). At the time the amendment was submitted, the applicant was requesting the full 27 units per acre potential. However, following discussions with staff and neighboring residents, the applicant has redesigned the site and proposed a reduction in dwelling units to a maximum of 250 (22.4 units per acre). The applicant proposes conditions of approval requiring that 25% of the dwelling units built on site are workforce housing units and includes a requirement to purchase the full amount of available TDR units. The applicant s justification statement indicates that the low occupancy rate of the center and the vacant fast-food building located on the site, along with trends away from storefront retail uses, demonstrate that continued commercial use of the property is not viable. The applicant cites that the location on the US Highway 1 corridor as appropriate for higher density residential use, as the residential uses and workforce housing units proposed on the site could support the various office, retail and institutional places of employment along the corridor, including the 2,000 employee FPL campus located less than 0.25 mile north of the subject site. The applicant indicates 250 units are necessary for a viable project, and that this number cannot be achieved using the existing 8 units per acre designation in combination with the available TDRs and WHP density bonus. Redevelopment of the site from commercial development to residential multifamily at a higher density would be consistent with the intent of the Comprehensive Plan to focus urban development at appropriate locations within the Urban Suburban Tier. It would also be consistent with the character of development along this corridor, which includes a mix of residential, commercial, and office uses. Considering the findings above, and the inclusion of conditions requiring that 25% of the dwelling units be workforce housing units provided on site, and requiring the purchase of the full amount of available TDR units, the applicant has met the requirements for an adequate justification. However, in order to ensure that the design and intensity of the project remain as represented by the applicant, and to ensure that the site design issues raised by staff and area residents are addressed prior to adoption, staff is recommending additional conditions of approval to cap the number of dwelling units at 250, to limit the use of the density increase to an exclusively residential project, and to require that the proposed Comprehensive Plan Future Land Use Amendment and the proposed rezoning be considered by the BCC at the same public hearing. 2. County Directions FLUE Policy 2.1-g: The County shall use the County Directions in the Introduction of the Future Land Use Element to guide decisions to update the Future Land Use Atlas, provide for a distribution of future land uses in the unincorporated area that will accommodate the future population of Palm Beach County, and provide an 18-C FLUA Amendment Staff Report 6 Lenox North Beach (LGA )

8 adequate amount of conveniently located facilities and services while maintaining the diversity of lifestyles in the County. Staff Analysis: Several County Directions are relevant to the proposed amendment: Direction 2. Growth Management. Provide for sustainable communities and lifestyle choices by: (a) directing the location, type, intensity, timing and phasing, and form of development that respects the characteristics of a particular geographical area; (b) requiring the transfer of development rights as the method for most density increases; (c) ensuring smart growth, by protecting natural resources, preventing urban sprawl, providing for the efficient use of land, balancing land uses; and, (d) providing for facilities and services in a cost efficient timely manner. Direction 3. Infill, Redevelopment and Revitalization. Address the needs of developed urban areas that lack basic services, and encourage revitalization, redevelopment, and infill development in urban areas to increase efficient use of land and existing public facilities and services. Direction 4. Land Use Compatibility. Ensure that the densities and intensities of land uses are not in conflict with those of surrounding areas, whether incorporated or unincorporated. Direction 7. Housing Opportunity. Ensure that housing opportunities are compatible with the County's economic opportunities by providing an adequate distribution of very-low and low-income housing, Countywide, through the Workforce Housing Program. This proposal represents infill development, contributing toward the efficient use of land and existing public facilities and services. It also represents residential redevelopment of an aging commercial site, along a major corridor, where several significant employment centers exist, and where proposals for additional intensification and redevelopment can be anticipated. Land use compatibility is discussed in Section C below. With regard to housing opportunity, the applicant intends to build 250 rental units which increase housing options and may support the institutional, office and retail workforce in the vicinity. The conditions of approval proposed with this amendment are intended to help balance several competing objectives: promoting redevelopment and increasing housing opportunity, while respecting ensuring compatibility and respecting the characteristics of an area. 3. Piecemeal Development - Policy 2.1-h: The County shall not approve site specific Future Land Use Atlas amendments that encourage piecemeal development or approve such amendments for properties under the same or related ownership that create residual parcels. The County shall also not approve rezoning petitions under the same or related ownership that result in the creation of residual parcels. Staff Analysis: The definition of piecemeal development in the Comprehensive Plan describes A situation where land, under single ownership or significant legal or equitable interest (by a person as defined in Section [4] F.S., is developed on an incremental basis, or one piece at a time, with no coordination or overall planning for the site as a whole. No parcel in same ownership is left out of proposed amendment. Therefore, the proposed amendment is not piecemeal, and does not create a residual parcel pursuant to this policy and definition. 18-C FLUA Amendment Staff Report 7 Lenox North Beach (LGA )

9 B. Consistency with Urban/Suburban Tier Requirements for the Specific FLU Future Land Use Element Objective 1.1, Managed Growth Tier System, states that Palm Beach County shall implement the Managed Growth Tier System strategies to protect viable existing neighborhoods and communities and to direct the location and timing of future development within 5 geographically specific Tiers.. 1. Housing Element, Policy 1.1-o: The County shall preserve affordability of affordable housing units developed through the Workforce Housing Program and the Affordable Housing Program as follows: 1. The Workforce Housing Program will target households with incomes ranging from 60%-140% of area median income. 2. The Affordable Housing Program will target households at or below 60% of area median income. The Workforce Housing Program and Affordable Housing Program units shall be made available at a rate affordable to the specified income groups, and only to income-eligible households for a period of time to be set forth in the Unified Land Development Code (ULDC). All Workforce Housing Program and Affordable Housing Program criteria shall be subject to the review and approval of the Board of County Commissioners. Workforce Housing Mandatory Obligation. The County imposes a mandatory obligation to provide workforce units within residential developments in the Urban/Suburban Tier. This obligation requires a percentage of dwelling units to be provided as for-sale or rental workforce housing, affordable to households having 60% to 140% of area median income. The 2017 Area Median Income in Palm Beach County was $67,900 for a family of four. The table below identifies the mandatory obligation of workforce housing units if the subject site were developed today with the existing designation of 8 units per acre or the proposed 12 units per acre, utilizing the full incentive option of the Workforce Housing Program and without any optional density bonus. Table 1. Current and Proposed Future Land Use Units Acres FLU FLU Density FLU Units Workforce Mandatory Units % Current CH/8 8 du/acre % Proposed CH/12 12 du/acre % Increase du/acre Workforce Housing Optional Density Bonus: The County s Workforce Housing Program (WHP) also allows density to be increased without a future land use amendment through the WHP Bonus Density option. This Option allows a density bonus in exchange for a percentage of units being dedicated as workforce housing. Density bonuses are limited to a maximum of 30% for densities up to LR-3, with higher bonuses available for MR-5 and above. For MR-5 and above, the maximum bonus is determined through a preapplication process, which considers census data, area amenities, and other factors. In census tract where the subject site is located, the concentration of very low and low income households is 56.6%, which would yield a density bonus of up to 40%. 18-C FLUA Amendment Staff Report 8 Lenox North Beach (LGA )

10 However, the WHP also allows the Planning Director to authorize a higher density bonus if the project serves to mitigate an existing concentration of very low and low incomes by including a mix of higher income market-rate units or higher income workforce units. The Planning Division issued a letter dated August 31, 2017 (Exhibit 9) authorizing the applicant s request for up to 100% density bonus based on this provision of the WHP. This authorization was based on the preliminary information provided by the applicant, and subject to compatibility, site constraints, and the inclusion of staff recommended conditions of approval. The purpose of the conditions is to ensure that the intent of the policy to mitigate existing concentrations is met, and to reflect Board actions on recent land use amendments. The letter, which reflects the applicant s original request for 300 units, indicates that the census tract where the subject site is located meets the concentration criterion. The staff-recommended conditions of approval require 25% (63) of the housing units to be provided as workforce housing units, on site, in all unit types. Table 2 describes the workforce housing units required by the condition of approval, as applied to the current proposal for 250 units. Table 2. Planning Division Condition for Workforce Units Income Percentage Number of Rental Range Category of WHP Units WHP Units Low $810 $1,670 10% 12 Moderate 1 $1,080 - $2,088 40% 19 Moderate 2 $1,350 - $2,505 40% 19 Middle $1,620 - $2,922 10% 13 Total $810 - $2, Staff Analysis: As demonstrated through the information provided above, the number of WHP units that would result from the proposed condition (63 units, or 25% of total units) is significantly higher than the units that would be required if the site was developed under the 8 units per acre or 12 units per acre without the WHP bonus shown in Table 1 (7 or 12 units respectively.) 2. Density Increases - Policy 2.4-b: The Transfer of Development Rights (TDR) Program is the required method for increasing density within the County, unless: 1. an applicant can both justify and demonstrate a need for a Future Land Use Atlas (FLUA) Amendment and demonstrate that the current FLUA designation is inappropriate, as outlined in the Introduction and Administration Element of the Comprehensive Plan, or 2. an applicant is using the Workforce Housing Program or the Affordable Housing Program as outlined in Housing Element Objectives 1.1 and 1.5 of the Comprehensive Plan and within the ULDC. TDR Overview: The Comprehensive Plan Future Land Use Atlas identifies the maximum allowable number of dwelling units for each property in the County by the future land use designation. To further specific policy objectives, the Plan also provides several means to increase density where appropriate, without requiring amendments to the Comprehensive Plan. Properties seeking a higher density than allowed by the adopted future land use designation can apply for an increase as follows: 18-C FLUA Amendment Staff Report 9 Lenox North Beach (LGA )

11 purchase of Transfer of Development Rights (TDR) in designated receiving areas, use of density bonuses available through the Workforce Housing (WHP), and Affordable Housing (AHP) Programs. Per Policy 2.4-b, The TDR Program is the mandatory method of increasing density, unless the WHP or AHP density bonus is used, or a plan amendment can be justified. Sub-Policy 1 allows properties to be granted a future land use amendment to increase density if the applicant can justify and demonstrate a need for the change, and can demonstrate that the current designation is inappropriate. In addition, properties within the West Lake Worth Road Neighborhood Plan are permitted to achieve a density increase solely through the future land use amendment process, without the use of TDRs and WHP density bonuses, provided that the proposed increase is identified in the Neighborhood Plan. The County s TDR Program was initially adopted in the 1980 Comprehensive Plan, with the intent to: 1) redistribute population to urban areas; 2) protect conservation and coastal zone areas as well as environmentally sensitive lands; 3) protect prime agricultural lands; and 4) provide residential density incentives which would lower housing costs. The TDR Program allows property owners within the County s Urban Suburban Tier to increase density without an amendment by purchasing development rights from a private seller in a designated sending area, or from a TDR bank at a price that is regularly reviewed and adjusted by the BCC. The TDR Program is applied during the development review process. A minimum of 35% of TDRs used must be provided as workforce housing units. The cost for a market rate TDR is established as 10% of the County's median home sales price. The County offers workforce housing TDR units at 5% of the market rate TDR price. In addition, a 25% price reduction is allowed for TDR s that are consistent with a neighborhood plan. The current prices are provided below. Table 3. Transfer of Development Rights Unit Prices PBC Median Sales Price* TDR Market Rate Price TDR WHP Price Single Family: $325,000 $32,500 $1,625 Multi Family/Condo: $162,000 $16,200 $810 * Data Source: Realtors Association of the Palm Beaches Median Sales Price, March 2017 Current and Potential Bonus Density: As previously stated, the County s optional bonus density TDR and WHP Programs allow property owners to increase density through the zoning process without an amendment or concurrent to an amendment. The Table 4 below provides a comparison of the density available on the subject site through the TDR and WHP Programs. The Table identifies the Future Land Use Units from the Table 1, and identifies the maximum allowable units using a combination of the TDR and WHP bonus programs to increase density. The table also indicates that the theoretical TDR range of the potential density that could be approved on the subject sites. Finally, the table below indicates the number of WHP units that currently would be required should the subject site develop pursuing the maximum density bonuses as compared to the proposed amendment. Since the applicant has requested the higher workforce housing percentage through the WHP provision discussed above, the percentage of WHP units is reflected as 25%, otherwise the percentage would be 23%. 18-C FLUA Amendment Staff Report 10 Lenox North Beach (LGA )

