2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 1. Amendment Data

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1 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 1. Amendment Data A. Amendment Data Round 18-D Intake Date 02/02/18 Application Name Boca Municipal Concurrent? No Acres Acres total Text Amend? No PCNs and Location Approximately 1,220 feet north of Glades Road on the west side of Florida s Turnpike Current Tier Urban/Suburban Urban/Suburban Use 18 hole golf course, 9 hole executive golf course, Clubhouse and Communication tower Proposed 564 dwelling units Communication tower (existing to remain) Zoning Agricultural Residential (AR) Planned Unit Development (PUD) Public Ownership (PO) Future Land Use Designation Underlying Future Land Use Designation Park NONE Low Residential 3 (LR-3). NONE Conditions NONE The applicant proposes the following voluntary condition of approval Residential development on the site shall be limited to a maximum of 564 dwelling units. B. Development Potential Provide math for each item as indicated (eg. 5 du/acre x 3 acres = 15 units) Density/ Intensity: Maximum Dwelling Units 1 (residential designations) Maximum Beds (for CLF proposals) Current FLU Maximum intensity for current PARK designation acres (8,540,374 SF) x.45 FAR = 3,843,168 SF Proposed FLU Maximum intensity for proposed LR-3 designation acres x 3 = 588 dwelling units du/acre x ac. = 3_ du/acre x ac. = 588 max du x 2.39 = max du x 2.39 = Population Estimate max du x 2.39 = 588_ max du x 2.39 = 1405 Maximum Square Feet 2, 4 (non-residential designations) FAR x ac. = FAR x ac. = FLUA Amendment Application

2 Proposed or Conditioned Potential 3, Maximum type of use and square footage (eg. General commercial, 100,000 square feet) 564 dwelling units Max Trip Generator Maximum Trip Generation Net Daily Trips: Net PH Trips: Stadium (trips based on data collection) T = 1.0X, X = average attendance 6205 trips per day (based on field study at comparable site) -565 (maximum minus current) -565 (proposed minus current) 231 AM, -389 PM (maximum) 231 AM, -389 PM (proposed) Single Family Detached, ITE #210 T = 10X, X = dwelling units 5640 trips per day 1. Maximum units per acre see Future Land Use Element Table III.C.1; 2. Maximum FAR see FLUE Table III.C.2 for FAR. If the site's acreage is large enough to be a planned development, utilize the PDD maximum whether or not a PDD is proposed. If the site's acreage does not meet the minimum PDD thresholds, the non-pdd maximum may be utilized. 3. For applications with a voluntary condition for a maximum development potential and use which will become binding in the adopting ordinance; 4. FLUA Amendments with a concurrent zoning application must calculate maximum development potential at the typical use & trip generation (e.g. General Retail for Commercial future land uses) and in addition, calculate the trip generation for the actual proposed zoning application. FLUA Amendment Application

3 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 2. Applicant Data A. Agent Information Identify the information for the agent processing the application. The agent will be the primary contact for Planning Division staff throughout the amendment process. Name Company Name Address Collene W. Walter Urban Design Kilday Studios 610 Clematis Street, Suite CU-02 City, State, Zip West Palm Beach, FL Phone / Fax Number Ph: Fax: Address cwalter@udkstudios.com B. Applicant Information Identify the information for each Property Owner and Contract Purchaser. Duplicate table as needed. Name Company Name Address George S. Brown, Deputy City Manager The City of Boca Raton 201 West Palmetto Park Road City, State, Zip Boca Raton, FL Phone / Fax Number Please contact the Agent / Ph: Fax: Address Interest Please contact the Agent / cwalter@udkstudios.com Owner Name Company Name Kevin Ratterree G.L. Acquisitions Corporation Address 1600 Sawgrass Corporate Parkway, Suite 300 City, State, Zip Sunrise, FL Phone / Fax Number Ph: Fax: Address Interest kevin.ratterree@glhomes.com Contract Purchaser FLUA Amendment Application

4 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 3. Site Data A. Site Data Built Features Please see Application Attachment F for built features. The site has been previously developed as a municipal golf course with accessory structures/facilities, and including a communications tower. PCN and Legal Description is in Application Attachment A. Survey is in Application Attachment P. Street Address 8111 Golf Course Road, Boca Raton, FL Frontage Project currently has 80 feet of existing frontage on Golf Course Road (aka Boca Course Road), an approximate width of 3,580 feet and an estimated depth of 2,000 feet. It is the intent of the Contract Purchaser to extended the existing Golf Course Road ROW to the north into the site and publicly dedicate the additional land area necessary to provide access to Wedgewood Estates PUD and this proposed PUD. As a result, it is anticipated that the project will have approximately 250 linear feet of frontage along Golf Course Road, exceeding the minimum 200 feet of frontage required for a PUD. There will be no change in the overall width or depth of the site. Legal Access Contiguous under same ownership From Golf Course Road, an existing 80 foot wide public right-of-way that will be extended north into the site and an additional portion dedicated publicly to provide access to Wedgewood Estates PUD and this proposed PUD. NONE Acquisition details The City of Boca Raton previously purchased the majority of the site ( acres) on March 6, 1970 from Gelon and Jewell Harrison. The City of Boca Raton later purchased an additional 8.96 acres from the Lake Worth Drainage District on May 7, 1981 (see Application Attachment A). Together these parcels make up the subject acres. The site is currently under contract to be purchased by G.L. Acquisitions Corporation from the City of Boca Raton. Ownership will remain under the City of Boca Raton for the purposes of this FLUA request. Size purchased Acres total III. Development History Previous FLUA Amendments Zoning Approvals, Control Number NONE On March 17, 1981 the BCC approved a Special Exception to allow a Public Golf Course and Recreation Facilities via Resolution No. R FLUA Amendment Application

5 On June 10, 1981 the SPRCM approved a Clubhouse Area Site Plan. On March 27, 1987 the BCC approved a Special Exception to amend the Site Plan for a Public Golf Course and Recreational Facilities to include a Commercial Radio, Television, Microwave, Transmission and Relay Station and Towers via Resolution No. R On August 26, 1987 the SPRCM approved a Site Plan for the Radio Tower. The site has been built out according to prior approvals and all approvals are valid. Concurrency The site will require concurrency approval for the proposed development of 564 residential dwelling units. The applicant has requested levels of service verification from the necessary providers and has included as part of this request. See Application Attachments I, K, N, and O. Plat, Subdivision The site has not been platted and is not subject to a master plan. FLUA Amendment Application

6 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 4. Consistency A. Consistency Provide responses in Application Attachment G as G.1 through G.5. Justification Provide as G.1. Residential Density Increases Provide as G.2. Compatibility Provide as G.3. Comprehensive Plan Provide as G.4. Florida Statutes Provide as G.5. See Application Attachment G, Section G.1 for Justification and Consistency with the Comprehensive Plan and Florida Statutes, prepared by Urban Design Kilday Studios. See Application Attachment G, Section G.2 for Justification and Consistency with the Comprehensive Plan and Florida Statutes, prepared by Urban Design Kilday Studios. See Application Attachment G, Section G.3 for Justification and Consistency with the Comprehensive Plan and Florida Statutes, prepared by Urban Design Kilday Studios. See Application Attachment G, Section G.4 for Justification and Consistency with the Comprehensive Plan and Florida Statutes, prepared by Urban Design Kilday Studios. See Application Attachment G, Section G.5 for Justification and Consistency with the Comprehensive Plan and Florida Statutes, prepared by Urban Design Kilday Studios. B. Surrounding Land Uses. Indicate the following for each surrounding property: Uses. Indicate the existing land use, subdivision name, and existing density (residential) or square footage (non-residential). FLUA Designations. Indicate the future land use designations. No acronyms. Zoning. Indicate the Zoning and petition numbers. No acronyms. Adjacent Lands Use Future Land Use Zoning North Residential Brentwood Place PUD 3.4 dwelling units per acre net Low Residential, 3 dwelling units per acre (LR/3) RT Residential Transitional District (Control No ) South Residential Wedgewood Estates PUD 4.0 dwelling units per acre Multifamily Residential, 5 dwelling units per acre (MR-5) RS Single Family Residential with a Special Exception for a Planned Unit Development (PUD) (Control No ) Residential Boca Lakes North PUD 5.91 dwelling units per acre Multifamily Residential, 5 dwelling units per acre (MR-5) RS Single Family Residential with a Special Exception for a Planned Unit Development (PUD) (Control No ) Commercial Landscape Maintenance Equipment Business 5,382 square foot building on ± 1 acre. Commercial High with an underlying 5 units per acre (CH/5) CG General Commercial District (no known Control No.) FLUA Amendment Application

7 Commercial Glades Road Storage 146,860 square feet of building area on ± 13 acre / 2 parcel site Commercial High with an underlying 5 units per acre (CH/5) CG General Commercial District (Control No ) East Residential Boca West PUD 3,551 dwelling units 2.47 dwelling units per acre Low Residential, 3 dwelling units per acre (LR/3) AR Agricultural Residential District (Control No ) West Agricultural active agricultural production 72 acres one parcel site Low Residential, 3 dwelling units per acre (LR/3) AR Agricultural Residential District FLUA Amendment Application

8 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 5. Public Facilities Information A. Traffic Information In order to be accepted on the day of intake, the application must include a written letter from the County Engineering Department indicating compliance with Policy 3.5-d of the Future Land Use Element of the Comprehensive Plan. The letter must state if the traffic generation for the amendment meets Policy 3.5-d at the maximum density/intensity for the proposed future land use designation or the square footage/use proposed to be assigned as a voluntary condition of approval. For more information, contact the Traffic Division at Max Trip Generator Maximum Trip Generation Net Daily Trips: Net PH Trips: Significantly impacted roadway segments that fail Long Range Significantly impacted roadway segments for Test 2 Traffic Consultant Current Stadium (trips based on data collection) T = 1.0X, X = average attendance 6205 trips per day (based on field study at comparable site) -565 (maximum minus current) -565 (proposed minus current) 231 AM, -389 PM (maximum) 231 AM, -389 PM (proposed) N/A N/A Bryan Kelley, P.E. Simmons & White Proposed Single Family Detached, ITE #210 T = 10X, X = dwelling units 5640 trips per day None Glades Road from Lyons Road to Jog Road B. Mass Transit Information Nearest Palm Tran Route (s) Nearest Palm Tran Stop Nearest Tri Rail Connection The Palm Tran Bus Route that services this property is Route 91 Boca Century Village to FAU and Boca Community Hospital, as well as other nearby localities. The Route runs predominately east and west along Glades Road, with a time transfer location at the Town Center at Boca Raton. There is an existing bus stop located on the north side of Glades Road, approximately 235 feet west of its intersection with Golf Course Road, approximately 1,700 feet (.03 miles) from the subject site. Tri-Rail Shuttle Route BR-1 connecting at the Town Center Mall on Glades Road. FLUA Amendment Application

9 C. Portable Water & Wastewater Information The site lies within the water and sewer services area of PBC Water Utilities Department, who have confirmed available capacity in their letter dated February 1, Please see Potable Water & Wastewater Level of Service (LOS) comment letter in Application Attachment I. Potable Water & Wastewater Providers Nearest Water & Wastewater Facility, type/size Palm Beach County Water Utilities Department. See Application Attachment I for confirmation of LOS. The nearest PBC WUD potable water facility is an 8" watermain located at the southern boundary of the property. PBC WUD has noted that it may be necessary to connect to the 12" watermain in Glades Rd to meet potable water demands for this site, however, two connection points will be required. The secondary connection via either via an existing 12" watermain in Lyons Road or an 8" watermain in Nadmar Avenue. There is an existing 6" forcemain in Lyons Road approximately 4000 feet north of Glades Road. WUD has stated that the capacity of the existing forcemain will need to be verified to determine 1) a suitable connection point or 2) if a forcemain extension is required. D. Drainage Information The site is located within the boundaries of the South Florida Water Management District (SFWMD) Hillsboro Canal Basin and is currently permitted under SFWMD Permit No S with legal positive outfall into the Lake Worth Drainage District (LWDD) E-2-W Canal. The proposed legal positive outfall will be provided to the adjacent LWDD L-44 Canal, L-45 Canal and/or E-2-W Canal via a control structure. See Application Attachment J for additional information on the standards proposed. E. Fire Rescue Nearest Station Distance to Site Response Time Effect on Resp. Time Fire House Station #53 (19950 Lyons Road) Station #53 is located approximately 2.25 miles from the subject site. Average response time is 6.25 minutes. Estimated response time is 7 minutes. F. Environmental Significant habitats or species Per the Environmental Assessment prepared by EW Consultants Inc. found in Application Attachment L, the property consists of non-native upland areas maintained as a golf course along with excavated man-made lakes/ponds that contain occasional native littoral species. There are no wetlands present on the site. The scattered remaining native trees should be evaluated for preservation, relocation, or mitigation if site conditions, development plans, and construction activities would allow. Due to the absence of native habitat, upland habitat preservation should not be required. No wetland conditions were observed on the property. The absence of wetland conditions may require review by wetland permitting agencies (SFWMD and CE). No listed wildlife, signs of such wildlife, or habitat that would support listed wildlife were observed on the property. FLUA Amendment Application