12 Table 4. Current and Potential Density with TDR and WHP Bonus FLU FLU Units TDR Bonus WHP Bonus Total Workforce* TDR Range Units Density Units % Current CH/ du/ac 53 25% $26,730 to $349,920 Max w/flu Proposed Proposed by Applicant CH/ du/ac 75 25% $26,730 to $349,920 CH/ du/ac 63 25% $26,730 to $349,920 * 25% based upon the Planning Division Workforce Housing Letter dated August 31, 2017 (Exhibit 9), and condition proposed by applicant. Applicant s TDR Justification: The applicant states that the density increase exclusively through the TDR and WHP programs are inappropriate, as the intended number of units cannot be achieved through TDRs and WHP density bonuses alone. The applicant as follows: site is surrounded by existing residential, public/institutional, and nearby commercial developments that support the proposed density; site is located along U.S. Highway 1, and in close proximity to the FPL Juno campus. Staff Analysis: Policy 2.4-b requires that density increases be accomplished through the use of TDRs, unless an applicant meets the criteria for an amendment, or uses the workforce or affordable housing programs. As shown in Table 4, the site could achieve up to 211 dwelling units (19 units per acre) using a combination of TDR and WHP programs with the current future land use designation (HR-8). Since this figure is less than the 250 dwelling units (22.4 units per acre) requested, the applicant is seeking the future land use amendment. The amendment would increase the future land use density from HR-8 to HR-12, thereby increasing the future land use dwelling units from 89 to 134 units, plus additional density from TDRs and WHP density bonus. The applicant proposes conditions of approval that require 25% of the units as workforce housing units and commits to the purchase of the entire 33 available TDR units at the workforce housing rate. Since the applicant has met the justification requirements for a future land use amendment, and incorporates TDR units as a condition of approval, the proposed amendment is consistent with Policy 2.4-b. The Planning Division Workforce Housing letter (Attachment 9) did not reference the use of TDRs in increasing density. The ULDC TDR provisions set out specific workforce housing obligations and parameters for TDRs. As the applicant is now proposing the use of the 33 available TDRs on this site, the ULDC workforce housing requirements for these TDRs must be reconciled with the requirements for workforce housing units laid out in the Planning Division Workforce Housing letter, to ensure no conflict is created. Staff is recommending a condition of approval for transmittal that requires that these requirements, which include the distribution of units among income categories and unit types, be finalized between transmittal and adoption. That said, staff will also continue to 18-C FLUA Amendment Staff Report 11 Lenox North Beach (LGA )

13 work to reconcile these requirements and finalize the specific requirements prior to transmittal, for the benefit of the applicant, the Board, and the area residents. C. Compatibility Compatibility is defined as a condition in which land uses can co-exist in relative proximity to each other in a stable fashion over time such that no use is negatively impacted directly or indirectly by the other use. FLUE Policy 2.1-f states that the County shall review and make a determination that the proposed future land use is compatible with existing and planned development in the immediate vicinity. And FLUE Policy b states that Areas designated for Residential use shall be protected from encroachment of incompatible future land uses and regulations shall be maintain to protect residential areas from adverse impacts of adjacent land uses. Non-residential future land uses shall be permitted only when compatible with residential areas, and when the use furthers the Goals, Objectives, and Policies of the Plan. The surrounding land uses immediately abutting the site are the following: North and West: To the north and northwest is Pleasant Ridge, a single family subdivision designated Medium Residential, 5 units per acre. The northernmost street of this subdivision borders the north boundary of the subject property. To the north beyond this street is the Waterford CLF, located in Juno Beach, and comprising a 12 story tower with surrounding 3 and 1-story facilities. This area is also the location of a credit union, a 4 story structure at the SW corner of Universe Blvd. North of the Waterford, on the north side of Universe Blvd, is the FPL campus with 3 to 5-story structures. Along the western boundary is Juno Terrace, designated HR-12 FLU, but built out at less than 8 units an acre. This area is approximately 1/3 single family homes, and the remainder a mix multifamily structures primarily in the 2 to 4 unit range. Together these comprise the Pleasant Ridge-Juno Terrace Countywide Community Revitalization Area, originally identified as a CCRT area but inactive in recent years. South: To the south is the Juno Ridge Countywide Community Revitalization Area. This area consists of single-family and multi-family homes with a future land use designation of MR-5, as well as a school and an office use at the east end near U.S. Highway 1. East: To the east, across U.S. Highway One, is a 4.29-acre strip of retail and commercial businesses, which have a future land use designation of Commercial High, with an underlying 8 units per acre. Further to the east is the Captain s Key residential development with a future land use designation of Low Residential, 1 unit per acre. Staff Analysis: In the past several years, there have been an increasing number of amendments that seek to increase residential density through a combination of the future land use amendment process and the TDR and WHP density bonus programs. The review of these amendments make it increasingly apparent that these components cannot be analyzed independently, because the granting of an amendment has an impact on the amount of WHP density bonus and TDRs that become available to the project. Increasingly, requests for amendments, WHP density bonuses, and TDRs, or combinations of these, are for sites that represent infill, within existing patterns of development. Ultimately, the finding of compatibility that is required as part of the assessment of a proposed amendment must take into consideration the potential for 18-C FLUA Amendment Staff Report 12 Lenox North Beach (LGA )

14 additional density increases resulting from the density bonus programs, and the impacts of this density on the surrounding area, as part of the amendment process. As discussed in the Justification, the site is developed with a shopping center with 102,670 square feet including a vacant fast food restaurant. The proposed 250 unit project would represent a higher density (22.4 units per acre) than the density of adjacent neighborhood which ranges from 5 to 8 units per acre built density. The redevelopment of the site to residential uses would result in lower traffic impacts than if the commercial plaza was at full capacity (See Exhibit 4). While the US 1 Corridor in this area is generally a low density and intensity corridor, there are a number of high density and multi-story developments located in the vicinity, including the Waterford retirement community, the Golden Bear Plaza, and the Power Financial Credit Union. Subsequent to the submittal of the application, the applicant has made several modifications to the amendment and to the zoning application to address concerns raised by County staff and area residents. Changes include: reducing units from 300 to 250; incorporating a parking structure, wrapped by residential buildings; and limiting perimeter housing to 2 stories. The incorporation of these changes has created a tapering of density towards the west of the property adjacent to Pleasant Ridge, which addressed the compatibility concerns raised by staff. To ensure that the design and intensity of the project remain as represented by the applicant, and to ensure that the site design issues raised by staff and area residents are addressed prior to adoption, staff is recommending additional conditions of approval to cap the number of dwelling units at 250, to limit the use of the density increase to an exclusively residential project, and to require that the proposed Comprehensive Plan Future Land Use Amendment and the proposed rezoning be considered by the BCC at the same public hearing. D. Consistency with County Overlays, Plans, and Studies 1. Neighborhood Plans and Studies FLUE Policy 4.1-c states The County shall consider the objectives and recommendations of all Community and Neighborhood Plans, including Planning Area Special Studies, recognized by the Board of County Commissioners, prior to the extension of utilities or services, approval of a land use amendment, or issuance of a development order for a rezoning, conditional use or Development Review Officer approval Staff Analysis: The site is not located within a neighborhood plan. E. Public Facilities and Services Impacts The proposed amendment will change the Future Land Use designation from HR-8 to HR-12 for the purposes of developing 250 additional rental units. Public facilities impacts are detailed in the table in Exhibit Facilities and Services FLUE Policy 2.1-a: The future land use designations, and corresponding density and intensity assignments, shall not exceed the natural or manmade constraints of an area, considering assessment of soil types, wetlands, flood plains, wellfield zones, aquifer recharge areas, committed residential development, the transportation network, and available facilities and services. Assignments shall not be made that underutilize the existing or planned capacities of urban services. 18-C FLUA Amendment Staff Report 13 Lenox North Beach (LGA )

15 Staff Analysis: The proposed amendment has been distributed to the County service departments for review. There are adequate public facilities and services available to support the amendment, and the amendment does not exceed natural or manmade constraints. Staff sent a request for departmental review of the proposed amendment to various County departments and external agencies for review of public facility impacts. No adverse comments were received from the following departments and agencies regarding impacts on public facilities: Mass Transit (Palm Tran), Potable Water & Wastewater (Seacoast Utilities), Environmental (Environmental Resource Management), Historic Resources (PBC Archaeologist), Parks and Recreation, Office of Community Revitalization (OCR), ULDC (Zoning), Land Development (Engineering), School Board, Health (PBC Dept. of Health), Fire Rescue, Lake Worth Drainage District. 2. Long Range Traffic - Policy 3.5-d: The County shall not approve a change to the Future Land Use Atlas which: 1) results in an increase in density or intensity of development generating additional traffic that significantly impacts any roadway segment projected to fail to operate at adopted level of service standard D based upon cumulative traffic comprised of the following parts a), b), c) and d): Staff Analysis: The Traffic Division reviewed this amendment based on the existing potential of 62 dwelling units and the initially proposed potential of 300 dwelling units. According to the County s Traffic Engineering Department (see letter dated June 20, 2017 in Exhibit 5) the amendment would result in 1,403 net daily trips, and 77 AM and 93 PM net peak hour trips. The Traffic letter concludes Based on the review, the Traffic Division has determined the proposed amendment meets Policy 3.5-d of the Land Use Element of the Palm Beach County Comprehensive Plan at the maximum potential shown above". The Traffic Study (see Exhibit 4) was prepared by Simmons & White, 2581 Metrocentre Blvd West, Suite 3, West Palm Beach, FL Traffic studies and other additional supplementary materials for site-specific amendments are available to the public on the PBC Planning web page at: 3. School District Comments: The School Board indicated that the proposed amendment will have no impact on the public school system and has stated no issues with the amendment. 4. Zoning Implications: The concurrent zoning application is currently under review by the Zoning Division and participating departments. There have been many issued raised by the public regarding the site design that will need to be discussed with staff during the continued review of the zoning application. Land Development has indicated that the proposed amendment will be conditioned to plat and dedicate right-of-way through the zoning process, including the conceptual drainage design, with the a technical review being conducted at the time of building permit review. 18-C FLUA Amendment Staff Report 14 Lenox North Beach (LGA )