10 Flood Zone* Wellfield Zone* According to Palm Beach County s Information Systems Services (which reflects FEMA information updates in October 2017), the subject property is located within Flood Zone X. Flood zone X represents areas that are outside of the 500-year flood plain with less than 0.2% annual probability of flooding (see Application Attachment L.) The subject site is not located in or near any wellfields. See Application Attachment M for wellfield map. * If the site is located within an A or V flood zone and/or within a Wellfield Protection zone, requests for greater intensity may be viewed unfavorable. G. Historic Resources Please see Application 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. H. Parks and Recreation - Residential Only Indicate the name and location of each of the applicable parks. Information is available from Parks and Recreation at (561) Indicate the population change from Development Potential Data and Analysis Multiply the population change by the LOS Park Type Name & Location Level of Svc. (ac. per person) Population Change Change in Demand Regional Burt Aaronson South County Regional Beach South Inlet Park Beach District Southwinds Golf Course I. Libraries - Residential Only Indicate the name and location of the closest County Library. Information is available from the Library Department at (561) Indicate the population change from Development Potential Data and Analysis. Multiply the population change by the LOS. Library Name Address Glades Road Branch th Avenue South City, State, Zip Boca Raton, FL Distance 1.6 Miles Component Level of Service Population Change Change in Demand Collection 2 holdings per person ,810 Periodicals 5 subscriptions per 1,000 persons FLUA Amendment Application

11 Info Technology $1.00 per person 1405 $1, Professional staff 1 FTE per 7,500 persons FTE All other staff 3.35 FTE per professional librarian , FTE Library facilities 0.34 sf per person SF J. Public Schools - Residential Only Summarize School Comment Letter here and provide as Application Attachment O. Please contact Joyce Cai or Angela Usher at the Palm Beach County School Board at (561) to obtain a comment letter. Identify the name of the public schools that would educate potential school age children based on the current boundaries and the distance from each to the site. This information is available from the Palm Beach County School Board at (561) Elementary Middle High Name Whispering Pines Elementary Omni Middle Olympic Heights High Address 9090 Spanish Isles Blvd Jog Road Lyons Road City, State, Zip Boca Raton, FL Boca Raton, FL Boca Raton, FL Distance 3.4 Miles 4.7 Miles 1.9 Miles FLUA Amendment Application

12 2019 FUTURE LAND USE ATLAS AMENDMENT APPLICATION Part 6. Attachments A. PCN s, Legal Description and Warranty Deed (include Legal in PDF & Word) B. Agent Consent Form C. Applicant s Ownership Affidavit D. Applicant s Notice Affidavit, Property Appraiser List, and Labels E. Disclosure of Ownership Interests F. Built Feature Inventory & Map G. Consistency with the Comprehensive Plan and Florida Statutes (include in PDF & Word) H. Traffic Approval Letter & Traffic Study I. Water & Wastewater Provider LOS Letters J. Drainage Statement K. Fire Rescue Letter L. Natural Feature Inventory & Map M. Wellfield Zone N. Historic Resource Evaluation Letter O. Palm Beach County School District LOS Letter P. Survey Forms for Attachments B, C, D, and E are located on the web at: T:\Planning\AMEND\00Administration\Application-FLUA\2019 Application\2019-FLUA-Application-Form.docx FLUA Amendment Application

13 PROPERTY CONTROL NUMBER(S) LEGAL DESCRIPTION ATTACHMENT A LEGAL DESCRIPTION: PARCEL 1 CITY OF BOCA RATON GOLF COURSE ALL OF TRACTS 1 THROUGH 3, INCLUSIVE, TRACTS 12 THROUGH 17, INCLUSIVE, A PORTION OF TRACTS 29 THROUGH 35 AND A PORTION OF ROAD, DYKE AND DITCH RESERVATIONS, ALL IN BLOCK 76, PALM BEACH FARMS CO. PLAT NO. 3, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 2, PAGES 45 THROUGH 54, PUBLIC RECORDS, PALM BEACH COUNTY, FLORIDA AND A PORTION OF THE NORTHEAST ONE-QUARTER OF SECTION 17, TOWNSHIP 47 SOUTH, RANGE 42 EAST, PALM BEACH COUNTY, FLORIDA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE SOUTHWEST CORNER OF SAID TRACT 17, ALSO BEING THE NORTHWEST CORNER OF WEDGEWOOD ESTATES, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 55, PAGE 115, SAID PUBLIC RECORDS, THENCE NORTH 00 21'35" WEST, ALONG THE WEST LINE OF SAID TRACTS 3, 12 AND 17 AND THEIR NORTHERLY EXTENSION, A DISTANCE OF 2, FEET; THENCE NORTH 89 37'44" EAST, ALONG THE NORTH LINE OF A SAID BLOCK 76, A DISTANCE OF 1, FEET TO A POINT HEREINAFTER TO BE KNOWN AS POINT "A" FOR FUTURE REFERENCE; THENCE NORTH 00 54'13" WEST, ALONG THE EAST LINE OF SAID BLOCK 75, A DISTANCE OF FEET TO NORTHWEST CORNER OF THE NORTHEAST ONE-QUARTER OF SAID SECTION 17; THENCE NORTH 89 08'08" EAST, ALONG THE NORTH LINE OF SAID NORTHEAST ONE-QUARTER OF SECTION 17, A DISTANCE OF 2, FEET; THENCE SOUTH 01 04'52" EAST, ALONG THE WEST RIGHT-OF-WAY LINE OF LAKE WORTH DRAINAGE DISTRICT E-2W CANAL AS DESCRIBED IN OFFICIAL RECORDS BOOK 319, PAGE 275, SAID PUBLIC RECORDS, A DISTANCE OF FEET; THENCE ALONG THE WEST RIGHT-OF-WAY LINE OF LAKE WORTH DRAINAGE DISTRICT E-2W CANAL AS DESCRIBED IN OFFICIAL RECORDS BOOK 25558, PAGE 1167, SAID PUBLIC RECORDS, FOR THE FOLLOWING SIX DESCRIBED COURSES, SOUTH 21 25'08" WEST, A DISTANCE OF FEET; THENCE SOUTH 43 55'08" WEST, A DISTANCE OF FEET; THENCE SOUTH 29 53'08" WEST, A DISTANCE OF FEET; THENCE SOUTH 01 04'52" EAST, A DISTANCE OF FEET; THENCE SOUTH 32 02'52" EAST, A DISTANCE OF FEET; THENCE SOUTH 46 04'52" EAST, A DISTANCE OF FEET; THENCE ALONG THE WEST LINE AND THE NORTHERLY EXTENSION THEREOF, OF GLADES ROAD SELF STORAGE, MUPD, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 122, PAGES 114 THROUGH 115, SAID PUBLIC RECORDS, ALSO BEING THE EAST LINE OF SAID TRACT 35, BLOCK 76, SOUTH 00 24'15" EAST, A DISTANCE OF

14 FEET; THENCE SOUTH 89 36'40" WEST, ALONG THE SOUTH LINE OF TRACTS 29 THROUGH 35, SAID BLOCK 76, A DISTANCE OF 2, FEET TO THE SOUTHEAST CORNER OF SAID WEDGEWOOD ESTATES; THENCE NORTH 00 21'11" WEST, ALONG THE EAST LINE OF SAID WEDGEWOOD ESTATES, A DISTANCE OF FEET; THENCE SOUTH 89 41'19" WEST, ALONG THE NORTH LINE OF SAID WEDGEWOOD ESTATES, A DISTANCE OF 1, FEET TO THE POINT OF BEGINNING; LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCEL; COMMENCE AT AFOREMENTIONED POINT "A"; THENCE SOUTH 00 54'13" EAST, ALONG THE EAST LINE OF SAID BLOCK 76, A DISTANCE OF FEET TO THE POINT OF BEGINNING; THENCE, CONTINUE ALONG SAID EAST LINE, SOUTH 00 54'13" EAST, A DISTANCE OF FEET; SOUTH 89 37'44" WEST ALONG THE NORTH LINE OF THAT ROAD, DYKE AND DITCH RESERVATION, ABANDONED ACCORDING TO OFFICIAL RECORDS BOOK 3520, PAGE 28, SAID PUBLIC RECORDS, A DISTANCE OF FEET; THENCE NORTH 00 57'40" WEST ALONG THE EAST LINE OF SAID TRACT 1, BLOCK 76, A DISTANCE OF FEET; THENCE NORTH 89 37'44" EAST, A DISTANCE OF FEET TO THE POINT OF BEGINNING. CONTAINING ACRES, MORE OR LESS. LEGAL DESCRIPTION: PARCEL 2 R/W TO BE ABANDONED BEING A PORTION OF A ROAD, DYKE AND DITCH RESERVATION, BLOCK 76, PALM BEACH FARMS CO. PLAT NO. 3, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 2, PAGES 45 THROUGH 54, PUBLIC RECORDS, PALM BEACH COUNTY, FLORIDA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF SAID BLOCK 76; THENCE SOUTH 00 54'13" EAST, ALONG THE EAST LINE OF SAID BLOCK 76, A DISTANCE OF FEET TO THE POINT OF BEGINNING; THENCE, CONTINUE ALONG SAID EAST LINE, SOUTH 00 54'13" EAST, A DISTANCE OF FEET; SOUTH 89 37'44" WEST ALONG THE NORTH LINE OF THAT ROAD, DYKE AND DITCH RESERVATION, ABANDONED ACCORDING TO OFFICIAL RECORDS BOOK 3520, PAGE 28, SAID PUBLIC RECORDS, A DISTANCE OF FEET; THENCE NORTH 00 57'40" WEST ALONG THE EAST LINE OF SAID TRACT 1, BLOCK 76, A DISTANCE OF FEET; THENCE NORTH 89 37'44" EAST, A DISTANCE OF FEET TO THE POINT OF BEGINNING. CONTAINING ACRES, MORE OR LESS. TOTAL ACREAGE OF PACELS 1 AND 2 = ACRES.

15 BRENTWOOD PLACE SITE FLU: LR-3 ZONING: AR FLU: PARK ZONING: AR LWDD E-2W CANAL FLU: LR-3 ZONING: AR FLU: MR-5 ZONING: RS WEDGEWOOD ESTATES LWDD CANAL L-45 FLU: HR ZONING: PUD FLU: CH/5 ZONING: CG FLU: MR-5 ZONING: RS FLU: CH/5 ZONING: CG/ PCD FLU: UT ZONING: AR BOCA WEST COUNTRY CLUB FLU: LR-3 ZONING: AR FLU: IND ZONING: MUPD FLU: CH/5 ZONING: CG FLU: MR-5 ZONING: RS-PUD BOCA LAKES GLADES ROAD ATTACHMENT F FLU: INST ZONING: RS LYONS ROAD LWDD CANAL L-44 FLORIDA S TURNPI KE FLU: LR-3 ZONING: RT/ PUD FLU: CH/5 ZONING: CG/ MUPD FLU: CH/8 ZONING: CG NORTH N.T.S.