16 II. Public and Municipal Review The Comprehensive Plan Intergovernmental Coordination Element Policy 1.1-c states that Palm Beach County will continue to ensure coordination between the County s Comprehensive Plan and plan amendments and land use decisions with the existing plans of adjacent governments and governmental entities.. A. Intergovernmental Coordination: Notification of this amendment was sent to the Palm Beach County Intergovernmental Plan Amendment Review Committee (IPARC) for review on November 1, To date, a letter of objection from the Town of Juno Beach has been received through the IPARC process to this amendment. In addition, notice was sent on October 27, 2017 and February 16, 2018 to the Town of Juno Beach, City of Palm Beach Gardens, and the Village of North Palm Beach. B. Other Notice: Public notice by letter was mailed to the owners of properties within 500' of the perimeter of the site on October 27, 2017 and February 16, In addition, on these dates, seven neighboring Home Owners Associations were notified by mail. To date, two letters of opposition have been received. Multiple phone calls were received from residents of Captains Key, Pleasant Ridge, and Juno Ridge neighborhoods expressing concerns about additional traffic and the visual impacts created by the proposed 250-unit apartment development. Staff has received several letters of opposition as provided in Exhibit 10. C. Informational Meeting: The Planning Division hosted a meeting for area residents and interested parties to relay information regarding the amendment and development approval process on November 7, 2017 and January 3, A total of 15 members of the public attended the November 7 meeting, and 45 members of the public attended the January 3 meeting. III. Conclusions and Recommendation The request proposes an amendment to increase residential density on an aging commercial center, to foster the redevelopment of the site with a multifamily development. Under the current future land use designation the applicant can redevelop the shopping center with up to 211 dwelling units (19 units per acre), using the Transfer of Development Rights (TDR) and Workforce Housing Program (WHP) density bonuses. The applicant s intent is to develop a 250 unit multifamily housing development, with 33 of the proposed units as TDR and 83 through the WHP density bonus. The site is located along the US 1 corridor located just south of Juno Beach on US Highway, and immediately adjacent to the Pleasant Ridge and Juno Ridge CCRT areas. The proposed density is higher than the density of the surrounding neighborhoods, and would need to be configured so that impacts on neighboring areas are minimized, to ensure land use compatibility. The applicant has proposed conditions of approval requiring that 25% of the dwelling units built on site are workforce housing units and includes a requirement to purchase the full amount of available TDR units at the workforce housing rate. In addition to the conditions proposed by the applicant, staff is recommending conditions of approval to cap the units at 250 in order to ensure that the design and intensity of the project remain as represented by the applicant, to ensure that the site design issues raised by staff and area residents are addressed by requiring that the amendment and zoning hearings are held on concurrently, and to limit the density increase to only an exclusively residential project. Staff will continue to review the applicant s proposed distribution among income categories and unit types 18-C FLUA Amendment Staff Report 15 Lenox North Beach (LGA )

17 to ensure that the intent of the WHP is met, and to ensure consistency with both the WHP and TDR requirements of the Code. Staff recommends approval with conditions. Exhibits Page 1. Future Land Use Map & Legal Description E-1 2. Applicant s Justification/Consistency with Comprehensive Plan and Florida Statutes E-4 3. Applicant s Public Facility Impacts Table E Applicant s Traffic Study (available to the LPA/BCC upon request) E Palm Beach County Traffic Division Letter E Water & Wastewater Provider LOS Letter E School District Concurrency LOS Letter E Applicant s Disclosure of Ownership Interests E Workforce Housing Letter E Correspondence E C FLUA Amendment Staff Report 16 Lenox North Beach (LGA )

18 Exhibit 1 Amendment No: Lenox North Beach (LGA ) FLUA Page No: 26 Amendment: Location: Size: Commercial High with and underlying 8 units per acre (CH/8), to Commercial High with and underlying 12 units per acre (CH/12) West side of US Highway 1, just north of Juno Road and approximately 0.61 miles north of PGA Boulevard acres PCN: , Conditions: Development of the site is subject to the following conditions. 1. The Zoning development order shall require at least 25% of the total residential density as workforce housing units subject to the following requirements: a. Applicant shall purchase thirty-three (33) TDR units at the WHP purchase rate to apply toward the first thirty-three (33) required WHP units. b. The property owner shall provide these units on site and between % of the Median Household Income ranges for the County, in all four WHP ranges (60%-80%, >80-100%, > %, and > %); and c. The workforce housing units shall be provided in all units types, with the exception of all two-story units on the site, which are permitted to remain at market rate. 2. Residential development on the subject site is limited to a maximum of 250 residential dwelling units. If developed with both residential and commercial uses, the density is limited to the maximum density associated with the HR-8 future land use designation. 3. The proposed Comprehensive Plan Future Land Use Amendment and the proposed rezoning shall be considered by the BCC at the same public hearing, to ensure consistency with the ULDC requirements for the Workforce Housing Program and the Transfer of Development Rights Program. 18-C FLUA Amendment Staff Report E - 1 Lenox North Beach (LGA )

19 18-C FLUA Amendment Staff Report E - 2 Lenox North Beach (LGA )

20 Legal Description Parcel I: A parcel of land lying in the Southeast Quarter of the Southwest Quarter of Section 33, Township 41 South, Range 43 East, Palm Beach County, Florida, being more particularly described as follows: COMMENCE at the Southwest corner of the Southeast Quarter of the Southwest Quarter of said Section 33; thence, North 02 15' 43" East, along the West line of the Southeast Quarter of the Southwest Quarter of said Section 33 (the West line of the Southeast Quarter of the Southwest Quarter of said Section 33 is assumed to bear North 02 15' 43" East and all other bearings are relative thereto), a distance of feet to a point; thence, North 90 00' 00" East, along a line 30 feet North of and parallel with the South line of said Section 33, a distance of feet to the POINT OF BEGINNING of the hereinafter described parcel; thence, North 02 15' 43" East, along a line of 30 feet East of and parallel with the West line of the Southeast Quarter of the Southwest Quarter of said Section 33, a distance of feet to a point in the South line of the PLAT OF PLEASANT RIDGE, as recorded in Plat Book 24, Page 167, Public Records of Palm Beach County, Florida; thence, South 90 00' 00" East, along said South line of the PLAT OF PLEASANT RIDGE, a distance of feet to a point on the West Right-Of-Way line of U.S. Highway No. 1, as recorded in Road Plat Book 2, Page 108, Public Records of Palm Beach County, Florida; thence, South 15 37' 48" West, along the West Right-Of-Way line, a distance of feet to a point; thence, North 90 00' 00" West, departing from West Right-Of-Way line, a distance of feet to a point; thence, South 15 37' 48" West, parallel to the West Right-Of- Way line of U.S. Highway No. 1, a distance of feet to a point in a line 30 feet North of and parallel with the South line of said Section 33, said point lying on the North Right-Of-Way of Juno Road; thence, North 90 00' 00" West, along said parallel line and North Right-Of-Way line, a distance of feet to the POINT OF BEGINNING. PARCEL II: A non-exclusive easement for drainage purposes for the benefit of Parcel I hereinabove, as created and granted in and subject to those Grants of Easements recorded in Official Records Book 4067, Page 1616; and Official Records Book 4330, Page 821, of the Public Records of Palm Beach County, Florida, over and under the following described parcel of land: A parcel of land in the Southeast Quarter of the Southwest Quarter of Section 33, Township 41 South, Range 43 East, Palm Beach County, Florida, bounded as follows: On the West - by the Easterly Right-Of-Way line of U.S. Highway No. 1 as recorded in Road Plat Book 2, Page 108, Public Records of Palm Beach County, Florida; On the East - by a line parallel with and feet Easterly from (measured at right angles to) the said Easterly Right-Of-Way line of U.S. Highway No. 1; On the South - by a line parallel with and 100 feet Northerly from, measured along said Easterly line Right-Of-Way, the South line of said Section 33, and on the North - by a line parallel with and feet Northerly from, measured along said Easterly Right-Of-Way, the South line of said Section 33; 18-C FLUA Amendment Staff Report E - 3 Lenox North Beach (LGA )

21 Exhibit 2 Applicant s Justification Statement, Consistency, and Compatibility REQUEST On behalf of the property owner/applicant, Fairway North Beach, LLC, Urban Design Kilday Studios (UDKS) has prepared and hereby respectfully submits this application for a Large Scale Future Land Use Atlas (FLUA) Amendment for a /- acre property consisting of two (2) property control numbers, herein referred to as the subject property. The subject property is located in the unincorporated area of Palm Beach County (PBC) and situated in the Urban/Suburban Tier and is within the County s Urban Service Area. The subject property is not located in any neighborhood planned area, or Redevelopment or Countywide Community Revitalization Team (CCRT) area. The subject property is generally located on the west side of U.S. Highway 1, north of Juno Road, with frontage on Juno Road, and approximately.61 miles north of PGA Boulevard. The applicant is requesting approval of the following: 1. To amend the FLUA designation of PCNs and , a combined acre property, from Commercial High, with up to 8 dwelling units per acre (CH/8) to Commercial High, with up to 12 dwelling units per acre (CH/12); The applicant proposes to construct a multi-family development with apartments and attached product. It is the intent of the applicant for this residential community to be a rental community, offering optional housing in the area for market rate and workforce housing an furthering PBC s directive for diversity of lifestyles within the County. PROJECT HISTORY The subject property currently supports older 1970 s style commercial/retail center use and an abandoned Type II restaurant use (prior Burger King). The commercial/retail center use is currently leased out at approximately thirty (30) percent. There have been no prior FLUA Amendment approvals for the subject property, and there have been limited Zoning approvals, as detailed below. On January 23, 1979, the BCC approved the rezoning of the approximate 9.95 acre portion of the subject site from Residential High (RH) to General Commercial (CG) via Resolution R On August 30, 1983, the BCC approved the addition of land area (the approximate 1.19 acre site) and a rezoning of the same from RH to CG via Resolution R Concurrently the BCC approved a Special Exception to allow a Large Scale Community Shopping Center in excess of 50,000 square feet to include a Planned Commercial Development (PCD) via Resolution R On November 13, 1984, the BCC approved Resolution R , allowing for an amendment to Condition #22 of the Conditions of Approval, to modify the language to read, Retail stores shall be restricted to disallow movie theaters, game arcades, or freestanding package liquor stores (independent from the grocery or drug store). This 18-C FLUA Amendment Staff Report E - 4 Lenox North Beach (LGA )

22 restriction shall not apply to wine, beer and cheese stores. On April 9, 1985, the BCC approved Resolution R , allowing for an amendment to Condition #4 of the Conditions of Approval to modify the language to allow for a total of three (3) curb cuts on U.S. Highway One. On July 27, 1995, the BCC approved Resolution R , allowing for an amendment to Condition #22 of the Conditions of Approval to modify the language to read, Retail stores shall be restricted to disallow movie theaters or game arcades. In 1995, the Board of County Commissioners reviewed the conditions for movie theaters and game arcades to reconfirm that they are prohibited. On June 25, 1998, the BCC approved Resolution R , allowing for an amendment to Condition #H8 of the Conditions of Approval to modify the language to read, The package liquor store shall close by 12:00 midnight, Monday-Saturday and only be open on Sunday from 12:00 noon to 9:00 pm., as well as a deletion of Conditions E4, E10, E11, as they are restricted in accordance with the ULDC provisions. There have also been multiple administrative approvals granted for the development that relate to minor modifications to the Final Site Plan to allow for the relocation of handicap parking within the site, modifications to site signage, and minor reconfigurations of existing parking areas, loading areas, dumpsters, and landscape islands. The site has been built out according the prior approvals and consists of 102,670 sf of retail and restaurant uses. SURROUNDING USES Below is a description of the uses on the adjacent properties (or those on the other side of abutting R-O-W s) to the north, south, east and west of the subject property. Note that acreages listed are approximate acreages obtained from the Property Appraiser of PBC s website. North: To the north of the subject property are multiple PCNs that make up a portion of the Pleasant Ridge community, a single-family community consisting of 138 lots, platted in 1955 as Pleasant Ridge, Plat Book 24, Page 167. The parcels are owned by a variety of individuals and have a Medium Residential, 5 units per acre (MR/5) Future Land Use and RH Zoning designations. South: To the south of the subject property, adjacent and across Juno Road are: o Adjacent: PCN: , a 1.22 acre site with an existing Type II Restaurant (McDonalds), owned by McDonalds Restaurants of FL, Inc., consisting of 4,502 SF, with a CH/8 Future Land Use and General Commercial (CG) Zoning designations. o Across Juno Road: PCN , a 1.24 acre site with an existing 2-story commercial building, owned by Farmer Investments, LLC, consisting of retail (10,622 SF) and office (4,724 SF) uses, platted in 1950 as part of the Orange Terrace Plat, having frontage on Juno Road and U.S. Highway One, with a CH/8 Future Land Use and Medium Residential (RM) Zoning designations. o Across Juno Road: PCN , a 2.12 acre site with a private school, the LDR Academy, Control No , owned by Yarnell Schools 18-C FLUA Amendment Staff Report E - 5 Lenox North Beach (LGA )

23 o LLC, is 9,753 SF/ 25 students (K-12)/ 30 Daycare Students, with a CH/8 Future Land Use and RM Zoning designations. Across Juno Road: Multiple PCNs, Orange Terrace, nineteen (19) residential lots consisting of both single-family and multi-family uses, platted in 1950 as part of the Orange Terrace Plat, Plat Book 23, Page 118. The parcels are owned by a variety of individuals and have a High Residential, 8 units per acre (HR-8) Future Land Use and RH Zoning designations. East: To the east of the subject property are four (5) commercial parcels (details below). Parcels descriptions are provided from south to north. o PCN : a 0.39 acre commercial site owned by Design Properties of the Palm Beaches, having a CH/8 Future Land Use and CG Zoning designations, and consisting of an existing 5,615 SF building o PCN : a 2.76 acre commercial site owned by Coconut Cay Shoppes LLC, having a CH/8 Future Land Use and CG Zoning designations, and consisting of an existing three (3) buildings totaling 28,169 SF of commercial uses. (Buildings Breakdown: Bldg. 1-5,141 SF, Bldg. 2-16,324 SF, and Bldg. 3-6,704 SF) o PCN : a 0.59 acre commercial site owned by Yankee Peddler Investment Corp, having a CH/8 Future Land Use and CG Zoning designations, and consisting of an existing 3,557 SF building. o PCN : a 0.54 acre commercial site owned by US Highway 1, having a CH/8 Future Land Use and CG Zoning designations, and consisting of an existing 4,845 SF building. West: To the west of the subject property, across Osceola Road, are the following communities, which are both within the Pleasant Ridge/Juno Terrace CCRT Neighborhood Enhancement Area: o Multiple PCNs: Pleasant Ridge, a single-family community consisting of 138 lots, platted in 1955 as Pleasant Ridge, Plat Book 24, Page 167. The parcels are owned by a variety of individuals and have a Medium Residential, 5 units per acre (MR-5) Future Land Use and RH Zoning designations. o Multiple PCNs: Juno Terrace, a single-family and multi-family community consisting of 28 lots, platted in 1949 as Juno Terrace, Plat Book 23, Page 23. The parcels are owned by a variety of individuals and have a High Residential, 12 units per acre (HR-12) Future Land Use and RH Zoning designations. CONSISTENCY & COMPATIBILITY 1. Justification Per Policy 2.1-f of the FLUE of the PBC Plan an applicant must provide adequate justification for the proposed future land use. The applicant is requesting to amend the FLUA designation of the subject site from CH/8 to CH/12. The subject property is not located within the boundaries of any Neighborhood Plan. The proposed FLUA amendment meets the required factors as follows: 1) Per Future Land Use Element Policy 2.1-f, the proposed use is suitable and appropriate for the subject site: Applicant s Description: The subject site currently consists of an older 1980s commercial center and a Type II Restaurant structure, built in 1990, that was 18-C FLUA Amendment Staff Report E - 6 Lenox North Beach (LGA )

24 formerly a Burger King. The aging commercial center is currently leased at approximately 30% and has over the years only been able to maintain a minimal percentage of occupancy, and the free-standing building noted has been abandoned for many years. The property owner believes that with the current economic trends in the market, as they relate to commercial users, that this site will continue to fall into decline and is not suitable for commercial redevelopment. Upon further analysis, the property owner believes that redevelopment of the site as a rental community would provide for much needed housing for the area, and desires to include within the rental community workforce housing units which are in great need across PBC. The residential density proposed will serve to support the remaining commercial and institutional services in the area. The surrounding uses, as shown above, include other residential uses. With the surrounding properties having been developed with commercial and a mixture of residential uses, it is believed that the proposed Medium Residential (RM) zoning classification is consistent with the surrounding character of the area. Therefore, the request to change the FLUA designations from CH/8 to CH/12 is consistent and the proposed residential use is suitable and appropriate for the site. 2) Per Future Land Use Element Policy 2.1-f, the basis for the requested change is based upon the following criteria: Changes in FLU designations on adjacent properties or properties in the immediate area and associated impacts on the subject site. Applicant s Description: Since the adoption of the Comprehensive Plan in 1989 the surrounding area has remained mostly unchanged for the surrounding residential and commercial properties, with the exception of the Pleasant Ridge and Juno Terrace areas, adjacent the subject site to the north and west. The Pleasant Ridge area was modified from HR-8 to MR-5, via Ordinance , and Juno Terrance area which was modified from LR-2 to HR-12. While this shows some intent for intensification of residential uses of the majority of the surrounding residential uses it also shows that increasing the density of the subject site for the proposed residential use is not inconsistent with surrounding densities. Changes in the access or characteristics of the general area and associated impacts on the subject site. Applicant s Description: With increasing development of both residential and commercial uses to the south and west of this section of the U.S. Highway One corridor, the corridor has increasingly become redundant and outdated. Compounding the issues for older sites such as the subject site, the shift in the economic market toward increased online purchasing and working from home has also reduced the pool of viable retail and office users. This site, like so many in the area, struggles to fulfill the financial needs to operate with minimal leasing opportunities. These changes in the area however have created a greater need for a mixture of housing needs, but especially for a rental market that will be more attractive and viable for the younger population in the area and those in need of affordable housing. New information or change in circumstances which affect the subject site. 18-C FLUA Amendment Staff Report E - 7 Lenox North Beach (LGA )

25 Applicant s Description: As stated above, the increase in development south and west of this section of the U.S. Highway One corridor have caused a need for this amendment. The property owner believes that redeveloping this site as a residential development and offering a percentage of Workforce Housing onsite will be a step toward providing the much-needed housing in the area and be consistent with the WHP program with is intended to increase the supply of housing opportunities for persons employed in PBC in jobs that residents rely upon to make the community viable. The amendment follows the development pattern of the area by requesting to increase the density of the subject site to be consistent with adjacent land uses. Inappropriateness of the adopted FLU designation. Applicant s Description: Under current conditions as a commercial development, the subject site is not being utilized efficiently or effectively without anchor tenants and redevelopment of the site to provide rental units and workforce housing stock would further the initiatives of PBC by serving to fulfill the greater need for alternative housing in the area. After analysis of the site, the applicant found that the underlying HR-8 FLU designation, even with 100% WHP and maximum TDRs applied, does not reach the goal of the proposed development for 300 units. The applicant believes that an increase from the underlying HR-8 to HR-12 is appropriate for this area due to the subject site fronting on a major corridor, U.S. Highway One and in close proximity to a number of existing commercial and institutional services. 2. Residential Density Increases Per Future Land Use Policy 2.4-b the proposed FLUA amendment meets the required factors as follows: Demonstrate a need for the amendment. Applicant s Description: Based on 2015 population projections provided by the State of Florida Office of Economic and Demographic Research (ODER) and the Bureau of Economic and Business Research (BEBR), as shown in the PBC 2015 Population Allocation Model, the medium projections show the population in PBC growing by over 301,400 people between 2015 and 2035 (from 1,377,300 to 1,678,700). The proposed amendment would provide additional living accommodations to meet the potential demand for more residential uses in the area. Demonstrate that the current land use is inappropriate. Applicant s Description: The property owner will be requesting to provide a significant amount of workforce housing on the site, however based on preliminary projections the property owner has drafted for the residential development, the property owner concedes that approximately 300 housing units would be needed to make the development successful. The current underlying land use of HR-8 only allows for approximate 211 housing units, inclusive of utilizing a 100% WHP credit and maximum projection of TDRs permitted for the site. We note too that with the 18-C FLUA Amendment Staff Report E - 8 Lenox North Beach (LGA )

26 increase of the underlying FLU to HR-12, the number of WHP units will increase from a projected 49 units to 69 units, so approximately 23% of the overall units will be allocated to workforce housing stock. Under the current Land Use, the applicant will not be able to reach the number of units required for a viable project without an increase to the density permitted on the subject site, thereby causing the property owner to resume the underutilized status of current commercial center use. Transfer of Development Rights, Workforce Housing, and Affordable Housing Program utilization. Applicant s Description: The subject site, as previously mentioned, is located along the U.S. Highway One corridor. Its specific location is in close proximity (0.2+ miles) to a major employer, Florida Power & Light, who employ over 2,000 employees at their Juno Beach campus. It is also in close proximity (0.2+ mile) to a local park area, Juno Park. The applicant desires to provide for up to 300 housing units as part of the proposed redevelopment. This number will be achieved through the use of the anticipated PBC initiated ULDC text changes that will allow up to 100% density bonus through the Workforce Housing Program, as well as the purchase of up to 3 TDRs per acre. Additionally, the applicant desires to take advantage of ULDC Article 5.G.1.H.1. Sector Analysis wherein a density bonus is permitted for sites located within a quarter mile radius of a public park (Juno Park) and a half mile radius of an employment opportunities (FPL), allowing for an increase of housing units depending upon a PBC analysis. The applicant, as part of this request, has included condition language that would restrict the subject site for up to 23% workforce housing be provided onsite. The applicant notes that FLUE Policy 2.4-b.3.a. states that the Transfer of Development Rights (TDR) Program is the required method for increasing density within the County, unless an applicant proposes a density increase up to, but not exceeding, the density proposed by and supported by a Neighborhood Plan prepared in accordance with FLUE Objective 4.1 and formally received by the BCC. In that the subject site is not located in a Neighborhood Plan area that would qualify it for this provision. However, with the approval of this request, combined with the applicant s desire to integrate a 100% WHP density increase and maximum use of the TDR program, the applicant is able to reach the desired goal and provide for WHP and TDR utilization. It should be noted too that, if the desired density is granted, the applicant will be able to provide for an additional twenty (20) WHP housing units onsite, furthering this goal. To reach this goal of 300 residential units, the applicant is proposing a development scenario that would take advantage of the 100% WHP density bonus program that PBC Planning Staff is currently working on with County Administrators. The applicant understands that the modifications to the WHP program are still in the review process and subject to change, however based on individual meetings with Board of County Commission members, and discussions/meeting with Patrick Rutter and Faye Johnson, the property owner/applicant is confident that additional workforce housing in the unincorporated and incorporated areas of PBC are of great desire. As such, the applicant proposes to work with the Board of County Commission to provide for such housing needs as a component of this project. The chart below provides for a structured calculation of the combined density of a PUD, 100% WHP, the 18-C FLUA Amendment Staff Report E - 9 Lenox North Beach (LGA )

27 Standard Density (8 du/ac) maximum TDR program permitted in the ULDC based on its close proximity to major employers (FPL) and recreation/park areas, and utilizes the requested HR- 12 future land use designation ac x 8 du/ac = PDD Bonus Density (Add 4 du/ac) ac x 4 du/ac = SUBTOTAL Total DU s WHP % Req x x du WHP Unit Required 4.46 Du 7.13 Du du WHP 100% DU Bonus du WHP 100% DU Bonus % Req 34% du du du TDR S * (3 du/ac) TDR WHP Bonus % Req 35% du TOTAL dwelling units WHP units du 3. Comprehensive Plan, Florida Statutes and Compatibility: FLUE Objective 1.2: The Urban/Suburban Tier is intended to accommodate the bulk of the County s population along with the services and facilities consistent with the needs of urban and suburban development. Applicant s Description: The increase in density proposed on the subject property that will be developed in an urban fashion will provide additional housing options to accommodate the growing population of PBC within the Urban/Suburban Tier. As previously stated, population projections provided in the PBC 2015 Population Allocation Model, projections show the population in PBC growing by over 301,400 people between 2015 and 2035 (from 1,377,300 to 1,678,700). It is believed too that this proposal promotes an efficient and sustainable community that contributes to the growth to the east, in close proximity to existing infrastructure and residential hubs. The density of this redevelopment will provide more customers for existing transit facilities and improve the quality of life by having more people live closer to work. FLUE Objective 2.1: The objective states that PBC shall designate on the FLUA sufficient land area in each land use designation to manage and direct future development to appropriate locations to achieve balanced growth. Applicant s Description: Allowing the requested FLUA designation to allow an increase in residential density will provide additional residential options for the expected growth in the population of PBC and the TAZ. 18-C FLUA Amendment Staff Report E - 10 Lenox North Beach (LGA )