16 ATTACHMENT G CONSISTENCY WITH THE COMPREHENSIVE PLAN & FLORIDA STATUTES REQUEST On behalf of the property owner, the City of Boca Raton, and the applicant, G.L. Acquisitions Corporation, Urban Design Kilday Studios (UDKS), as Agent, 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 generally located approximately 1,220 feet north of Glades Road on the west side of Florida s Turnpike, with access provided from Golf Course Road. 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 site has a PARK FLU designation and an Agricultural Residential AR) zoning designation. The subject site is currently used for a public municipal golf course with accessory facilities and supports a communications tower. The applicant is requesting approval of the following: To amend the FLUA designation of both parcels, totaling approximately acres, from PARK to Low Residential, with up to 3 dwelling units per acre (LR-3). The applicant proposes to construct a new residential community of up to 564 dwelling units. The existing communications tower will remain on site. PROJECT HISTORY The subject property currently supports a public municipal golf course that opened in There is an 18-hole par 72 championship course and a 9-hole par 30 executive course. There also exists a clubhouse and commercial communications tower serving the City of Boca Raton for emergency services. There have been no prior FLUA Amendment approvals for the subject property, and there have been limited Zoning or other entitlement approvals, as detailed below. The site has been built out based on the prior approvals. On March 17, 1981 the Board of County Commission (BCC) approved a Special Exception to allow a Public Golf Course and Recreation Facilities via Resolution No. R On June 10, 1981 the Site Plan Review Committee Meeting (SPRCM) approved a Clubhouse Area Site Plan. On March 27, 1987 the BCC approved a Special Exception to amend the Site Plan for a Public Golf Course and Recreational Facilities to include a Commercial Radio, Boca Municipal FLUA Page 1 February 2, 2018

17 Television, Microwave, Transmission and Relay Station and Towers via Resolution No. R On August 26, 1987 the SPRCM approved a Site Plan for the Radio Tower. A. CONSISTENCY G.1 - Justification Per Policy 2.1-f of the FLUE of the PBC Plan, 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. The applicant is requesting to amend the FLUA designation of the subject site from PARK to Low Residential, with up to 3 dwelling units per acre (LR-3). The subject property is not located within the boundaries of any Neighborhood Plan. The proposed FLUA amendment meets the required standard as follows: 1) The proposed use is suitable and appropriate for the subject site: Applicant s Description: The owner, the City of Boca Raton, has decided to close the public golf course located on the subject site after +35 years of operation. The site is being acquired by G.L. Acquisitions Corporation with the intent to redevelop the site as a planned residential community. This proposed use is suitable and appropriate for this site. As the majority of the site will no longer be in public ownership and it will not be used for public recreation, the current FLUA designation is not appropriate. Page 127 of the Future Land Use Element of the PBC Comprehensive Plan (FLUE) states: 5. Parks and Recreation Parks and Recreation areas are designated on the Future Land Use Atlas to reflect developed or planned sites owned by a governmental entity that provide the public an opportunity to partake in a variety of recreational activities that may be active, passive, or special in nature in a safe and convenient manner that is compatible with its environs (emphasis added). Parks and Recreation areas conserve open space and natural resources while providing the public with a variety of recreational and cultural opportunities. The County s park system can be classified into six types of parks, dependent primarily on size of service area, available resource base, and recreational and/or cultural facilities provided. They range from local level parks that include infill, neighborhood, and community type parks to countywide level parks that include district, beach, and regional parks. Public parks in the County Park System offer an array of recreational opportunities through the provision of passive, active and special recreational facilities. Typically, passive or resource-based facilities, i.e. beaches, picnicking, hiking, nature centers, museums, camping, boating, etc., and special Boca Municipal FLUA Page 2 February 2, 2018

18 facilities such as golf courses, aquatic facilities, recreation centers are provided within regional, district, and beach parks. Uses such as beach re-nourishment may also be allowed on areas designated as Parks and Recreation. Active or user-based facilities, i.e. baseball, softball, football, soccer, tennis, basketball, play courts, exercise trails, etc., may be provided in all types of parks, subject to site constraints. Following completion of the sale to G.L. Acquisitions Corporation, the majority of the subject property will no longer be owned by a governmental entity, and therefore the existing PARK Future Land Use designation must be amended as the PARK designation may only be applied to properties owned by a governmental agency and developed or planned for the public to partake in a variety of recreational activities. Also, the current FLUA designation does not have any underlying designation or residential density. As such, an amendment is necessary to allow the proposed use. The proposed designation of LR-3 will allow a density of up to 3 dwelling units as a planned development. This density and plan of development is consistent and compatible with the surrounding communities of Brentwood Place PUD to the north developed with a net density of 3.4 DU/Ac., Wedgewood Estates PUD to the southwest developed at a gross density of 4.0 DU/Ac., and Boca Lakes North PUD directly south developed at a gross density of 5.9 DU/Ac. The undeveloped property directly west already has already been mapped with the LR-3 designation on the adopted Future Land Use Atlas. The proposed residential development on the subject site consisting of detached housing, water management tracts, recreation areas and internal roadways in a master planned community, is compatible with the existing and anticipated development in the immediate vicinity. The City of Boca Raton will continue to own the communications tower located on the eastern boundary by the Florida s Turnpike access ramps, and access to same. Per Comp Plan Policy 2.1-i: Residual Parcel, the County shall discourage the creation of residual parcels within or adjacent to a proposed development. As such, the FLU designation for the entire property will be amended. The communications tower is not a recreational facility and the PARK designation is also not appropriate for this use. It is anticipated that this area encompassing the communications tower will be rezoned to the PO-Public Ownership zoning designation, which is consistent with all future land use designations including LR-3. The proposed plan of development will not negatively impact the natural environment as the site is already developed as a golf course and there are no existing natural conditions. Public facilities such as fire stations and libraries already exist in proximity, and utility services are in place and capacity is available to serve the proposed plan for redevelopment as a residential community. The site is already accessed via a County owned and maintained public collector road, Golf Course Road, which road directly connects to an arterial roadway, Glades Road. In short, the PARK designation will no longer be consistent with the Comprehensive Plan upon the sale of the majority of the subject property to a non-governmental entity. Boca Municipal FLUA Page 3 February 2, 2018

19 2) The basis for the requested change for this particular site is based upon the following criteria: New information or change in circumstances which affect the subject site. Applicant s Description: A change in circumstances has occurred that affects the subject site. The Greater Boca Raton Beach and Parks District, in cooperation with The City of Boca Raton, is in contract to purchase the prior Boca Tecca Golf Course located on the east side of I-95, north of Yamato Road, and plans to redevelop the site as the new City of Boca Raton Municipal Golf Course. The City of Boca Raton is therefore selling the majority of the subject property to the applicant, G.L. Acquisitions Corporation for redevelopment. As noted above, the PARK Future Land Use designation may only be applied to properties owned by a governmental agency and developed or planned for the public to partake in a variety of recreational activities. As the majority of the site will no longer be owned by a governmental entity, a change in circumstance has occurred. The proposed amendment to LR-3 is consistent and compatible with the development pattern of the surrounding area, which is predominantly residential planned developments, and assigning a density for the subject site is necessary as there is no established underlying density currently. This amendment will allow for redevelopment that is consistent with adjacent land uses. Inappropriateness of the adopted FLU designation. Applicant s Description: As the majority of the site will no longer be in public ownership and it will not be used for public recreation, the PARK designation is inappropriate. The County Directions in the Plan provide guidance as to what alternative land use designation would be appropriate. As the surrounding properties are either developed or designated with residential or commercial with underlying residential land uses, a residential land use designation will be consistent. The County Directions recognize that redevelopment will occur, and infill development in urban areas is encouraged to make efficient use of land and existing public facilities and services. The proposed residential designation of LR-3 is compatible with the surrounding communities and proposed at a similar density. This will ensure land use compatibility with the surrounding area. The proposed development will also integrate into the neighborhood by utilizing the same road for access and not disrupting the geographic boundaries of any surrounding property. The proposed designation will allow a density of up to 3 dwelling units per acre (DU/Ac.) as a planned development. This density and plan of development is consistent and compatible with the surrounding communities of Brentwood Place PUD to the north developed with a net density of 3.4 DU/Ac., Wedgewood Estates PUD to the southwest developed at a gross density of 4.0 DU/Ac., and Boca Lakes North PUD directly south developed at 5.9 DU/Ac. The undeveloped property directly west has previously been mapped with the LR-3 designation, however not developed as such at this time. Boca Municipal FLUA Page 4 February 2, 2018

20 G.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. Warner Real Estate Advisors, Inc. was retained by the Applicant to prepare a Housing Needs Study associated with the property FLUA. The Housing Needs Study is submitted as part of this Applicants Attachment to support the residential density increase. The Housing Needs Study reports that: (1) By 2030, the shortfall of housing units to meet the projected population demand will be over 44,000 units, assuming a minimal 25% market factor. (2) By 2035, the shortfall of housing units to meet the projected population demand will be 84,000 units, again assuming a minimal 25% market factor. (3) Finally, if you assume that not all future unbuilt units will be constructed, which is likely, the shortfall with a 25% market factor increases to over 97,000 housing units, in 2035, assuming a 20% reduction in supply. It is likely that maximum density cannot be achieved on many parcels owing to their location, size, configuration, infrastructure limitations, environmental factors, traffic concurrency, access limitations, drainage, and ownership desire to own large lots with homes, equestrian uses, neighborhood objections (NIMBY), and ultimately local governmental approvals. The change to the proposed LR-3 designation and construction of the resulting residential units will help to ameliorate the projected housing unit shortfall. Additionally, the majority of the site will no longer be in public ownership and it will not be used for public recreation, therefore the designation needs to be amended in anticipation of another use. Goals in the Introduction and Administrative Element of the Comprehensive Plan speak to encouraging redevelopment within the areas of the County were infrastructure and services already exist. The proposal to redevelop the golf course by a private entity with non-governmental uses demonstrates a need for the amendment. Demonstrate that the current FLUA designation is inappropriate. Applicant s Description: The current FLUA designation is inappropriate. The owner, the Boca Municipal FLUA Page 5 February 2, 2018

21 City of Boca Raton, has chosen to close their golf course as they are participating with the Greater Boca Raton Beach and Parks District to purchase another golf course in closer proximity to their core population within the City of Boca Raton municipal limits. They are selling the subject property to the applicant, G.L. Acquisitions Corporation, for redevelopment. The PARK Future Land Use designation may only be applied to properties owned by a governmental agency and developed or planned for the public to partake in a variety of recreational activities. As the majority of the site will no longer be owned by a governmental entity, the designation must be changed as it is no longer appropriate. Explain why the Transfer of Development Rights, Workforce Housing, and/or Affordable Housing Programs cannot be utilized to increase density. Applicant s Description: The current FLUA designation of PARK does not have an underlying residential density. Therefore, there is currently no opportunity to utilize any of the above programs to increase density as there is no base density currently established on the site. At a minimum, an underlying residential density would need to be assigned, however, as the site will no longer be in public ownership, the FLUA designation also needs to be changed. The proposed LR-3 designation is compatible with both the surrounding LUPA designations AND the built community s densities/intensities. As the FLUA must be amended from PARK, it is appropriate to amend the land use to the designation most consistent with surrounding adopted land uses and built densities/intensities. G.3 - Compatibility Compatibility is defined in the County s Unified Land Development code as: Land uses that are congruous, similar and in harmony with one another because they do not create or foster undesirable health, safety or aesthetic effects arising from direct association of dissimilar, contradictory, incongruous, or discordant activities, including the impacts of intensity of use, traffic, hours of operation, aesthetics, noise, vibration, smoke, hazardous odors, radiation, function and other land use conditions. Based on this definition and accepted growth management ideals, the proposed amendment to change the FLUA designation from PARK to LR-3 and the proposed plan of development for a master planned residential community, compatible with the surrounding and adjacent lands. It will not create or foster undesirable effects and is very similar to existing surrounding residential development as discussed below. Where the site is adjacent to commercial development, this change in FLUA designation will not cause any negative impacts on these properties or businesses. Where the site is adjacent to the Florida s Turnpike, no incompatibility is created as residential communities line both sides of this roadway throughout Palm Beach County. The LR-3 designation would allow 2 DU/Ac. standard density and up to 3 DU/Ac. with a PUD Density. This density and plan of development is consistent and compatible with the surrounding communities of Brentwood Place PUD to the north, developed with a net density of 3.4 DU/Ac. for that portion of the community adjacent to the site; Wedgewood Estates PUD to the southwest developed at a gross density of 4.0 DU/Ac.; and Boca Lakes North PUD directly south developed at 5.9 DU/Ac. The undeveloped property directly west has previously been mapped with the LR-3 designation and it is anticipated that at some Boca Municipal FLUA Page 6 February 2, 2018

22 time in the future a similar project may be proposed. As the City of Boca Raton is selling the majority of the property for private development, the existing FLUA designation of PARK is no longer appropriate and should be changed. Assigning a FLUA designation of Commercial or Industrial would result in a plan of development that would be incompatible with the surrounding and adjacent land uses, the majority of which are built residential developments. If the FLUA designation is not amended, redevelopment could not occur and the land would remain fallow, which could also create incompatibility with the surrounding and adjacent land uses. G.4 -Comprehensive Plan The proposed amendment furthers several Goals of the Comprehensive Plan and is consistent with several Objectives and Policies. The site is not within any Overlays, Neighborhood Plans or Special Planning Overlays. The following is optional data and analysis to demonstrate consistency with specific objectives and policies in the Plan: C. County Directions Applicant s Description: The County Directions in the Future Land Use Element provide the basis for the Goals, Objectives and Policies in the Plan. The County Directions recognize that redevelopment will occur, and infill development in urban areas is encouraged to make efficient use of land, and existing public facilities and services. Several of these Directions support the proposed amendment, specifically the Infill, Redevelopment and Revitalization; Land Use Compatibility; and Neighborhood Integrity Directions. 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: Assigning a residential FLUA designation to this site will allow for it to become a viable redevelopment opportunity within the Urban/Suburban Tier, and accommodate the projected future increase in population in Palm Beach County. As previously stated, population projections provided in the PBC 2015 Population Allocation Model show the population growing by over 301,400 people between 2015 and 2035 (from 1,377,300 to 1,678,700). This site is strategically situated for redevelopment for residential use as it is a desirable location in western Boca Raton, public services and infrastructure exist, it is served by a road of appropriate classification, and the proposed development will be compatible with the surrounding and adjacent properties. This proposed amendment promotes infill redevelopment on a site that was previously developed and in an area that is almost built out. This amendment will allow an efficient use of available land currently designated for recreation without reducing land area designated for Agricultural, Commercial or Industrial development. FLUE Policy 2.1-a: Future land use designations, and corresponding density and Boca Municipal FLUA Page 7 February 2, 2018