28 FLUE Policy 2.1-a: Future land use designations, and corresponding density and intensity assignments, shall not exceed the natural or manmade constraints of an area and shall also not underutilize the existing or planned capacities of urban services. Applicant s Description: As shown in Application Attachments H through O the subject property is adjacent to and able to connect to all of the necessary urban services including, but not limited to, the roadway network, water/wastewater and drainage facilities, and transit opportunities, etc. FLUE Policy 2.1-f: The following will detail how the impact of the proposed FLUA on the items listed: The natural environment, including topography, soils and other natural resources; Applicant s Description: Please see Application Attachment L for the Environmental Assessment. Per the Environmental Assessment prepared by EW Consultants Inc. found in Attachment L, there are no significant environmental resources or habitat existing on the property. Furthermore, the assessment states that, no significant impacts to natural resources are anticipated to result from this land use amendment. The availability of facilities and services; Applicant s Description: Below is more detailed information on each of those facilities and services: Traffic: Please see Application Attachment H for the Comprehensive Plan Amendment Transportation Analysis prepared by Simmons and White and corresponding Traffic Approval from PBC Traffic Division. Mass Transit: There are currently no transit stops in close proximity to the site, however the applicant desires to provide for said mass transit opportunity for the proposed residential development and will work with Palm Tran and other entities to provide same. Potable Water and Wastewater: Please see Application Attachment I for the Level of Service letter from Seacoast Utility Authority, wherein it is stated that capacity does exist for the proposed development. Drainage: Please see Application Attachment J for Drainage Statement prepared by Simmons and White. Fire Rescue: Please see Application Attachment K for the Fire Rescue letter which confirms that the nearest PBC Fire Rescue station is Station #15, the station is located approximately 1.25 miles from the subject property and that the estimated response time to the subject property is approximately 5 minutes. School: Please see Application Attachment O for the PBC School District in which the impact review shows that this FLUA Amendment will not cause the schools to exceed the 100% utilization percentage. 18-C FLUA Amendment Staff Report E - 11 Lenox North Beach (LGA )

29 The adjacent and surrounding development; Applicant s Description: Please refer to the surrounding uses section above. The future land use balance; Applicant s Description: As stated previously, the proposed FLUA Amendment to CH/12 on the subject property will be in conformance with all of the provisions of FLUE Policy 2.1-f. As such, amending the FLUA designation on the subject property will continue to provide a balanced future land use in the area as it will allow residential uses and utilize previously established commercial and institutional uses along the U.S. Highway One and PGA Boulevard corridors. The prevention of urban sprawl as defined by (51), F.S.; Applicant s Description: The proposed residential development for the subject site prevents urban sprawl as it can be considered an urban infill redevelopment project. The subject site is currently underutilized as commercial land but there are surrounding commercial, institutional and residential developments to the north, south, east and west of the subject site that will benefit from the redevelopment of the site to residential housing. The Introduction and Administration Element defines Infill as, "Development of vacant or abandoned parcels in otherwise built-up areas within the unincorporated area of the Urban/Suburban Tier..." Therefore, the proposed amendment would utilize an underutilized parcel within the Urban/Suburban Tier and contribute to livable communities. Community Plans and/or Planning Area Special Studies recognized by the Board of County Commissioners; and Applicant s Description: The subject site is not located within any Community Plan or Planning Area Special Study area and is therefore not required compliance with this policy. FLUE Policy 2.1-g: The County shall use the County Directions in the Introduction of the Future Land Use Element to guide decisions to update the Future Land Use Atlas, provide for a distribution of future land uses in the unincorporated area that will accommodate the future population of PBC, and provide an adequate amount of conveniently located facilities and services while maintaining the diversity of lifestyles in the County. Applicant s Description: The proposed amendment would modify residential land use designations of the two (2) parcels that comprise the subject property to allow for a higher density, consistent with other surrounding properties. Previously established commercial and institutional services are located along the U.S. Highway One corridor as well as the PGA Boulevard corridor and numerous commercial development sites remain to be developed to accommodate residential growth in the area and help balance land uses that are within the character of the community. Additionally, development of this site as proposed, 18-C FLUA Amendment Staff Report E - 12 Lenox North Beach (LGA )

30 will provide for greater diversity of lifestyles in the area, furthering these goals and directives. FLUE Policy 2.1-h: The County shall not approve site specific FLUA amendments that encourage piecemeal development. Applicant s Description: The site is surrounded by built developments or parcels with zoning approvals. As such, the proposed redevelopment does not encourage piecemeal development, nor does it create residual parcels. Florida Statutes, Section (6).(a).9 provides that the future land use element and any amendments to the future land use element shall discourage the proliferation of urban sprawl. See additional details under the sub-sections below. Florida Statutes, Section (6).(a).9.a: The primary indicators that a plan or plan amendment does not discourage the proliferation of urban sprawl are listed below along with the applicant s descriptions. The evaluation of the presence of these indicators shall consist of an analysis of the plan or plan amendment within the context of features and characteristics unique to each locality in order to determine whether the plan or plan amendment discourages urban sprawl. I. Promotes, allows, or designates for development substantial areas of the jurisdiction to develop as low-intensity, low-density, or single-use development or uses. Applicant s Description: The applicant is requesting to increase the residential density from HR-8 to HR-12 on the two (2) parcels, providing additional residential units that will be a part of a development in the form of an up to 300-unit multi-family rental development. The residential communities surrounding the subject site, inclusive of those farther north and east of the subject site, have been developed with a majority of single family units and also multi-family units. The proposed multifamily residential development will provide much needed rental housing stock in the area and offers a choice in housing options/product type. II. Promotes, allows, or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while not using undeveloped lands that are available and suitable for development. Applicant s Description: The property is within the Urban/Suburban Tier surrounded by developed lands. The property is located in close proximity to urban areas which include urban services such as police, fire rescue and water/wastewater/drainage utilities. III. Promotes, allows, or designates urban development in radial, strip, isolated, or ribbon patterns generally emanating from existing urban developments. Applicant s Description: The development is not isolated in nature as existing development exists to the north, south, east and west within the 18-C FLUA Amendment Staff Report E - 13 Lenox North Beach (LGA )

31 Urban/Suburban Tier. The subject property will also be developed in accordance with County policies. IV. Fails to adequately protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems. Applicant s Description: This amendment does not fail to protect and conserve natural resources as there are no remaining native or natural upland vegetation areas on the subject property. V. Fails to adequately protect adjacent agricultural areas and activities, including silviculture, active agricultural and silvicultural activities, passive agricultural activities, and dormant, unique, and prime farmlands and soils. Applicant s Description: There are no adjacent agricultural areas or activities to the subject site or in the surrounding area. Built developments exist to the north, south, east and west within the Urban/Suburban Tier. As such, the proposed FLUA Amendment does not fail to adequately protect said activities. VI. Fails to maximize use of existing public facilities and services. Applicant s Description: This amendment will maximize the use of existing facilities. Seacoast Utility Authority has confirmed that it has capacity to service the proposed redevelopment on the subject property under its proposed FLUA amendment and facilities exist just to the south of the subject property within Juno Road. Additionally, the residents of the development will be able to utilize proposed mass transit stations and major roadways such as U.S. Highway One and PGA Boulevard to the north. Therefore, the proposal discourages the proliferation of Urban Sprawl. VII. Fails to maximize use of future public facilities and services. Applicant s Description: The FLUA amendment will maximize the use of future public facilities and services as the property is located so as to concentrate the use of the facilities within an urban area. No facilities would be required to be installed in rural or sparsely populated areas, thereby maximizing the use of the existing and future facilities. Therefore, the proposal discourages the proliferation of Urban Sprawl. VIII. Allows for land use patterns or timing which disproportionately increase the cost in time, money, and energy of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, stormwater management, law enforcement, education, health care, fire and emergency response, and general government. Applicant s Description: As a result of the existing developments located within this area, the proposed amendment will not increase the costs of providing services as they already exist in the area. The additional tax revenue from the proposed development will aid in maintaining the existing 18-C FLUA Amendment Staff Report E - 14 Lenox North Beach (LGA )

32 infrastructure. Therefore, the proposal discourages the proliferation of Urban Sprawl. IX. Fails to provide a clear separation between rural and urban uses. Applicant s Description: Allowing an increase in residential density on the subject property is consistent with the style of other developments in the Urban/Suburban Tier and existing development to the north and south. The property is located within the Urban/Suburban Tier of the County and is not envisioned to be a rural area. Therefore, the proposal discourages the proliferation of Urban/Sprawl. X. Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. Applicant s Description: This amendment will allow for what could be considered infill development as urban/suburban styles of development have occurred and/or approved in each direction from the property, thereby promoting infill redevelopment. XI. Fails to encourage a functional mix of uses. Applicant s Description: The subject property will be developed as a residential development. Surrounding the subject property to the north, south, and west are a mixture of residential uses and commercial/office uses to the north and east. As such, there is an existing mix of uses within the surrounding area. XII. Results in poor accessibility among linked or related land uses. Applicant s Description: The development will be designed with pedestrian connectivity through required pathways both internally and to main pedestrian connections along U.S. Highway One and Juno Road. As such, this will provide for an inviting, interconnected pedestrian environment and therefore the proposal discourages the proliferation of Urban Sprawl. XIII. Results in the loss of significant amounts of functional open space. Applicant s Description: This amendment does not result in a loss of any functional open space, as the subject property currently has no functional open space and the proposed development will be developed with private open space that will not be functional for use by the public. Florida Statutes, Section (6).(a).9.b: Of those criteria listed in this section the subject property will meet the following criteria which shows that it will discourage the proliferation of urban sprawl: I. Directs or locates economic growth and associated land development to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems. 18-C FLUA Amendment Staff Report E - 15 Lenox North Beach (LGA )

33 Applicant s Description: This amendment does not fail to protect and conserve natural resources as the proposed design of the property will comply with the applicable provisions of the ULDC in regard to preservation at the time of the Rezoning and Site Plan Approval processes. II. Promotes the efficient and cost-effective provision or extension of public infrastructure and services. Applicant s Description: The amendment for a FLUA amendment will maximize the use of future public facilities and services existing and within an urban area. No facilities would be required to be installed in rural or sparsely populated areas, thereby maximizing the use of the existing facilities. Therefore, the proposal discourages the proliferation of Urban Sprawl. III. Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available. Applicant s Description: The development is proposed to be designed in a compact manner and provide pedestrian connectivity to the adjacent roadways. Additionally, the applicant will provide the required twenty (20) foot ROW landscape strips along said adjacent roadways. As such, this will provide for an inviting, interconnected pedestrian environment for the residents of the proposed residential community. The close proximity of the proposed residential community to existing commercial and other services also supports the pedestrian environment. Although the subject site is not in close proximity to established Palm Tran bus routes that are currently located on PGA Boulevard, the applicant will work with Palm Tran to provide a mass transit stop in proximity to the residential development. The development will include multifamily apartment dwellings as well as a townhouse like product of attached units to further buffer the existing community to the west, further adding housing choices in the area which presently contains a mix of uses in the corridor and surrounding area. IV. Promotes conservation of water and energy. Applicant s Description: The proposed residential development will promote conversation of water through the use of modern energy efficient equipment that allow for reduced usage of water throughout the community. Additionally, the compact design and proximity of the proposed residential development to surrounding commercial and institutional uses provides the desired conservation of energy sources within PBC. While no mass transit stops are in close proximity to the subject site currently, the applicant desires to work with Palm Tran to extend services to the north. V. Preserves agricultural areas and activities, including silviculture, and dormant, unique, and prime farmlands and soils. Applicant s Description: There are no adjacent agricultural areas or activities to the subject site or in the surrounding area. Built developments 18-C FLUA Amendment Staff Report E - 16 Lenox North Beach (LGA )

34 exist to the north, south, east and west within the Urban/Suburban Tier. As such, the proposed FLUA Amendment does not fail to adequately protect said activities. VI. Preserves open space and natural lands and provides for public open space and recreation needs. Applicant s Description: The development will be designed in a manner that creates open space through the required twenty (20) foot ROW landscape buffers along the adjacent roadways. Open space and recreational facilities will be developed within the community for the use of the residents. VII. Creates a balance of land uses based upon demands of the residential population for the nonresidential needs of an area. Applicant s Description: The proposed amendment requests to increase the residential land use designation to allow for higher density as the change is consistent Comprehensive Plan. Previously established commercial and institutional services are located along the U.S. Highway One and PGA Boulevard corridors and numerous commercial development sites remain to be developed to accommodate residential growth in the area and help balance land uses that are within the character of the community, and further these Directives. This proposed increase will serve to support existing and future uses. VIII. Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit-oriented developments or new towns as defined in in s Applicant s Description: The requested use and density increase are consistent with the urban/suburban development pattern in PBC, and introduces to this specific area an urban density for the infill project which will promote incorporation of multimodal transportation and provide for much needed affordable housing in the area. The surrounding area has an established multiple/mixed use patterns and there is no need to remediate this pattern. In conclusion, the requested FLUA Amendment from CH/8 to CH/12 is justified and consistent with the Plan and State of Florida laws and is compatible with surrounding uses. On behalf of the applicants, UDKS, respectfully requests approval of this request to amend the FLUA designation on the subject property. The Project Managers at UDKS are Ken Tuma and Sandra Megrue who can be reached at (561) or via at ktuma@udkstudios.com or smegrue@udkstudios.com. 18-C FLUA Amendment Staff Report E - 17 Lenox North Beach (LGA )

35 Exhibit 3 Applicant s Public Facility Impacts Table VIII. Public Facilities Information A. Traffic Information Current FLU Maximum Conditioned or Concurrent Max Trip Generation 592 Daily Trips 1,995 Trips per Day N/A Trip Increase Max. Trip Inc. Conditioned or Concurrent Significantly impacted roadway segments that fail Long Range Significantly impacted roadway segments for Test 2 Traffic Consultant 1,403 Daily Trips N/A None None N/A None None N/A Simmons & White, Inc. Kyle Duncan B. Mass Transit Information Nearest Palm Tran Route (s) Nearest Palm Tran Stop Nearest Tri Rail Connection No Palm Tran Routes currently service this area, nearest Palm Tran Routes are Route 1- PBG to Boca Raton and Route 21 PBG Crosstown to Mangonia Tri- Rail, both run south and west of the subject property. Stop # S on US HWY 1,.82 of a Mile south of the subject property; and Stop #31 - W at Ellison Wilson Road,.84 of a Mile south and west of the subject property. Mangonia Park Tri-Rail Station. Route 21 PBG Crosstown to Mangonia Tri-Rail. C. Portable Water & Wastewater Information Potable Water & Wastewater Providers Nearest Water & Wastewater Facility, type/size Palm Beach County Water Utilities Department. See Application Attachment I for LOS from Seacoast Utility Authority. The nearest Seacoast Utility Authority owned water and sewer lines are located on the south of the existing shopping center within Juno Road, and along the back (east side) behind the existing shopping center. 18-C FLUA Amendment Staff Report E - 18 Lenox North Beach (LGA )

36 D. Drainage Information The site is located within the boundaries of the South Florida Water Management District Intracoastal Drainage Basin. Legal positive outfall is existing via discharge to the Intracoastal Waterway to the west. See Application Attachment J prepared by Simmons and White. E. Fire Rescue Nearest Station Distance to Site Response Time Effect on Resp. Time PBC Fire Rescue Station #15, US Highway 1, Juno Beach Approximately 1.25 miles from the station to the subject property Estimated response time is 5. For fiscal year 2016, the average response time (call received to on scene) for this stations zone is 6 minutes, 22 seconds. The letter from Fire Rescue as Application Attachment K states that, Changing the land use will have minimal effect on Fire Rescue. F. Environmental Significant habitats or species Flood Zone* Wellfield Zone* Per the Environmental Assessment prepared by EW Consultants Inc. found in Attachment L, there are no significant environmental resources or habitat existing on the property. Furthermore, the assessment states that, no significant impacts to natural resources are anticipated to result from this land use amendment. According to Palm Beach County s Information Systems Services, the subject property is located within flood zone X. Flood zone X represents areas outside of the 500-year flood plain with less than 0.2% probability of annual flooding. The subject site is not located near any wellfields. See Application Attachment M for wellfield map. G. Historic Resources Please see Attachment N for Historic Resource Evaluation Letter from the County Historic Preservation Officer/Archeologist that identified no historic or architecturally significant resources on or within 500 feet of the subject property. 18-C FLUA Amendment Staff Report E - 19 Lenox North Beach (LGA )

37 H. Parks and Recreation - Residential Only Park Type Name & Location Level of Svc. (ac. per person) Population Change Change in Demand Regional Dyer Park Beach Loggerhead District Burt Reynolds I. Libraries - Residential Only Library Name Address Gardens Branch Library Campus Drive City, State, Zip Palm Beach Gardens, FL Distance 2.1 miles Component Level of Service Population Change Change in Demand Collection 2 holdings per person Periodicals 5 subscriptions per 1,000 persons Info Technology $1.00 per person 576 $ Professional staff 1 FTE per 7,500 persons All other staff 3.35 FTE per professional librarian Library facilities 0.34 sf per person J. Public Schools - Residential Only See Application Attachment O for Letter from PBC School District in which the impact review shows that this FLUA Amendment will not cause the schools to exceed the 100% utilization percentage. Elementary Middle High Name The Conservatory North Palm Beach Howell L. Watkins William T. Dwyer Address 401 Anchorage Drive 9480 MacArthur Boulevard N. Military Trail City, State, Zip North Palm Beach, FL, PBG, FL, PBG, FL Distance 3.3 miles 5.8 miles 5.4 miles 18-C FLUA Amendment Staff Report E - 20 Lenox North Beach (LGA )

38 Exhibit 4 Traffic Study Traffic studies and other additional supplementary materials for site-specific amendments are available to the public on the PBC Planning web page at: 18-C FLUA Amendment Staff Report E - 21 Lenox North Beach (LGA )

39 Exhibit 5 Palm Beach County Traffic Division Letter 18-C FLUA Amendment Staff Report E - 22 Lenox North Beach (LGA )

40 Exhibit 6 Water & Wastewater Provider LOS Letter 18-C FLUA Amendment Staff Report E - 23 Lenox North Beach (LGA )

41 Exhibit 7 School District Letter 18-C FLUA Amendment Staff Report E - 24 Lenox North Beach (LGA )

42 Exhibit 8 Disclosure of Ownership Interests 18-C FLUA Amendment Staff Report E - 25 Lenox North Beach (LGA )

43 18-C FLUA Amendment Staff Report E - 26 Lenox North Beach (LGA )

44 18-C FLUA Amendment Staff Report E - 27 Lenox North Beach (LGA )

45 18-C FLUA Amendment Staff Report E - 28 Lenox North Beach (LGA )

46 Exhibit 9 Workforce Housing Letter 18-C FLUA Amendment Staff Report E - 29 Lenox North Beach (LGA )

47 18-C FLUA Amendment Staff Report E - 30 Lenox North Beach (LGA )

48 Exhibit 10 Correspondence 18-C FLUA Amendment Staff Report E - 31 Lenox North Beach (LGA )

49 Francis Forman From: Sent: To: Subject: Follow Up Flag: Flag Status: Danielle DiCarlo Monday, April 09, :30 PM Francis Forman; Lisa Amara A.; Patrick Rutter; Hal Valeche LENOX COMMUNITY Follow up Flagged I say no to the LENOX building in our quiet Juno Beach area. I'm from NY and believe me the last thing snowbirds want are more buildings. They travel to florida to enjoy nature. I have lived full time in florida for 15 years. I am a teacher, and a realtor. I live on OCALA Road in Juno. As it is now it is almost impossible to go over the PGA Bridge with increasing traffic. Pair that with all these units and the Panama Hattie development coupled with FPL and we will be in grid lock. Don't let this last piece of paradise become another congested area. Keep the little bit of old Florida that is left. I work too hard to have people who work the system have more freebies. It is a disgrace. My medical premiums lots of out of pocket now you guys want to decrease my property values as well. I kill my self to provide for my family. There are no spots left to park by the beach. This greed has to end. These developers are raping our land. Road kill on the streets. Snakes in my backyard because preserves are being built on. I don't want people parking in front of my house. People are going to put their houses up for sale. This project is pure greed. Danielle DiCarlo Illustrated Properties Realtor ddicarlo@ipre.com 1

50 Francis Forman From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Fran Stewart Monday, April 09, :15 PM Francis Forman Lisa Amara A.; Patrick Rutter; Hal Valeche North Beach Plaza / Lenox North Palm Beach Proposed site plan Follow up Flagged Dear Mr Forman: I have been a resident of Juno Terrace for the past 34 years. I strongly oppose the Land Use Atlas Amendment currently being proposed by Fairway Investment, LLC. This proposal is to increase the density of the parcel to be able to build 250 units on 11 acres. My neighbors and I walk dogs, ride bikes, push strollers in these streets with no sidewalks. We are aware that we share our narrow roads with vehicles and we must pay attention. This will be a safety issue and concern with adding this high density population. This development, at this density, will increase not only vehicle traffic but pedestrian traffic. There is no infrastructure in place for this proposed high density in our neighborhood. Our roads have not been updated in decades. This development is also inconsistent with the Future Land Use Plan. Policy 1.2-a, which requires Palm Beach County to protect the character of the urban and suburban communities within the Urban/Suburban Tier. The County is required to "ensure development is compatible with the scale, mass, intensity of use, height, and character of urban and suburban communities". Again, I am opposed to the density of Fairway Investment's development, which will adversely affect the quality of life in our established neighborhood. Please, oppose the change from CH/8 to CH/12. I would prefer to see reasonable density, tastefully 'Florida' or an upgraded commercial center which could and would be used by all the neighborhoods surrounding it. Respectfully, Frances Stewart 1830 Ocala Road Juno Terrace... 1

51 Francis Forman From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: HAROLD DSOUZA Tuesday, April 10, :48 PM Francis Forman Lisa Amara A.; Patrick Rutter; Hal Valeche; North Beach Plaza/Lenox North Beach proposed land use Follow up Completed Dear Mr. Forman, Changing the land use from 8 units per acre to 12 units per acre at the North Beach Plaza will increase the traffic in the North end of this county. You are currently aware of the congestion at peak hours on PGA Blvd and US1 during rush hour. It can take upwards of 20 to 25 minutes to travel 2.5 miles during peak hours on my way to my place of work. Due to a glut of traffic and bridge openings and traffic lights that are already in place. You are also aware of upcoming construction of condominiums at PGA and Ellison Wilson Road that will further add to our already congested roads. I have lived on Ocala Road for the last 20 years we have seen very slow managed growth in our area. Adding 250 apartments is going to overburden our streets and our peaceful way of life. Another concern of ours is safety, as we are a pocket of unincorporated Palm Beach County we are served by the sheriffs department, adding a transient population of 250 apartments (with no pride of ownership) is going to stretch our already thin Sheriffs office response even further. Best regards, Harold D Souza 1809 Ocala Road North Palm Beach, Fl Sent from Yahoo Mail for ipad 1