23 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, mass transit opportunities, etc., at the density proposed and therefore does not exceed the manmade constraints. The density proposed is consistent with surrounding developments and therefore is not an underutilization of the existing capacities. 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. This site is currently developed as a golf course and accessory facilities. Per the Environmental Assessment, there is no significant native upland habitat on site nor is there any wetland habitat on site. There are no jurisdictional wetlands on the property. The Soil Survey Geographic database for Palm Beach County shows that the majority of the site is comprised of Boca Fine Sand. No listed plant or animal species were observed. The site is not located within a wellfield protection zone, and it is outside of the 500-year flood plain. Based on this assessment, there are no significant environmental resources or habitat existing on the property that would be negatively impacted by the proposed change in land use. 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 is Palm Tran bus service along Glades Road and there is an existing transit stop in close proximity (approximately 1,700 feet) to the site at Glades Road and Golf Course Road. Potable Water and Wastewater: Please see Application Attachment I for the PBC Water Utilities Department letter wherein it is stated that capacity does exist for the proposed development via an existing 8" watermain located at the southern boundary of the property and existing 6" forcemain in Lyons Road approximately 4000 feet north of Glades Road. Drainage: Please see Application Attachment J for Drainage Statement prepared by GLH Engineering. Legal positive outfall will be provided by the adjacent Lake Worth Drainage District (LWDD) Canals. Fire Rescue: Please see Application Attachment K for the Fire Rescue letter which confirms that the nearest PBC Fire Rescue station is Station #53 located at Lyons Road. Station #53 is located approximately 2.25 miles from the subject property and that Boca Municipal FLUA Page 8 February 2, 2018

24 the estimated response time to the subject property is approximately 7 minutes. School: Please see Application Attachment O for the application submitted to the PBC School District requesting confirmation of level of service. Parks and Recreation: The conversion of this property does not negatively impact the Palm Beach County level of service for parks and recreation as this facility is not included in their inventory as it is not a Palm Beach County public park site. There are two public golf courses owned and operated by Palm Beach County within 4 miles of the site. Osprey Point Golf Course is a 27-hole public golf course and Southwinds Golf Course is an 18-hole course. It is presumed that this conversion will not negatively impact the City of Boca Raton level of service as the Greater Boca Raton Beach and Parks District, in cooperation with The City of Boca Raton, is in contract to purchase the prior Boca Tecca Golf Course and repurpose it for public play. The adjacent and surrounding development; Applicant s Description: The proposed density and pattern of development is consistent and compatible with the surrounding properties. Please refer to Section G.3 Compatibility above and the Surrounding Uses section below. The future land use balance; Applicant s Description: The proposed FLUA Amendment to LR-3 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 use at a density consistent with the surrounding properties, which will be served by existing commercial, office, medical and institutional uses in the immediate area. There will continue to be recreational facilities in proximity to serve existing and new residents. As required by the ULDC, recreational facilities will be provided within the future PUD to serve the new residents ( Ac/DU =3.38 Ac. minimum of improved recreational facilities). PBC operated Burt Aaronson South County Regional is approximately 4 miles to the northwest of this site and is 872 acres. The park includes a wide variety of park and recreational opportunities including Osprey Point Golf Course, a 27-hole public golf course, amphitheater, nature center, waterpark, organized sports fields, and picnic areas. PBC operated Southwinds Golf Course is approximately 2 miles north of the site and is 135 acres. This park includes an 18-hole public golf course and accessory amenities. Therefore, amending the FLUA designation does not result in an imbalance of recreational opportunities in the area. The prevention of urban sprawl as defined by (51), F.S.; Applicant s Description: The proposed residential development prevents urban sprawl as it can be considered an infill redevelopment project with in the Urban/Suburban Tier. The subject site is currently a public municipal golf course that will be closing. The surrounding commercial, office, medical and institutional developments along Glades Road, Lyons Road and State Road 7 will benefit from the redevelopment of the site to residential housing. The Introduction and Administration Element defines Infill as, "Development of vacant or Boca Municipal FLUA Page 9 February 2, 2018

25 abandoned parcels in otherwise built-up areas within the unincorporated area of the Urban/Suburban Tier..." The surrounding area is built-up and public facilities and services are in place. Therefore, the proposed amendment would allow for the redevelopment of this parcel and contribute to the economic viability of the surrounding area without resulting in urban sprawl. 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 County Directions in the Future Land Use Element provide the basis for the Goals, Objectives and Policies in the Plan. The County Directions recognize that redevelopment will occur, and infill development in urban areas is encouraged to make efficient use of land, and existing public facilities and services. Several of these Directions support the proposed amendment, specifically the Infill, Redevelopment and Revitalization; Land Use Compatibility; and Neighborhood Integrity Directions. The proposed amendment would designate a residential land use on the subject site, allowing for development at a compatible density, consistent with other surrounding properties. Established commercial, office and institutional uses are located along Glades Road, Lyons Road and State Road 7, and additional residential development will help balance land uses that are within the character of the community, furthering these 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 either built developments with compatible communities or vacant parcels with the same FLUA designation as being requested. As such, the proposed redevelopment does not encourage piecemeal development, nor does it create residual parcels. The proposed amendment would be considered infill development. Policy 2.1-i: Residual Parcel - As a means of promoting appropriate land development patterns the County shall discourage the creation of residual parcels within or adjacent to a proposed development. Applicants Description: The majority of the site will be sold to the applicant for redevelopment as a residential community under the PUD-Planned Unit Development Boca Municipal FLUA Page 10 February 2, 2018

26 zoning designation. However, the portion of the property containing the communications tower and its access will be retained by the City of Boca Raton so that emergency communications can be continued. It is anticipated that this portion of the site will be rezoned to the PO-Public Ownership designation. The PO zoning designation is consistent with all future land use designations, including PARK. However to comply with this Policy, the FLU designation for the entire site will be amended to LR-3 so as not to have any residual parcels with a differing FLU designation. G.5 Florida Statutes The following is optional data and analysis to demonstrate consistency with Chapter , F.S. 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. 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. Florida Statutes, Section (51) defines Urban sprawl as follows: a development pattern characterized by low density, automobile-dependent development with either a single use or multiple uses that are not functionally related, requiring the extension of public facilities and services in an inefficient manner, and failing to provide a clear separation between urban and rural uses. 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 assign a residential density to the site where none exists today. As evidenced by the FLUA image below, the surrounding jurisdiction is an urban area that already has a wide range of permitted densities in the existing residential land uses, including MR-5, HR-8 and HR-12. The residential communities in proximity to the subject site have been developed with a mix of detached and attached units. See Applicants Attachment F-Built Features Inventory Map that identifies the surrounding communities and their FLUA designations. There is a wide variety of existing unit types including rental, condominium, townhome, zero lot line, single family and congregate living facility. This proposed amendment will allow for additional housing stock in the jurisdiction where public services and infrastructure already exist. Due to the diversity of unit types within the surrounding area, assigning a LR-3 designation on this site does not promote substantial areas of low density or single use development within this jurisdiction as there are higher ranges of densities in proximity, and functionally related non- Boca Municipal FLUA Page 11 February 2, 2018

27 residential uses that provide services and employment. Therefore, the proposal to allow residential development discourages the proliferation of Urban Sprawl as it is an infill situation within an existing pattern of development with a multitude of densities and supporting non-residential uses. 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 site is not located in or near a designated rural area. The property is located in close proximity to urban services such as police, fire rescue, schools, hospitals, institutional uses and water/wastewater/drainage utilities. Therefore, the proposal discourages the proliferation of Urban Sprawl as no development of rural or remote areas Boca Municipal FLUA Page 12 February 2, 2018

28 is proposed, and it does not fail to provide a clear separation between urban and rural uses. 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 nor is the proposed pattern of development strip or ribbon. This site is charactorized more as an infill project as it is currently developed and served by existing public services, and will be redeveloped for residential use. Development exists to the north, south, and east, and in proximity within this juristiction in the Urban/Suburban Tier. Therefore, the proposal discourages the proliferation of Urban Sprawl and does not result in a radial, strip, isolated or ribbon pattern of development. 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 existing native or natural upland vegetation areas on the subject property, nor are there any wetlands or other significant natural systems. The site is outside of the 500-year flood plain, and drainage can be accommodated through one of the three canals that border the property boundaries. Therefore, the proposal discourages the proliferation of Urban Sprawl by allowing for redevelopment of a site that does not negatively impact natural resources and does not require the extension of public facilities or services through natural or environmentally sensitive areas. 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 is only one adjacent site currently being used for agricultural purposes to the west of subject site. This agricultural property is also located within the Urban/Suburban Tier and already has a FLUA designation of LR-3, the same designation as what is being requested on this site. Utilization of this site for agriculture is inconsistent with the Tier designation. Built developments exist to the north, south, and east of the subject site. This adjacent agriculatural site is surrounded by development and it is anticipated that it will be a matter of time until this site redevelops, consistent with its already designated residential land use. As such, the proposed FLUA Amendment does not fail to adequately protect agricultural activities nor does it fail to provide a clear separation between urban and rural uses. Therefore, the proposal discourages the proliferation of Urban Sprawl as no redevelopment of agricultural land is proposed. Additionally, until such time as the adjacent agricultural property develops utilizing its adopted residential FLU designation, the ULDC requires that PUDs buffer proposed residential development from adjacent uses. VI. Fails to maximize use of existing public facilities and services. Boca Municipal FLUA Page 13 February 2, 2018

29 Applicant s Description: This amendment will maximize the use of existing facilities and services. Public facilities and infrastructure already exist in this area and currently serve this site. Utility providers have confirmed that they have the capacity to service the proposed redevelopment on the subject property under its proposed FLUA amendment. Major roadways and mass transit service is available to serve this site. Therefore, the proposal discourages the proliferation of Urban Sprawl by maximizing the use of existing public facilities and services. VII. Fails to maximize use of future public facilities and services. Applicant s Description: This amendment will maximize the use of future public facilities and services as the property is located in a developed area where facilities already exist. 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 development on site and those located within the surrounding area, the proposed amendment will not increase the costs of providing services as they already exist. The additional tax revenue to be generated from the proposed redevelopment will aid in maintaining the existing infrastructure. Therefore, the proposal discourages the proliferation of Urban Sprawl by utilizing and supporting existing infrastructure and services, and does not cause the extension of services in an inefficient manner. IX. Fails to provide a clear separation between rural and urban uses. Applicant s Description: This site is located internal to the boundaries of the Urban/Suburban Tier. Allowing for the assignment of a residential density on the subject property is consistent with the density and style of other developments in the Urban/Suburban Tier, and the existing development to the north and south. The property is located within the Urban/Suburban Tier of the County and is this Tier is not envisioned to be a rural area. Therefore, the proposed amendment discourages the proliferation of Urban Sprawl as it is not adjacent to rural lands and therefore does not fail to provide a clear separation between rural and urban uses. X. Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. Applicant s Description: This amendment could be considered infill development as the area surrounding the site is developed with a mix of residential and non-residential uses. Boca Municipal FLUA Page 14 February 2, 2018

30 The reques will not promote the redevelopment of existing neighborhoods or communities. The site is currently developed as a municipal golf course. The proposed redevelopment as a residential community should be considered infill development as urban/suburban styles of development have occurred adjacent to and in proximity to the subject site, thereby promoting infill redevelopment and discouraging the proliferation of Urban Sprawl. XI. Fails to encourage a functional mix of uses. Applicant s Description: The subject property will be redeveloped as a residential development. Surrounding the subject property to the north, south, and east are a mixture of residential uses and commercial uses. Within the areas proximate to the subject property, there are a wide variety of existing non-residential uses that will serve the proposed development that include commercial, office, medical and institutional uses. Public recreational opportunities exist near the site and there is also a variety of housing types proximate to the subject site. As such, there is an existing mix of uses within the surrounding area that provides for a functional mix of uses and therefore, the proposal discourages the proliferation of Urban Sprawl. XII. Results in poor accessibility among linked or related land uses. Applicant s Description: The site has existing access via Golf Course Road, a public 80 foot right-of-way with continuous pedestrian sidewalks on both sides. Golf Course Road connects into Glades Road, an existing arterial roadway with continuous sidewalks on both sides and a designated bicycle lane. There is an existing pedestrian connection to the Palm Tran mass transit stop located on Glades Road just west of its intersection with Golf Course Road. As such, redevelopment of this site will connect into the existing vehicular and pedestrian circulation systems 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: Redevelopment of the site from a golf course to residential will not result is a loss of functional open space. The existing use does not connect with any other open space system off site as the subject site is surrounded by residential, commercial and agricultural uses. Although the existing use is a public golf course, the facilities only serve those who play golf, and the City of Boca Raton has recently entered into partnership with the Greater Boca Raton Beach and Parks district to purchase another former golf course further east with the intention to renovate and re-open as their new public course. The site does not function as a general use public park. There are two other public golf courses and recreational facilities on over 1,000 acres within 4 miles of the site. Redevelopment as a residential community will include significant open space areas such as perimeter buffers, water management tracts, neighborhood parks and recreation areas that are required to comply with zoning and land development regulations. The zoning codes requires that 40% of the area within a planned unit development be designated as open space. Boca Municipal FLUA Page 15 February 2, 2018