52 Francis Forman From: Sent: To: Subject: Follow Up Flag: Flag Status: Jerry Alvarez Monday, April 09, :22 AM Lisa Amara A.; Francis Forman; Patrick Rutter; Hal Valeche OPPOSITION TO LENOX NORTH BEACH PROJECT Follow up Flagged To: Francis Forman, Planner I, Lisa Amara, Principal Planner, Patrick Rutter, Planning Director, Hal Valeche, Commissioner District 1: I am submitting formal comments in opposition to the proposed Lenox North Beach project rezoning from CH/8 to CH/12. I strongly urge the County Planning commission to deny the application and proposal to rezone this parcel. This HYPERDENSITY project will make our already congested neighborhood even worse. The proposed rezoning request highlights the very reason why counties need zoning rules and regulations to ensure smart growth and development that makes sense in the context of the surrounding area. The current zoning will more than worsen the already busy streets that were once calm. We are a working class neighborhood and this project with its HYPERDENSITY request will make the quality of life worse that it has become in the last 15 years. The speeding traffic down our residential street has become dangerous and allowing for an extra cars a day is a recipe for disaster. I urge you, please deny the requested Zoning change. Sincerely, Gerald Alvarez 1849 Pleasant dr. N. Palm Beach, FL Gerald Alvarez Jerry.Alvarez@Outlook.com

53 Francis Forman From: Sent: To: Cc: Subject: Keith Bensch Tuesday, April 10, :09 AM Francis Forman; Hal Valeche; Lisa Amara A.; Patrick Rutter 'Norma Casasus'; 'Nancy Silvio Lodise' Proposed Land Use Amendment-Lenox North Beach Plaza Ladies and Gentlemen, As a long time resident of Pleasant Ridge and the surrounding communities for more than 23 years, I am writing to express my vehement opposition to the proposed development of the Lenox North Beach Plaza. It s appalling that the commissioners would support such a plan to this area of Northern Palm Beach County. You have received many communications from local residents and communities close to the development opposing the change in land use from CH/8 to CH/12. Urgently consider the pleas, including this one, from concerned local citizens and government officials who have expressed their opposition to this increase in density. The existing owners of North Beach Plaza have not demonstrated any concern for their own asset (North Beach Plaza) as demonstrated by the lack of maintenance, gross disrepair, and poor management policies which discourage tenants. This group has consistently shown they are not good stewards. Please, oppose the change from CH/8 to CH/12. I would like reasonable density or a refurbished commercial center which could be used by all the neighborhoods surrounding it. Thanks, Keith Bensch Pleasant Ridge Resident 1

54 The linked image cannot be displayed. The file may hav e been mov ed, renamed, or deleted. Verify that the link points to the correct file and location. Francis Forman From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Maira Metzger <friendlyrags@comcast.net> Monday, April 09, :04 PM Francis Forman Lisa Amara A.; Patrick Rutter; Hal Valeche; PRPOA@att.net North Beach Plaza/Lenox North Palm Beach proposed land use Follow up Flagged Dear Mr Forman: I have been a resident of Pleasant Ridge, abutting the North Palm Beach Plaza, for the past 25 years. I strongly oppose the Land Use Atlas Amendment currently being proposed by Fairway Investment, LLC. This proposal is to increase the density of the parcel to be able to build 250 units on 11 acres. I am concerned for the safety of our neighborhood and the quality of life this density will bring to our community as we use our streets to walk our babies, dogs, ride bikes, jog and exercise; the proposed hyper-density will only compound excisting traffic issues. This development is inconsistent with the Future Land Use Plan, specifically, Policy 1.2-a, which requires Palm Beach County to protect the character of the urban and suburban communities within the Urban/Suburban Tier. The County is required to "ensure development is compatible with the scale, mass, intensity of use, height, and character of urban and suburban communities". I am not opposed to the development of the plaza. I am opposed to the density of said development, which will destroy the quality of life of our quiet established workforce neighborhood. Please, oppose the change from CH/8 to CH/12. I would like reasonable density or a refurbished commercial center which could be used by all the neighborhoods surrounding it. Respectfully, Maira Metzger 1821 Ocala Rd Pleasant Ridge Virus-free. 1

55 Francis Forman From: Strickland, Mark Sent: Monday, April 09, :01 PM To: Francis Forman Subject: Lenox North Beach (LGA ) Follow Up Flag: Flag Status: Follow up Flagged Dear Palm Beach County Planning & Board of Commissioners, I owe a home in the Pleasant Ridge subdivision and reside at Osceola Road since 2002, which is directly west of this proposed project in the immediate vicinity. Please deny the amendment that is proposed to increase the density on this site. Please also require the developer to keep intact the privacy wall along Osceola Road. I would like it noted that I am STRONGLY APPOSED to the request to increase the residential density from HR-8 to HR-12 units per acre as this is NOT consistent with the surrounding neighborhoods. The proposed density is MUCH higher than the surrounding neighborhoods and would GREATLY impact the neighboring areas and therefore is NOT compatible. The traffic studies included with this proposal have not taken into account the increase that other approved projects yet to be completed in the US 1 to PGA Blvd Bridge to Ellison Wilson Road corridor will be adding to the area. Traffic safety must be considered as there is no physical Palm Beach County Sheriff station or regular patrol presence in the neighborhood. I am concerned that the same absentee ownership that is requesting this proposed project will neglect the maintenance and security of the project just as they have done over the last 16 years that I have lived behind this plaza. If you were to request the approval of all the owners residing within 500 feet of this project, I am confident that 100% would oppose any increase in the current zoning density. Please take into consideration and the quality of life of the residents in Pleasant Ridge and surrounding neighborhoods before approving this precedent setting density level that most certainly would devalue our homes. Thank you for your time, Mark Strickland Osceola Rd North Palm Beach, Fl

56 Francis Forman From: ncasasus Sent: Tuesday, April 10, :32 PM To: Francis Forman Cc: Lisa Amara A.; Patrick Rutter; Hal Valeche; Carlos Torres A. Subject: Palm Beach County Proposed Future Land Use Atlas Amendment - Lenox North Beach Dear Mr. Forman, I am writing to you as a resident of Pleasant Ridge to let you know that I adamantly oppose the Land Use Atlas Amendment to change the density of the property in the northwest corner of the intersection of US Highway 1 and Juno Road from CH/8 to CH/12, as proposed by Fairway Investment, LLC. My husband and I have lived in Pleasant Ridge for over 30 years. We are so enamored with our neighborhood that we own a total of three homes in Pleasant Ridge, one occupied by our daughter. My parents own a home and lot in Pleasant Ridge, as well as a duplex in Juno Terrace that directly faces the west shopping plaza wall. As you can see, my family is well invested in this neighborhood and gravely concerned how the hyper-density of the proposed Lenox North Beach project will adversely impact our quality of life. The current traffic on Ellison Wilson Road and PGA Boulevard is intolerable at certain times of the day, specifically during the bridge openings that occur every half hour. This project, as well as the redevelopment of the former Panama Hattie's site, will further compound the existing traffic issues. This development is inconsistent with the Future Land Use Plan per Policy 1.2-a that requires Palm Beach County to protect the character of the urban and suburban communities within the Urban/Suburban Tier. The County is required to "ensure development is compatible with the scale, mass, intensity of use, height, and character of urban and suburban communities". My family is not opposed to the redevelopment of the plaza; however, we strongly oppose the hyperdensity as proposed with the Lenox North Beach site plan. Fairway Investment, LLC should only be permitted to build the currently allowed, underlying 8 residential units per acre or refurbish the existing commercial units. Please help us maintain the quality of life in our quiet, established workforce neighborhood by opposing the proposed amendment. Respectfully, Norma Casasus 1788 Circle Drive North Palm Beach, FL

57 I also represent the following properties: Pleasant Ridge 1782 Circle Drive 1905 Ocala Road 1917 Ocala Road Vacant Lot Ocala Road Juno Terrace Osceola Road 2

58 N SURROUNDING NEIGHBORHOODS - ASBUILT DENSITIES (units per acre) SEMINOLE GOLF COURSE SEMINOLE LANDING 0.6 PER ACRE US HighwayNo. 1 CAPTAINS KEY 1.5 PER ACRE HIDDEN KEY 1.9 PER ACRE T H E P R E S E R V E A T J U N O B E A C H 2.5 PER ACRE JUNO ISLES 2.5 PER ACRE FLORIDA POWER & LIGHT CO. WATERFORD X.X PER ACRE UNO LAGO 10.1 PER ACRE PLEASANT RIDGE 5.0 PER ACRE JUNO TERRACE 7.5 PER ACRE O R A N G E T E R R A C E JUNO RIDGE 9.5 PER ACRE PROPOSED HYPER DENSITY PROJECT 22.4 PER ACRE ELLISON WILSON RD. P L E A SANT RID G PROPERTY OWNERS ASSOCIATION, INC. E BAY COLONY X.X PER ACRE OAK HARBOUR X.X PER ACRE 2.7 PER ACRE JUNO PARK SCHELL UNRECORDED SUBDIVISION 4.3 PER ACRE INTRACOASTALWATERWAY EST SHOPPING CENTER - NEIGHBORHOOD DENSITIES.DGN SHT 1 - EXHIBIT - NEIGHBORHOODS 4/8/ :10:24 PM

59 Pleasant Ridge Property Owners Association, Inc Pleasant Drive North Palm Beach, FL April 9, 2018 Katherine Murray Chair, Palm Beach County Planning Commission And Commission Members RE: North Beach Plaza/ Lenox North Beach proposed land use change Dear Ms. Murray and fellow members, Pleasant Ridge Property Owners Association, Inc. would like to officially oppose the proposed Future Use Atlas Amendment proposed by Fairway Investments, LLC on behalf of the North Beach Plaza. I am writing to respectfully request your consideration of Pleasant Ridge residents in making your decision regarding the Lenox North Beach request for a 50% increase of density to go from 8 units per acre to 12 dwelling units per acre. By way of introduction, my name is Nancy Silvio Lodise, I am the President of Pleasant Ridge Property Owners Association. Pleasant Ridge is an exclusively single family neighborhood. The original owner Jerome Kelly that platted Pleasant Ridge in 1955 required all homes to be different, no cookie cutters. Originally many bungalow style homes were used seasonally, today most residents live here year round and work locally in various careers and professions. It is truly a so called work force neighborhood. Our Property Owners Association has been in existence since 1964 and has interacted with the county government on many occasions. As you may have read in the Lenox Staff Report, Pleasant Ridge is within the County Community Revitalization Area. The residents of Pleasant Ridge are very proud of the work achieved with grants and skills learned from REAP (Resident Education to Action Program). As the lead on our US Highway 1 entry feature renovation project I have been continually inspired by the good stewards of our neighborhood that volunteered time, money and skills. Also Pleasant Ridge has worked with Solid Waste Authority, January 2018 marked 15 years of participation as an Adopt a Spot neighborhood participating in every Great American Clean Up and International Coastal Clean Up. Our neighborhood has a long history of working with the Palm Beach County Sheriff s Department on crime prevention. In 2002 PBSO helped us kick off a Pets on Patrol project for National Night Out Against Crime. In 2001 we worked with Commissioner Marcus to oppose a mid-block annexation and commercial incursion attempt from the Waterford that abuts our neighborhood to the north. And once again, our residents are ready to stand up in defense of the quality of life and long term investment of time and money in our homes. We have worked hard to achieve the so called American Dream of home ownership in a single family neighborhood. We understand the need for work force housing but we feel strongly that the applicant is requesting a very unreasonable and incompatible density. Pleasant Ridge POA has long been aware that the North Beach Plaza was becoming a failing shopping plaza, it has been a topic of conversation at our PRPOA meetings. The landscape