31 In conclusion, the requested FLUA Amendment from PARK to LR-3 is justified and consistent with the Comprehensive Plan and State of Florida laws, and is compatible with surrounding uses. The proposed amendment discourages the proliferation of Urban Sprawl. B. SURROUNDING USES Adjacent Lands Use Future Land Use Zoning North Residential Brentwood Place PUD 3.4 dwelling units per acre net Low Residential, 3 dwelling units per acre (LR/3) RT Residential Transitional District (Control No ) South Residential Wedgewood Estates PUD 4.0 dwelling units per acre Multifamily Residential, 5 dwelling units per acre (MR-5) RS Single Family Residential with a Special Exception for a Planned Unit Development (PUD) (Control No ) Residential Boca Lakes North PUD 5.91 dwelling units per acre Multifamily Residential, 5 dwelling units per acre (MR-5) RS Single Family Residential with a Special Exception for a Planned Unit Development (PUD) (Control No ) Commercial Landscape Maintenance Equipment Business 5,382 square foot building on ± 1 acre. Commercial High with an underlying 5 units per acre (CH/5) CG General Commercial District (no known Control No.) Commercial Glades Road Storage 146,860 square feet of building area on ± 13 acre / 2 parcel site Commercial High with an underlying 5 units per acre (CH/5) CG General Commercial District (Control No ) East Residential Boca West PUD 3,551 dwelling units 2.47 dwelling units per acre Low Residential, 3 dwelling units per acre (LR/3) AR Agricultural Residential District (Control No ) West Agricultural active agricultural production 72 acres one parcel Low Residential, 3 dwelling units per acre (LR/3) AR Agricultural Residential District 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. North: To the north of the subject property are multiple parcels that make up a portion of the Brentwood Place PUD (Control No ). The development areas directly north of the subject site, Phases 3 thru 6 that total 59.4 acres+/-, are built with 201 Boca Municipal FLUA Page 16 February 2, 2018

32 zero lot line detached units with a net density of 3.4 DU/Ac. The parcels are owned by a variety of individuals and have a Low Residential, 3 units per acre (LR/3) Future Land Use and RT Zoning designation. South: To the south of the subject property from west to east are: o Multiple parcels that make up Wedgewood Estates PUD (Control No ) of 19.5 acres+/- and consisting of 58 zero lot line and 20 townhome units with a gross density of 4 DU/Ac. The parcels are owned by a variety of individuals and have a MR-5 Future Land Use and RS Zoning designation, with a Special Exception for a PUD. o Multiple parcels that make up a portion of Boca Lakes North PUD (Control No ) consisting of 456 multifamily units with a gross density of 5.91 DU/Ac. The parcels are owned by a variety of individuals and have a MR-5 Future Land Use and RS Zoning designation, with a Special Exception for a PUD. o One parcel supporting a landscape maintenance equipment business on 1 acre+/- in a 5,382 SF building (no known Control No.) with a CH/5 Future Land Use and CG Zoning designation. o Two parcels that make up Glades Road Storage (Control No ), one of which wraps up the east side of the subject site. The site totals 13 acres+/- and supports 146,860 SF of building area. The southern parcel has a CH/5 Future Land Use and MUPD Zoning designation, and the eastern parcel has an Industrial Future Land Use and MUPD Zoning designation. East: To the east of the subject property is Florida s Turnpike and an interchange for access to Glades Road. To the east of Florida s Turnpike are multiple parcels that make up a portion of Boca West PUD (Control No ) consisting of 3,551 units with a density of 2.47 DU/Ac. The property has a Low Residential, 3 units per acre (LR/3) Future Land Use and AR Zoning designation with a Special Exception for a PUD. West: To the west of the subject property is approximately 72 acres of land, one parcel, in active agricultural production. The property has a Low Residential, 3 units per acre (LR/3) Future Land Use and AR Zoning designation. On behalf of the applicant, UDKS, respectfully requests approval of this request to amend the FLUA designation on the subject property. The Project Managers at UDKS are Collene cwalter@udkstudios.com or smegrue@udkstudios.com. H:\JOBS\Boca Municipal Golf Course_15-025\GL Homes_DD_.002\Documents\Applications\FLU Application\Draft Documents\Attachment G_Consistency Final DRAFT HGS Comments Clean version.docx Boca Municipal FLUA Page 17 February 2, 2018

33 Warner Real Estate Advisors Inc. Boca Municipal Golf Course - Housing Need Study 1/20/2018

34 Table of Contents Transmittal Letter... 3 Executive Summary... 4 Implications of the Housing Needs Shortfall Table 1 Shortfall Summary Organization and Scope of This Report Demand Analysis Table 2 - BEBR Projections Bulletin 177 released April, 2017 With Updated April 1, 2017 Estimates U.S. Census Population Estimate for July 1, Figure 1 U.S. Census Population Decennial Census and Estimates Table 3 Estimated Population and Housing Demand Scenario Table 4 Most Likely Estimated Population and Housing Demand Scenario with (minimal) 25 percent Market Factor Table 5 Estimated Population and Housing Demand Scenario with (minimal) 25 percent Market Factor and Reduced Supply of Units Supply Methodology - Available Land and Capacity to Build Homes to Meet BEBR Medium Projections - Eastern Palm Beach County Table 6 Eastern PBCO Built Unbuilt Units Maximum Potential County Wide Map 1 - Study Area Eastern PBCO Map 2 - All Vacant Residential Parcels With Current Residential Unit Potential Map 3 - Vacant Residential Parcels 10 Acres or Greater with Current Residential Unit Potential Map 4 - Conservation Lands Map 5 West Palm Beach Overlay Eastern Area Only Disclaimer... 26

35 Warner Real Estate Advisors, Inc. Real Estate Research, Market Studies & GIS Transmittal Letter January 20, 2018 Mr. Kevin Ratterree, Vice President G.L. Acquisitions, LLC 1600 Sawgrass Corporate Parkway STE 400 Sunrise, FL Re: Boca Municipal Golf Course Housing Needs Study Unit Approach Dear Kevin, Enclosed you will find a Housing Needs Study that analyzes and compares the supply of available (built and potential) residential land and dwelling units in Palm Beach County to the projected population growth and housing demand over the next eighteen years. This report is a supplemental study for the Boca Municipal Golf Course Future Land Use Atlas Amendment Application. Sincerely, Rick Warner, Warner Real Estate Advisors, Inc. Palm Beach Gardens, Florida Voice: WREA_INC@Bellsouth.net 3

36 Executive Summary The purpose of this Housing Needs Study is to analyze if there are sufficient residential units, assuming maximum development potential of vacant land, to support the projected 2035 population in Palm Beach County. This analysis was performed comprehensively, on a county-wide basis, to determine if there are sufficient built and allowed potential dwelling units ( Residential Capacity ) in Palm Beach County to provide the housing needed for the 287,959 1 additional people which are projected to live in Palm Beach County by By 2045 University of Florida Bureau of Economic and Business Research BEBR projects that the county population will increase by 394,859. Below is a list of the major findings of this analysis: 1. Resurgence of Population Growth: Daily and annual population growth has increased significantly since the end of the recession. Between 2016 and 2017 BEBR estimates that the Palm Beach County population grew by new people per day for an annual total of 22,403 people. 2 Over the last five years, daily population growth is estimated to have averaged people per day, for a total population increase of 15,745 people, and over the last three years daily population growth has been people. This corresponds to the number of new households annually created. Between 2016 and 2017; 9,701 new households were created; and average of 6,802 households was created annually for the last five years. Using the average PPH 3 of 2.39 this equates to the nearly identical population daily population growth indicated above This daily population growth rate is consistent with the state; where in the last five year daily population grew by 721 residents, and in population grew by people per day. 1 University of Florida Bureau of Economic and Business Research (BEBR) April 2017 Medium Projections, Volume 50 Bulletin 177. Note this uses the BEBR estimated population as of April 1, BEBR Florida Estimates of Population series, 2013, 2014, 2015, 2016, Note that growth is not included because of lagging national economic recession related conditions. 3 PPH Persons Per Household 4 BEBR; Revised Estimates of Households and Average Household Size for Florida and Its Counties, with Estimates for 2017, Volume 51, Bulletin 179 December

37 3. Two other factors that will likely increase this future growth are: Implications of the recently adopted new federal tax regulation, such as limitations on personal deductions. High tax states such as New York, New Jersey and Maryland, historically a high source of immigration, may cause an increase in immigration from these states because of the tax law changes. Puerto Rico hurricane victims will temporarily and permanently move to the United States and Florida. 4. The latest BEBR projections indicated that by 2035, the county population is expected to increase by nearly 21 percent; according to BEBR current population projections, 287,959 additional people will be living in PBCO. 5 (See Table 1) This new population is equivalent to over 2.6 cities the present size of West Palm Beach, (108,896 pop.) by Please refer to Map 5 which displays 2.6 new cities (excludes water catchment area of West Palm Beach). BEBR estimates population of Palm Beach County at 1,391,741 as of April 1, 2016, however their most recent estimates available April 1, 2017 indicate the county population at 1,414,144, and increase of 22,403 people from the 2016 estimate. By comparison if you utilize the current estimated population of as of April 1, 2017 of 1,414,144 people in the county, and the BEBR median 2035 population projection 1,679,700, the remaining balance of the growth is 265,556 people, or the equivalent of 2.4 cities of the size of West Palm Beach, estimated 110,396 population (excludes water catchment area of West Palm Beach). 5. BEBR s estimates of current population may be on the low side. The U.S. Census department 6 recently released new population estimates that conclude the Palm Beach County population grew by 21,000 residents between July 2015 and July 2016, than estimated by BEBR. The county s population as of July 1, 2016 was 1,443,810, which was approximately 52,069 higher than BEBR s 2016 estimate. 7 Using a persons per household size average of , this equates to an additional 21,768 5 BEBR April 2017 Medium Estimates, based on estimated April 1, 2016 population. Note that the time periods in question are really 19 years. 6 US Census July 1, 2016 (V2016) and Palm Beach Post, March 23, 2017, /qIvKLNqmJVuiZLT9qGO9BO/ 7 Note: The time frames are slightly different, BEBR s is April and Census Bureau is July, a three month difference. 8 BEBR; Revised Estimates of Households and Average Household Size for Florida and Its Counties, with Estimates for 2017, Volume 51, Bulletin 179 December 2017, (This document revised estimates for see p3 and p13. For example in the case of Palm Beach County, the 2016 PPH was revised from 2.41 downward to 2.39). 5

38 homes (new and existing) more than BEBR estimates would be required. 9 Overall Florida ranked 4 th in growth of U.S. states between 2015 and Based on this analysis of available land in Eastern Palm Beach County 10 for housing and applying the maximum allowable current densities, there are less than an estimated 69,525 homes remaining to be constructed in eastern Palm Beach County. (See Map 1 Eastern Study Area) This is an aggressive number, since it assumes that most residentially designated parcels of land are built on. It assumes plant nurseries are converted into homes, lots which are underutilized have additional homes built on them, and even the FPL parking lot next to the new Manatee Center in West Palm Beach is assumed to be developed for multifamily. 11 By 2030 the shortfall will be over 44,000 units, assuming a 25% minimal market factor. A market factor is widely accepted by most planners as being a way to create sufficient supply of units so that there remains a balance between supply and demand. If supply dwindles, then prices of units rapidly escalate. By 2035 the shortfall will be nearly 84,000 units, assuming a minimal 25% market factor. Finally, if you assume that not all the future unbuilt units will be constructed, which is likely, the shortfall with a 25% market factor increases to over 97,000 units, in 2035, assuming a 20% reduction in supply. It is likely that maximum density cannot be achieved on many parcels owing to their location, size, configuration, infrastructure limitations, environmental factors, traffic concurrency, access limitations, drainage, and ownership desire to own large lots with homes, equestrian use, neighborhood objections and ultimately local government approvals. Also this maximum allowable analysis does not factor in likely buildable unit reduction from: neighborhood objections, transportation concurrency, drainage requirements, wetland limitations, upland preservation requirements, 9 Difference is likely due to differing methodologies. 10 Eastern Palm Beach County is defined as the area generally east of the 20 mile Bend. 11 The assumptions used in this analysis are similar to those used in the 2015 Palm Beach County Population Model. 6

39 height restrictions and land development regulations / zoning code, etc. 7. The County is nearly built out in Eastern Palm Beach County. Approximately 90 percent of the potential total residential units are already built. This is a higher percentage than in the past, and includes the addition of major projects such as Alton, Avenir, Indian Trail Groves and Westlake which have added nearly 13,700 potential homes (which are included in the overall 69,525 units.). This is probably an overestimate of units since the study assumed that most parcels of land are built on to its maximum allowable density. 8. Further validation of a supply/demand issue, - strong demand weak supply, - is home price increases. According to the Realtors Association of the Palm Beaches 12, the median price for single family homes was $310,000 in January 2017; this was up 9 percent from a year ago. Condos and townhouse median price was $150,000, the lowest level since February The table below displays prices by local communities, which had 50 or more sales; also note that these median prices combines houses and condos into one group. Boca Raton: $306,000, up 7.4 percent from January Boynton Beach: $221,500, up 8.1 percent from January Delray Beach: $180,000, up 33.3 percent from January Greenacres: $125,505, up 9.6 percent from a year ago. Jupiter: $335,750, up 3.8 percent from a year ago. Lake Worth: $207,500, down 3 percent from a year ago. Palm Beach County: $238,000, up 5.8 percent from a year ago. Palm Beach Gardens: $334,250, up 6.1 percent from a year ago. Wellington: $339,000, down 5.8 percent from a year ago. West Palm Beach: $160,000, up 6.7 percent from a year ago. 12 Palm Beach Post February 2017 Jeff Ostrowski, 7

40 Median prices have continued to rise since January 2017 as follows: In June 2017 the Realtors Association of the Palm Beaches reported that single-family homes in Palm Beach County prices increased 7.9 percent from a year ago to $335,000; condo and townhouse prices also increased 8.8% from a year ago. May median prices were $ Fully 61 percent of condos were sold for cash, and 36.5 percent of single family homes were cash sales. 13 This past December, per the Realtors Association of the Palm Beaches reported the median home price was $330,000 up 10% from a year ago, but down slightly from the summer. The median price of condos and townhomes in November was $172,000, lower than last summer, but up 7.5 percent from a year ago Easy, well sized land parcels have already been developed. Generally, smaller, often oddly configured parcels, infill land parcels remain. Also the price increase of land, makes redevelopment and development costly and thus increasing the price of new homes. 10. Unless supply of homes is increased significantly, it s most likely that home prices will continue to increase. 11. WREA, Inc. asserts that some of the following assumptions in the Palm Beach County Planning Division s 2015 Population Allocation Model are overly optimistic: a. The County s first questionable assumption is that the PPH (Persons Per Household) will increase from its current county-wide 2.39 average to a 2.5 average by Note that PPH did increase between the 2000 and 2010 census i.e. in 2000 the PPH was 2.34 and in 2010 it was 2.39 hence, a.05% increase. However, the last 2010 census was taken during the middle of an economic recession, where housing foreclosures and job losses were rampant and families were required to double up. Many people may continue to need to share housing; therefore increasing the PPH, but only temporarily, until full economic recovery is achieved and wages increase for millennials allowing them to move out of their parents homes. Critically and contrary to the County s assumptions, recently (in December 2017) revised BEBR PPH estimate that from 2011 thru 13 Palm Beach Post posted 11:04 a.m. June 21, 2017 Palm Beach County Home Prices Jump 7.9% to Reach new Post-Crash Peak. 14 Palm Beach Post posted 9:52 a.m. December 20, 2017 Palm Beach County s Median Home Price at $330,000. 8

41 2017, the PPH has remained a constant 2.39, and thus has not increased during the last seven years. 15 This drastic increase of PPH in the allocation model is questionable for a number of additional reasons but particularly because it is likely that many future migrants to Palm Beach County will consist of pre-retiree baby-boomer households with their smaller than average household sizes, this should counter and balance the increase in Hispanic population immigration, which traditionally have a higher PPH. Finally, the PPH assumed in this study, is still potentially an over estimate since BEBR basis; its PPH analysis on permanent residents, ignoring the seasonal residents which make up 9.7% of the total population and have a PPH of less than 2 persons per household. The effect of this assumption, as stated, is conservative and effectively underestimates the demand for housing. b. Finally, an underestimate of PPH provides flexibility for the future. If the higher PPH as estimated by the County is used, and actual PPH is much lower in 2035, the land which is vacant today will have already been built out at a lower underutilized density. Today we have the flexibility of potentially resolving this future problem, if the lower PPH is not achieved, the land will not be developed. By using a lower PPH in 2035 the county provides flexibility and effectively acts as a contingency. c. The second questionable assumption discussed is that all vacant properties will be built out to maximum density by In reality, there will always be some vacant land and not all property will be built out to maximum densities, chiefly due to traffic performance standards, neighborhood objections, or inadequate infrastructure. Consequently, a more reasonable assumption would be to assume that 80% of the density will be utilized. However, for the purposes of this study, WREA, Inc. maintains, in most cases, the County complete build-out assumptions 16 since (1) it presents a more conservative approach; and (2) it actually overestimates the supply while underestimating the shortfall; and (3) it partially off-sets density increases from land use and zoning changes that will occur over time. (Note and analysis is included which assumes a 20% reduction in the total future capacity.) d. The third questionable assumption is there is no market factor necessary to provide some depth to the market. It is far more likely 15 BEBR; Revised Estimates of Households and Average Household Size for Florida and Its Counties, with Estimates for 2017, Volume 51, Bulletin 179 December PBCO EXLU 16 data based most recent data available, downloaded in December

42 that prices will continue to soar upwards as the finite amount of supply runs out. A minimal market factor of 25% is commonly accepted. Implications of the Housing Needs Shortfall 1. There will be additional development pressure placed on the only remaining large vacant areas along with pressure to change policies and allow residential development within the EAA, beyond 20-mile bend. 2. In the Eastern portion of the County, there will be limited agricultural land, including plant growing nurseries. 3. Commercial and industrial land will be converted into residential land uses, thereby reducing economic development opportunities for employment. 4. Palm Beach County will become a leisure market for the wealthy baby boomers. 5. Housing prices will continue to rise, thus increasing the percentage of working families unable to afford housing. 6. Traffic density will worsen as workers continue to move out of the County to areas where they are required to commute longer distances to Palm Beach County market jobs. 7. Roadway costs will increase as new roads are needed to provide access to more remote communities and locations where housing is affordable. 8. Single person households will be pressured to double or triple up; i.e., people will need to rent rooms. 9. There will be scattered concentrations of additional high rise developments. For example, in Miami Dade County and Broward County, infrastructure cannot adequately supply new higher densities. Secondly, these higher densities are not wanted by the existing neighborhoods who vigorously oppose these developments at public zoning hearings resulting in the reduction of densities to obtain local government approvals, i.e. recent West Palm Beach church amphitheater parcel and the Marina Village in West Palm Beach and the non-residential 30-story office tower on the parking lot owned by First Church of Christian Science. 10

43 Analysis of Housing Supply and Demand By comparing population growth for Eastern Palm Beach County and housing demand to the current and comprehensive plan allowable supply of homes there are significant shortfalls. To illustrate this shortfall four analysis were completed as follows: 1. Back of the Envelope Adjusting for the April 1, 2017 population increase, and using the 2016 median BEBR 2035 estimates that the population will increase by 265,556 people by BEBR s latest number of people per household is Thus if you divide the population growth by the household size 265,556 / 2.39 = 111,111 homes by Since there is an estimated maximum of 69,525 potential homes this would compute to be a raw shortfall of approximately (41,586) homes. Note this analysis and does not include seasonal population demand, group quarter s population, changes in average household size and vacancy rate, includes the Glades area, this is not a complete analysis approach, but it does give a general frame of reference. 2. Population and Housing Demand Scenario without 25 percent Market Factor (See Tables 1 & 3) Po This approach shows a shortfall of 20,300 homes by 2030 and 51,787 homes by The methodology assumes that there is no market factor; market factor necessary to assume that there is at least a slight over supply of homes so that supply and demand are better in balance, this is done by increasing the effective demand by 25%. This methodology assumes separated Glades area growth from the Eastern County, it computes occupied housing, vacant housing and seasonal. It also has estimates for group quarter population, changes in household size, vacant housing percentages and seasonal housing percentages. This demand is then compared to the supply of homes on time frames, beginning in 2017, , 2025, 2030 and BEBR; Volume 51,Bulletin 179, December 2017 page 11 Revised Estimates of Household and Average Household Size for Florida and Its Counties, 2016, with Estimates for As stated previously, the current estimated population as of April 1, 2017, has been substituted for the 2016 population estimate for the most recently available projections, Volume 50, Bulletin 177, April Pursuant to discussions with BEBR the annual updated projections maybe available as early as February 2018, but is not available at this time. 11

44 a Housing Demand Scenario with 25 percent Market 3. Estimated Population and Housing Demand Scenario with 25 Percent Market (See Tables 1 & 4) This approach is similar to the preceding, but includes a minimal 25 percent market factor, which is a rate that was used by the old Florida Department of Community Affairs. What this is means is that you increase demand by 25 percent to keep supply more in-line with demand. No other assumptions are changed from the preceding approach. This approach commutates the housing shortfall to be: 2,292 unit shortfall between 2017 and ,298 unit shortfall between 2017 and ,544 unit shortfall between 2017 and Best Estimated Population and Housing Demand Scenario with 25 percent Market and 80 percent of Maximum Potential Units (Tables 1 & 5) This approach reduces the amount of available units by 20 percent. It assumes for example, that some lots which are used for tennis courts, horse stables, homes that are built in the center of two lots, and that some of the ornamental plant nurseries will remain and not be developed. This approach also includes a 25 percent market factor. Based on these assumptions the shortfall to be: 16,197 unit shortfall between 2017 and ,203 unit shortfall between 2017 and ,449 unit shortfall between 2017 and

45 Table 1 Shortfall Summary 13

46 Organization and Scope of This Report The primary purpose of this study is to analyze housing need and to determine if there is a sufficient supply of residential capacity to develop the future residential units needed to meet the recent BEBR mid-range projections for Palm Beach County. Housing availability and pricing are viewed to operate on a county-wide basis. 19 Demand Population and Housing The first step in the study is to determine the demand for new housing by determining the number of additional people coming to the County over the next 18 years and then converting that figure into the number of homes needed to house this population. For this analysis the BEBR 2017 population estimates were used as a base and BEBR projections were used for 2020, 2025, 2030 and From these population projections, group quarters and residents living within the Glades communities were factored out. Then the number of new homes needed was calculated using assumptions for the number of occupied housing units 22, seasonal units, vacancy rates, and PPH. Demand Analysis Demand - Estimated Population Growth - BEBR Forecast Each year BEBR, the Bureau of Economic and Business Research at the University of Florida, prepares population projections on a county-wide basis. The table below illustrates the following key points: 1. By 2035 the total County population will increase by approximately 265,556 in the next 18 years. 2. By 2045 the total County population will increase by approximately 372,465 people in the next 28 years. 19 This study divides the County into two markets, Glades Area and Eastern County. 20 BEBR Volume 50, Bulletin 177, April 2017, median projections 21 Glades area population was based on review of worksheets from Palm Beach County Population Allocation Model 2015 an adjustment was made to project growth consistent with historical growth. 22 Occupied Units are homes occupied on permanent basis by full time residents. 14

47 Table 2 - BEBR Projections Bulletin 177 released April, 2017 With Updated April 1, 2017 Estimates 23 BEBR Population Estimates April 1, 2016/2017 and Projections for Growth Growth April 1, PALM BEACH 1,414,144 Low 1,393,400 1,419,100 1,438,800 1,450,000 1,455,800 1,457,400 35,856 43,256 Medium 1,465,900 1,550,600 1,619,100 1,679,700 1,735,100 1,786, , ,456 High 1,532,000 1,659,900 1,781,600 1,901,200 2,022,200 2,145, , ,456 U.S. Census Population Estimate for July 1, 2016 To further illustrate the population growth the US Census estimates the county has grown by over 27 percent since In 2000 the population of PBCO was 1,135,787 to an estimated 1,443,810 as of July 1, Figure 1 U.S. Census Population Decennial Census and Estimates 1,500,000 1,450,000 US Census PBCO Population Growth 1,443,810 1,400,000 1,350,000 POP. 1,300,000 1,250,000 1,200,000 1,150,000 1,100,000 1,050,000 1,000, As stated previously, to provide best estimates on growth, the April 1, 2016 estimated population has been updated with the April 1, 2017 estimated population. Projections have not been updated at the time of this report; it s expected that by late February or later that new revised projections for will be available from BEBR. 24 US Census had not updated estimated population for 2017 as of the date of this report. 15