60 buffer has long been inadequate and the perimeter wall is in very bad condition. On 2 occasions Adopt a Spot volunteers painted the shopping center wall that abuts our neighborhood with paint provided by SWA. In addition our volunteers routinely pick up litter along the shopping center s Osceola Road right of way area. Due to the shopping center not maintaining the right of way, grass mowing is done by Palm Beach County at taxpayer s expense. I mention this as the Fairway Group have never been good neighbors to Pleasant Ridge or Juno Terrace. There are concerns as to what would happen if the rental apartment complex fails under their continued ownership? Would the work force housing element of the project be required if the apartments are converted to condominiums? Last summer I was made aware of the shopping center s agent meeting with Commissioner Valeche to discuss future plans for the shopping plaza. At that time the agent was told to contact Pleasant Ridge POA to discuss the plans. We were not contacted and by the time we were made aware of the plans in October the initial Lenox application for 300 units was already in the works. I fielded many phone calls and s from very upset and angry Pleasant Ridge residents regarding the outrageous density. The Fairway agent, Mr. Perry scheduled and held a meeting with Captain s Key neighborhood in November before even contacting Pleasant Ridge which directly abuts the site. At the meeting the applicant held for nearby residents on March 24, 2018 the Planner requested that we not discuss density which is our primary objection. Thankfully there have been many Palm Beach County Staff members that have held meetings, answered many of our calls addressing resident s concerns and assisted in many ways to try to understand the processes of Planning and Zoning issues, especially land use and density. While Pleasant Ridge residents are sympathetic to the lack of work force housing we are opposed to the potential HYPER-DENSITY of the Lenox project. Our research shows: The actual build out of Pleasant Ridge is about 4.5 dwelling units per acre, the Lenox wants almost 5 times that amount at a request for 22.4 units per acre! We have prepared a map of our neighborhood and surrounding communities with actual as built densities. The original Lenox request for 27 units an acre is absolutely colossal! If I understand it correctly the Staff Report indicates that without a concurrent hearing the applicant can request more density at a later date? After much research by many Pleasant Ridge, Juno Terrace and Captain s Key residents we strongly believe that the Lenox North Beach proposed plan for HYPER-DENSITY of 22.4 units per acre is NOT in compliance with Palm Beach County Future Land Use Plan specifically Policy 1.2-a. item 6 (page 11 in the Comp. Plan) which requires Palm Beach County to ensure development is compatible with the scale, mass, intensity of use, height and character of the urban and suburban communities. There will be copies of a petition submitted prior to the April 13 th meeting to ask for denial of the Land Use Amendment based on incompatibility with Pleasant Ridge and nearby communities.

61 We have prepared for your review a visual aide to illustrate the MASSIVENESS of the proposed 300 foot long 3 story apartment building wrapped around the structured parking in a so called donut shape showing that it is indeed absolutely out of scale to nearby residences. All the homes directly facing and abutting the Lenox site are one story. Please note that there are already questions and concerns about the Lenox proposed setbacks and buffers being inadequate due to the 3 story height and a higher elevation of the subject site. Even though I understand you are making a recommendation based on land use, it should be duly noted that the scale proposed is out of character for our communities. A 250 unit apartment complex, along with structured and surface parking, interior roadways, ingress/egress points certainly has an intensity of use that is not compatible to the surrounding neighborhoods in terms of noise, lighting and traffic issues and high concentration of residents. Please understand that the potential concentration of peak hour car trips on a barrier island with only 2 major north south roads will no doubt create safety issues as Pleasant Ridge, Juno Terrace east-west roads become a cut through to reach US Highway 1 and Ellison Wilson Road. While we are truly a work force neighborhood we are disturbed by the complexities of the Work Force Housing Bonus Program and Transfer of Development Rights Program. It has made for a great deal of angst for not just Pleasant Ridge residents but all nearby communities including residents of Juno Beach. In fact I am told that this Lenox development could be precedent setting and is being watched by many developers and residents county wide. Perhaps there are other ways that PBC can achieve work force housing that does not threaten the quality of life for existing residents by projects with super high density? The Staff Report indicates the applicant needs 250 units for the project to be viable. I question that the viability of the project not being able to go forward without 250 units be a consideration for their approval. The shopping center owners should not expect to be made whole on their purchase of the center in 2004 at the height of the real estate market. We ask your consideration of our vested interest in our homes and neighborhood be considered, in addition to the sweat equity of our neighborhood improvement projects that have added value to our homes and increased the PBC tax revenues. In Summary we ask you to consider the rights and reasonable expectations from existing residents and not recommend changes to density for a development that is so grossly incompatible with our neighborhood and surrounding communities. Thank you so much, Nancy Silvio Lodise President Pleasant Ridge Property Owners Association, Inc. CC Palm Beach County Commissioners Patrick Rutter, Executive Director Palm Beach County Planning and Zoning Department Lisa Amara, Principal Planner

62 N PROPOSED 250 RENTAL APARTMENTS WITH 591 PARKING SPACES S A NT R NG LDI BUI 600 FEET I E L AT I ON,I NC. E P G TY ER PRO P O W I C NE O SS RS A ES T SHOPPING CENTER - LATEST.DGN EXHIBIT - SITE PLAN - URBAN DESIGN KILDAY STUDIOS /4/2018 9:13:45 PM Osceola Road J u n o R oad FEET 3-STORY D A 375 P leasan t D rive U SH i g h wa yn o. 1

63 Francis Forman From: Sent: To: Subject: Follow Up Flag: Flag Status: Robert Baxter Monday, April 09, :39 AM Francis Forman; Lisa Amara A.; Patrick Rutter Say no to Lenox North Beach Hyper-Density Follow up Flagged I am writing to you to express my deep concern over the requested change in density being made by the Lenox North Beach development. I live adjacent to the north side of the plaza, on Pleasant Drive. A street that will no doubt become a primary route of travel by the occupants of this development should it become a reality. The current zoning already allows for 8 units per acre. With TDRs and workforce housing, the developer will be allowed to build almost 200 units. This alone would be considered high density for the surrounding neighborhood. A change to 12 units per acre would allow the developer up to 300 untis. This kind of Hyper-density development would be extremely detrimental to our neighborhood. It would cause an increase in traffic in the surrounding area, increase safety concerns and look completely out of place compared to the homes and businesses in the area. I am not against developing this property and believe a residential development makes a lot of sense considering the amount of empty commercial space in the area. I am also not against workforce housing. My neighborhood is a workforce housing neighborhood but we are only 5 units per acre. What I am against is the complete incompatability of this project should the request to increase the denisty of this property be granted. Please do the right thing for those of us who call this area home. Respectively, Thanks Bob Baxter -- Bob Baxter Bob@robertbaxtercpa.com

64 Francis Forman From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Bobbe Singer Tuesday, April 10, :24 PM Francis Forman Robert Singer In reference to North Beach Plaza/Lenox North Beach proposed land use change Follow up Completed Mr. and Mrs. Robert Singer 1922 Ocala Road North Palm Beach, FL RE: North Beach Plaza/Lenox North Beach proposed land use change Dear Francis Forman, We would like to officially oppose the proposed Land Use Atlas Amendment currently being proposed in Unincorporated Palm Beach County by Fairway Investments, LLC on behalf of the North Beach Plaza. This proposal is to increase the density of the parcel from 8 to 12 units/acre. We initially heard that there would be a request for a land use change from 8 units/acre to 12 units/acre. At that time, we generally supported the proposed change because even though a 133 unit development seemed dense compared with the surrounding area, it seemed like a reasonable and harmonious use of the space. Then in November we were made aware that the Land Use change wasn t really for 12 units/acre. Through county approved bonus programs (Workforce Housing and Transfer of Development Rights), the actual change of use would be 300 total units or 27 units/acre. Since November, the proposed development has been modified to be 250 units which would result in an actual land use change to units/acre. We are not opposed to 133 units (12 units/acre) but we are opposed to the unit/acre density. We are concerned about the hyper-density of the development and the increased traffic on the roads and through our neighborhoods. FUTURE DEVELOPMENTS Approval of the Lenox North Beach density of 22units/acre will set a precedent that may be used to justify future land use density as surrounding areas get re-developed. The existing zoning of 8 units/acre was established because it made sense and was part of an overall community plan. There should be a compelling rationale and reason for altering the Comprehensive Plan. INCOMPATABILITY WITH SURROUNDING USES The applicant claims that the increase in density is compatible with surrounding communities. We feel that this is much overstated as the residential communities surrounding the proposed development have an average actual use ranging from approximately 1.5 units/acre to 9.5 units/acre. 1

65 This is a hyper-density above and beyond between existing residential uses and the proposed use, hardly wellmatched with existing densities. We trust that this will be taken into consideration as the Planning Commission considers the proposed development s Compatibility with Surrounding uses. The proposed development will have more density than all the surrounding neighborhoods combined. Not fitting to the surrounding neighborhoods. The talk is Workforce Housing we are living in a workforce housing neighborhood. Approving a density change of this size and development will forever change our peaceful quite neighborhood. -The New Traffic Analysis for this project is not yet available. We have been advised repeatedly by the Developer and others that the traffic generated by a 250 unit residential development would be less than commercial use. The traffic volume along this section of US1 is already at a hazardous level. -There has been discussion of a traffic light at US1 and Juno Road to alleviate some of the traffic flow issues. However, with the exit of the parking garage exiting onto Juno Road most will choose to go down to Ellison-Wilson to reach PGA Boulevard. Which will increase traffic though the adjoining neighborhoods. -The traffic volume within a 1-2 mile radius of the proposed development has significantly increased with traffic at PGA and US1 being backed up several times throughout the day. The PGA bridge openings cause major backups with spillover backing up onto US1 and Ellison Wilson Road as well as backups to Palm Beach State College on PGA Blvd on the eastbound lane. In addition Florida Power and Light has increased employees in its Juno Beach Headquarters and traffic on US 1 and Ellison Wilson Road has increased accordingly during peak hours. As well, during peak hours, we believe emergency response times will be reduced especially ambulance and police which access our area via the PGA Bridge due to this development and two other major developments that have been approved for our area (old Panama Hatties and the Water Club condo towers). The full effect of allapproved developments in our area has not yet been realized as occupancy and construction has not yet been completed. This plot of land sits in the middle of a barrier island, the only way off is via our bridges that are already at capacity. The only way to go North or South is US 1 or Ellison-Wilson both of which are highly congested as of now. In summary, we do not support the Land Use Change. We respectfully request that the land use for North Beach Plaza/Lenox North Beach remain 8 units/acre as prescribed for good reason in the county s Comprehensive Plan. We appreciate your consideration of our concerns. Thank you. Mr. and Mrs. Robert Singer 2

66 Francis Forman From: Sent: To: Subject: Follow Up Flag: Flag Status: Tuesday, April 10, :18 PM Francis Forman North Palm Beach Plaza, Lennox developement Follow up Completed Land use change from CH8 to CH12 will be a disgrace to Juno Beach and Juno Isles neighborhoods. North Palm Beach will become the low rent district. Crime and drug use will explode in frequency. Consult with Juno Beach Police about this project. This project will create the North Palm Beach slum. Doctor Warns: Stop Eating This Vegetable Immediately Gundry MD 3A thirdpartyoffers.juno.com_tgl3131_5acd70ca2c1c470ca0c5est03vuc&d=dwifg&c=jmjxdiofvjjkeebmxbrin8vdkqgairsqqjbzdqhvig0&r=qxljylmv0orfrj4eekahpdsigqh9hdyes36srkxdsm&m=rbczoyt58lqsllhwxm66nupj1ojvsie58r0tee2kjgo&s=_y5ymp6- VmgiTBijTA00Z7OA4gB4CYc9dHZ6DPsaTWA&e= 1

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