48 Table 3 Estimated Population and Housing Demand Scenario This table converts BEBR medium population projections into total housing demand. Total housing demand is composed of occupied housing, seasonal housing and vacant housing. This approach assumes no market factor or reduction of potential units. Market factor is necessary as it assumes there is at least a slight over supply of homes so that supply and demand are better in balance. If there is more demand than supply, as now, prices most likely will continue to escalate. Base Population and Housing Demand Scenario WITHOUT 25% Market Factor April 1, Total Population 1,414,144 1,465,900 1,550,600 1,619,100 1,679,700 Less Glades / Western Population 50,393 51,023 51,661 52,306 52,960 Eastern Population 1,363,751 1,414,877 1,498,939 1,566,794 1,626,740 Housed Eastern Population 1,341,113 1,388,843 1,468,061 1,530,444 1,587,861 GQ Population 22,638 26,034 30,878 36,350 38,879 Household Size Total Housing Units Demand - Eastern 661, , , , ,745 Occupied Housing Units 561, , , , ,983 Vacant Housing Units 36,394 37,517 39,806 41,654 43,381 Seasonal Housing Units 64,186 65,922 69,686 72,651 75,380 Housed Population Percentage 98.34% 98.16% 97.94% 97.68% 97.61% GQ Percentage 1.66% 1.84% 2.06% 2.32% 2.39% Occupied Housing Unit Percentage 84.80% 84.84% 84.87% 84.91% 84.94% Vacant Housing Unit Percentage 5.50% 5.50% 5.50% 5.50% 5.50% Seasonal Housing Unit Percentage 9.70% 9.66% 9.63% 9.59% 9.56% Total Supply of Units -- Less Glades Area Supply - Includes Avenir, Indian Trails Grove, Westlake, Alton, West Palm Beach Projects, Boca, PBG, Jupiter, Etc. 736, , , , ,958 Housing Surplus/Deficit by Three and Five Year Periods 75,242 54,834 13,215 (20,390) (51,787) Sources: Palm Beach County Planning Dept. EXLU 2016 and Res Projects data for county and municipal project Oct and April respectively, PBC Property Appraiser 2017 CAMA file, PBCO Dec 1, 2017 property data and Condo update. PBCO final NAL 2017 file sent to Dept. of Revenue, Residential Project downloads from various municipal governments. * Assumes BEBR Medium Population Vol 50 Bulletin 177 Dated April 2017 Projections out to 2035 are correct. Household size is consistent with BEBER latest estimates, assumes to decrease in retirement of Baby Boomers, and implication of new tax law and is offset by Puerto Rico immigration. Vacancy rates are consistent at 5.5%. Glades population as displayed in latest Population Allocation Model is reduced to represent historic growth. Group Quarter percent are higher than what is assumed in 2015 County Population Allocation Model. 16

49 Table 4 Most Likely Estimated Population and Housing Demand Scenario with (minimal) 25 percent Market Factor Most Likely Estimated Population and Housing Demand Scenario with 25% Market 2017 to to to to 2035 Change in Housing Demand 20,408 62,027 95, ,029 Add 25% Market Factor 25,510 77, , ,786 Total Housing Unit Demand with 25% Market Factor 687, , , ,502 Total Supply 736, , , ,958 Surplus/Deficit 49,732 (2,292) (44,298) (83,544) A minimal 25 percent market factor, which is a rate that was used by the old Florida Department of Community Affairs. What is means is that you effectively increase demand by 25 percent to keep supply more in-line with demand. No other assumptions are changed from the preceding base approach. Table 5 Estimated Population and Housing Demand Scenario with (minimal) 25 percent Market Factor and Reduced Supply of Units Estimated Population and Housing Demand Scenario with 25% Market and 80% of Available Units 2017 to to to to 2035 Change in Housing Demand 20,408 62,027 95, ,029 Add 25% Market Factor 25,510 77, , ,786 Total Housing Unit Demand with 25% Market Factor 687, , , ,502 Supply Less 20% of Unbuilt Units (69,525) 723, , , ,053 Surplus/Deficit 35,827 (16,197) (58,203) (97,449) The table above computes the shortfall if you assume that not all units will be constructed as assumed by Palm Beach County. In this example, we assume that 20 percent of the 69,525 unbuilt will not be constructed, because of ownership issues, environmental issues, drainage, access, neighborhood objections, and ultimately local government restrictions. 17

50 Supply Methodology - Available Land and Capacity to Build Homes to Meet BEBR Medium Projections - Eastern Palm Beach County Determining the total potential supply of housing, built and unbuilt, as stated previously was based on detailed analysis, parcel by parcel and project by project in many cases. To provide the best estimates, the latest information was used and reconciled from the Florida Department of Revenue, the Palm Beach County Property Appraiser, Palm Beach County Planning Dept., several municipal planning departments, most recent county aerial imagery at a 6 inch resolution. In total there are over 428,000 parcels located in Eastern Palm Beach County. Below is a complete list of the sources used for this analysis is as follows: 1. The most recent 2017 aerial imagery was acquired from the county. This information is at a six inch resolution. 2. PBCO Exlu 16 as downloaded from the county website in Dec Municipal projects County Projects files as of April and Oct. 2017, respectively, was downloaded from county planning department web page. In total there were over 2,550 separate projects identified on in these files. 4. PBCO Property Appraiser 2017 CAMA files. 5. The April, 2017 PBCO Property Appraiser download of property and condo data. 6. The December, 2017 PBCO Property Appraiser download of property and condo data. This file contained over 428,000 parcels in Eastern Palm Beach County. 7. Department of Revenue Real Estate Summary files (NAL) from 2017, 2016 and Municipal online websites of projects approved and under construction were reviewed and added to the overall data base. All major municipalities were contacted and most provided information or directions to on-line resources. Many new condo and residential projects in WPB, Boca Raton, Jupiter, Palm Beach Gardens etc. were included in the supply. 18

51 9. Recent projects such as Alton, Arden, Avenir, Indian Trail Groves, Westlake were incorporated. Existing built units were computed primarily using the latest CAMA 2017 file and the property data downloads acquired from the Palm Beach Property Appraisers Office. Often, if clarification was needed, the property appraiser s web site was used for additional information. These were cross checked with the Department of Revenue NAL summary files. Also cross checks were completed using the county and municipal project files. Excluded from the built category were homes that as of April 1, 2017 were new and sold; these were designated as vacant homes/future supply. Potential residential units were based on the EXLU 16 downloaded 25 from the county s web site and updated with new project information developed from new projects approved by the municipalities; also adjustments were made to various parcel configuration updates between the 2016 EXLU and December PBC Property Appraisers download. The supply was based on an the most recent approvals, some which occurred before December Including the most recent approvals is consistent with determining the actual total amount of units that are available for the population projections. Finally in determining the total amount of residential units both built and unbuilt, a recompilation of the above data sources was undertaken. Checks and cross checks were completed to find errors. In total as of December 2017, there were over 428,000 parcels in Eastern Palm Beach County. Based on these data sources, the following built and unbuilt/residential potential units were developed. Maps 2 and 3 display the lands available for residential development. Table 6 Eastern PBCO Built Unbuilt Units Maximum Potential County Wide Type Units Existing Living Units 667,433 Res Impact / Potential Unbuilt 69,525 Total Units 736,958 Note: Any concern about underestimating the Res Impact / Potential Unbuilt units should consider the significant deficits that are estimated (50k) units with no 25 The biggest reduction in supply/potential units is due to the elimination of nearly 2,000 units which PBCO had assigned to environmental lands, specifically lands owned by SFWMD, which included areas west of SR 7 adjacent to the Everglades in the Ag Reserve area. The third SFWMD parcel is located in the Jupiter area; the property is adjacent to the Wild and Scenic Loxahatchee Rive. Per the 2015 Population Model page 15, All publicly owned lands outside the Urban Service Area (USA) are not given any residential potential. Neither are the urban lands owned by the South Florida Water Management District. 19

52 market factor, and a (80k) unit deficit with a 25% market factor, and a (97k) unit deficit for with market factor and 20% reduction in units. 20

53 Map 1 - Study Area Eastern PBCO Study Area Legend J::] HOu&lngS:IJCJyBn«y c onsen. atron Lana Housing Needs Study 3 Miles 21

54 Map 2 - All Vacant Residential Parcels With Current Residential Unit Potential Res. Vacant land Analysis Eastern Palm Beach County All Vacant Residential land Parcels 22

55 Map 3 - Vacant Residential Parcels 10 Acres or Greater with Current Residential Unit Potential Res. Vacant Land Analysis Greater or Equal to 10 Acres Eastern Palm Beach County All Vacant Residential land Parcels " c::::::j Miles Oou~.._...,!Oo;.(O ~,~~ (-~.. IO;.(O ~,~. ie- IO;.'X' ~ ~ O..:-et,W ""o.:- ~-. ~<;.<X> ~ :J;. - Ciw~ ~<;.<X> ~ :Iil-~..., e- =--~ \U.. ~ '«""' ""' OI'4 e.-'""<"<' l'.- l.ll - e.-'""<... ~ ~ 23

56 Map 4 - Conservation Lands Majo r Conservation I Recreation Areas Legend CooservationParcels 1_--~- l ~~-" '-- \ Conservation I Recre;u ion Areas I I i ~;;.:.:: :. c _J ~M ~es 24

57 Map 5 West Palm Beach Overlay Eastern Area Only Study Area - WPB Overlay f E xcluded f E<Jst Legend WPB_Bndry 0 - D ~, - -~, - -~- Real Estate Advisors, Inc. P ALM SEA C H GAROE NS. Fl!.01 1~1(10 WREA_INq;Bebootll.net I =...-- ~=-~...,..._ "' ~--.,._.,....._..c-..,!f.-.- '"""".. '"',...-_.. "' Housing Needs Study A 1.5 c:==:::j Miles.,.,.,..,..~= e- --.:......,... ~ oo Pnopar.. c:l.llln. 20, 2018 ESRi s-t,u~ 25

58 Disclaimer This report, analysis, and its conclusions represent the opinion of Warner Real Estate Advisors, Inc., based on data provided by published sources including the U.S. Census Bureau, the University of Florida s Bureau of Economic and Business Research, the Palm Beach County Property Appraiser, and Palm Beach County Planning Division, local government planning and zoning departments in combination with our own in-house expertise. A detailed effort has been made to obtain the latest applicable data from reliable sources and reconcile different sources. Any changes within the study area, such as unforeseen changes and developments in economic conditions that could influence projections, estimates and conclusions. For these reasons, no representation or warranty, expressed or implied, is herewith being made as to the accuracy or completeness of this report. 26

59 Water Utilities Department Engineering 8100 Forest Hill Blvd. West Palm Beach, FL (561) Fax: (561) Palm Beach County Board of County Commissioners Melissa McKinlay, Mayor Mack Bernard, Vice Mayor Hal R. Valeche Paulette Burdick Dave Kerner Steven L. Abrams Mary Lou Berger County Administrator Verdenia C. Baker February 1, 2018 Urban Design Kilday Studios 610 Clematis Street Suite CU02 West Palm Beach, Fl RE: Boca Municipal Golf Course PCN: and Service Availability Letter Dear Ms. Megrue, This is to confirm that the referenced property is located within Palm Beach County Utility Department (PBCWUD) utility service area. PBCWUD has the capacity to provide the level of service required at the current FLUA designation of Park and the proposed LR-3 designation. The nearest potable water is an 8" watermain located at the southern boundary of the property however, it may be necessary to connect to the 12" watermain in Glades Rd to meet potable water demands. Based on the proposed development two points of connection will be required. To provide a second connection point there is an existing 12" watermain in Lyons Road and an 8" watermain in Nadmar Avenue however connection to either of these watermains will require easements from adjacent property owners. There is an existing 6" forcemain in Lyons Road approximately 4000 feet north of Glades Road. The capacity of the existing forcemain will need to be verified to determine if this connection point is suitable or if additional forcemain extensions beyond this point are required. Please note that this letter does not constitute a final commitment for service until the final design has been approved by PBCWUD. If you have any questions, please give me a call at (561) Sincerely, "An Equal Opporttmity Affirmative Action Employa" Jackie Michels, P.E, Plan Review Manager ~ printed on sustainable 'CJQ' and recycled paper

60 GLH E G EERNG ATTACHMENTJ DRAINAGE STATEMENT January 19,2018 SITE DATA The Acre Boca Municipal Golf Course property is located on Golf Course Road, North of Glades Road and West of the Florida Turnpike, in Palm Beach County, Florida. The Property Control Numbers for the subject property are: The property is currently designated as use code Golf Course per the Palm Beach County Property Appraiser. DRAINAGE STATEMENT The subject property is located within the South Florida Water Management District (SFWMD) Hillsboro Canal Basin and is currently permitted under SFWMD Permit No S with legal positive outfall into the Lake Worth Drainage District (LWDD) E-2-W Canal. Proposed legal positive outfall will be provided to the adjacent L WDD L-44 Canal, L-45 Canal and/or E-2-W Canal. The property will be designed to meet the following criteria: 1. All discharge to the adjacent L WDD Canals will be through a control structure. 2. Minimum finished floor elevation for any structure will be set above the 1 00-year, 3-day, zero discharge storm event. 3. A continuous berm will be constructed around the project with a top elevation set at or above the 25-year, 3-day storm event..,,.. f",._ GLI<r~ngiii~erj ng, tu::: ~- ~ c ; t~- ~~~~; -_:... I. :. - Matthew Woods, P.E. ~ Florida Registration #6Jb42:-: FL _ A~thorization N~ ~ :-. -..:: 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, FL TEL (954) FAX (954)

61 Fire Rescue Interim Chief Michael Mackey 405 Pike Road West Palm Beach. FL (561) Palm Beach County Board of County Commissioners Melissa McKinlay. Mayor Mack Bernard, Vice Mayor Hal R. Valeche Paulecte Burdick Dave Kerner Steven L. Abrams Mary Lou Berger County Administrator Verdenia C. Baker January 24, 2018 Urban Design Kilday Studios Attention: Sandra J. Megrue 610 Clematis Street Suite CU02 West Palm Beach, FL Re: PCNS: & Dear Sandra J. Megrue: Per your request for response time information to the subject property located at the terminus of Golf Course Road, north of Glades Road and adjacent to the Florida Turnpike (8111 Golf Course Road). This property is served currently by Palm Beach County Fire-Rescue station #53, which is located at Lyons Road. The subject property is approximately 2.25 miles from the station. The estimated response time to the subject property is 7 minutes. For fiscal year 2017, the average response time (call received to on scene) for this stations zone is 6:25. It is anticipated that this land use change will generate an additional 85 calls a year to this already busy station. If you have any further questions, please feel free to contact me at Sincerely, c2~~~~~ Palm Beach County Fire-Rescue "An Equal Opportunity Affirmative Acrion Employer Official Electronic Letterhead

62 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services BOCA MUNICIPAL GOLF COURSE PROPERTY PALM BEACH COUNTY FUTURE LAND USE AMENDMENT ENVIRONMENTAL ASSESSMENT INTRODUCTION The subject property is located adjacent to and west of the Florida Turnpike approximately 0.25 mile north of Glades Road and 0.25 mile east of Lyons Road in unincorporated Palm Beach County, Florida (Figure 1). The property is within Section 17, Township 47 South, Range 42 East and is 196 +/- acres in size (Figure 2). Site reconnaissance on the property was conducted on November 20, 2017 for the presence of any significant environmental resources that should be noted in the Future Land Use Amendment Application. The property was reviewed through a combination of field reconnaissance, aerial photo interpretation, and review of readily available permit files and resource maps. SITE CONDITIONS Review of historical aerial imagery as well as permit files indicates that the golf course construction occurred in the early 1980s and was complete by Aerial photography from 1975 indicates that the site was active row crop fields. The Florida Turnpike and Glades Road exit were already established as the eastern boundary of the property and Golf Course Road had been cleared and improved in its current location. The surrounding area west of the Florida Turnpike was also active row crop fields. The property is currently developed and operating as a municipal golf course. VEGETATIVE COMMUNITIES The site is currently actively used as a municipal golf course facility. It is regularly mowed and maintained for golf course use. The vegetation is comprised of turf grass throughout along with landscape trees and native species limited to occasional littoral species in existing lakes. The land use/land cover on the site has been mapped according to the Florida Land Use, Cover and Forms Classification System (1999) (see Figure 4) SE Monterey Commons Boulevard, Suite 208 Stuart, FL Fax

63 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services The vegetation on the parcel includes a dominance of introduced and managed turf grasses. Occasional groupings of trees include earleaf acacia, melaleuca, java plum, and carrotwood. Landscape species include ficus various introduced palms. Sparse native vegetation includes cabbage palms, several cypress trees, and several native species in the littoral zones of lakes. SIGNIFICANT HABITAT/LISTED SPECIES No significant native upland habitat was observed on the site and there is no wetland habitat on the property. During field reconnaissance, observations were made for the potential presence of listed wildlife species. No listed plant or animal species, nor signs of such species were observed on the subject property. Due to the absence of native upland habitat and wetland conditions, the habitat conditions on site do not support nesting or foraging for listed wildlife. The existing lakes and associated littoral areas may provide potential foraging opportunities for wading birds, but this use would be transient and no resident species were observed or expected to be present. Non-listed wildlife observed included boat-tailed grackle, dove, raccoon, and various non-native lizards. SOILS Soils were mapped according to the Soil Survey of Palm Beach County published by the U.S. Department of Agriculture and Consumer Services (1979). The soils map has been included as an attachment. The mapped soils found on the property are depicted on the attached Soils Map. It should be noted that the mapped soils may not accurately represent current soils conditions on the property due to earthwork and long term management as a golf course. SURFACE WATERS AND WETLANDS No jurisdictional wetlands occur on the property. The absence of wetland habitat may require review and verification by the South Florida Water Management District (SFWMD) and the Army Corps of Engineers (CE). There are numerous excavated man-made lakes/ponds on the property. These ponds would likely be considered other surface waters by SFWMD and non-wetland Waters of the U.S. by the Army Corps of Engineers SE Monterey Commons Boulevard, Suite 208 Stuart, FL Fax

64 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services FLOOD ZONE INFORMATION According to Palm Beach County s Information Systems Services (which reflects FEMA information updates in October 2017), the subject property is located within Flood Zone X. Flood zone X represents areas that are outside of the 500-year flood plain with less than 0.2% annual probability of flooding. WELLFIELD PROTECTION ZONE The subject property is not located within a wellfield protection zone according to the Palm Beach County Wellfield Protection Zones of Influence Map. The nearest wellfield protection zone is located approximately one half mile south of the subject property. SUMMARY In summary, the property consists of non-native upland areas maintained as a golf course along with excavated man-made lakes/ponds that contain occasional native littoral species. There are no wetlands present on the site. The scattered remaining native trees should be evaluated for preservation, relocation, or mitigation if site conditions, development plans, and construction activities would allow. Due to the absence of native habitat, upland habitat preservation should not be required. No wetland conditions were observed on the property. The absence of wetland conditions may require review by wetland permitting agencies (SFWMD and CE). No listed wildlife, signs of such wildlife, or habitat that would support listed wildlife were observed on the property. ATTACHMENTS Figure 1. Location Map Figure 2. Quad Map Figure 3. Aerial Photo Figure 4. FLUCFCS Map Palm Beach County Soils Report 1000 SE Monterey Commons Boulevard, Suite 208 Stuart, FL Fax

65 LEGEND - SITE (196+/- AC) BOCA MUNICIPAL LOCATION MAP 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL Fax ,000 Feet EW Consultants, Inc. JAN 2018 FIGURE 1

66 SWEETBRIAR WAY SUMMERBRfEZE LN N VILLAGE LN l E NEW ENGLA-YD BLv 0 LA FO~_;.. "%...,. BLVD ;J c: C) ~ 0 L1 8 ~ ~,. cr r""~ I Hamptons at Boca Raton ~ ~ 5 VILL,AGE LN 1- ufn...,._..._ 51 ~NHI' ~ MORI BLVD (] '-< ~OD DUCK DR 18 ~RIDGE<i:, -<(... ~-1tc11'W l.n VAL.fNCtA DR ESCONDIDO WAY E tfo,ft.ndarin DR.t USGS QUAD MAPS "WEST DIXIE BEND" &"UNIVERSITY PARK", SECTION 17, TOWNSHIP 47 SOUTH, RANGE 42 EAST, BOCA RATON, PALM BEACH COUNTY, FLORIDA, LATITUDE 26 22'32" LONGITUDE '36" LEGEND VZ/1- SITE (196± AC) SCALE IN FEET BOCA MUNICIPAL ~ QUAD 5--~==-~~~~------~~~?n.~ EW CONSULTANTS, INC. JAN METROCENTRE BLVD., SUITE 1 WEST PALM BEACH, FL ~291~7950 PHONE 561~530~4908 FAX FIGURE 2

67 PALM BEACH COUNTY AERIALS DATED SCALE IN FEET BOCA MUNICIPAL ~ AERIAL ~ fli~ii~ifc~o~n~s~u~l~t~a~n~t~s.~i~n~c~. -=~::~~~::~~~~~::~~~--,-~jj~~~r;;j~-, EWCONSULTANTS, INC. JAN METROCENTRI! BLVD., SUITE I WB1tr PALM BEACH, FL PHONE BS 1.53Q.4908 FAX FIGURE 3

68 r- 0 :xj - 0.)>.. I (/), ci :xj CONSULTANTS, INC. LEGEND 182- GOLF COURSE (169.7±AC) DITCHES (1.5± AC) 534- RESERVOIRS LESS THAN 10 ACS (24.8± AC) TOTAL SITE (196± AC) o ~S!I!CALII!I!I!IE I!!I!IN!!FE!!!ET~ BOCA MUNICIPAL FLUCFCS EW CONSULTANTS, INC..,..._J_A_N_2_0_1_8--I 2581 METROCENTRE BLVD., SUITE 1 WEsT PALM BEACH, FL t-at 7950 PHONE ().4908 FAX FIGURE 4 600

69 U.S. Department of Agriculture, Natural Resources Conservation Service Publication_Date: Title: Soil Survey Geographic (SSURGO) database for Palm Beach County, Florida LEGEND 10 - Boca Fine Sand 24 - Okeelanta muck, drained, 0 to 1% slopes 36 - Riviera fine sand, 0 to 2% slopes 37 - Riviera fine sand, frequently ponded, 0 to 1 percent slopes BOCA MUNICIPAL SOILS SURVEY 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL Fax ,000 Feet EW Consultants, Inc. JAN Wabasso fine sand 99 - Water FIGURE

70 NW 16TH ST N MAIN ST PRATT WHITNEY RD STATE ROAD 7 LYONS RD JOG RD HAGEN RANCH RD LYONS RD SKEES RD SE 5TH AVE MARTIN COUNTY W INDIANTOWN RD CENTER ST TONEY DR PENNA TEQ DR UESTA MILITARY TRL OLD DIXIE HWY DONALD ROSS RD BLVD OCEAN S OCEAN BLVD MAP LU 4.1 WELLFIELD PROTECTION ZONES IN PALM BEACH COUNTY, FLORIDA POINT RD BACOM ST E 7TH E ST MAIN MUCK CITY RD US HIGHWAY 98 BEE LINE HWY NORTHLAKE BLVD PGA BLVD CENTRA L BLVD W LAKE PARK RD HOOD RD N MILITARY TRL ALT A1A DR HOLLY PROSPERITY FARMS RD US HIGHWAY 1 NORTHLAKE BLVD FEDERAL HWY PARK AVE CEAN BLVD N O Zone 1 Zone 2 Zone 3 US HIGHWAY 27 AY OLD 27 US HIGHW RD LAKE W WAY 715 HIGH STATE S MAIN ST HOOKER HWY COUNTY ROAD 827A GATOR BLVD E CANAL ST S TABIT RD DUDA RD FARM RD BROWNS STATE ROAD 80 COUNTY ROAD 880 CONNORS HWY SEMINOLE PRATT WHITNEY RD FOLSOM RD BLUE BIG TRCE COCONUT BLVD BLVD COCONUT SOUTHERN BLVD FOREST HILL BLVD FLORIDAS TPKE OKEECHOBEE BLVD PIONEER RD PINEHURST DR JOG RD N JOG RD HAVERHILL RD N GUN CLUB RD SUMMIT BLVD PURDY LN BLVD CRESTHAVEN HAVERHILL RD S MILITARY TRL 45TH ST KIRK RD BLUE HERON W BLVD VILLA G E B LVD VILLA G E B LVD WESTGATE AVE W 8TH ST BELVEDERE RD 10TH AVE N LAKE WORTH RD AVE PARKER 6TH AVE S BROADWAY 36TH ST 25TH ST BLVD LAKES BEACH PALM S DIXIE HWY N DIXIE HWY S OLIVE AVE AVE LAKE S O CEAN BLVD OCEAN BLVD Zone 4 Turnpike Aquifer Protection Overlay HENDRY COUNTY STATE ROAD 7 LANTANA RD BLVD LE C HALET LAWRENCE RD BEACH BOYNTON BLVD W LBRIGHT RD OO W LANTANA RD HYPOLUXO RD OLD BOYNTON RD GOLF RD S CONGRESS AVE INTERSTATE 95 RD MINER SE N ACREST BLVD HWY S DIXIE O BLVD N CEAN OCEAN S BLVD 9J-5.006(4)(B)1 SOURCES: PBC Dept. of Environmental Resources Management Note: Official Wellfield Protection Maps are kept at, and can be obtained from, the Palm Beach County Department of Environmental Resources Management. The information presented represents the most readily available data. No gaurantee is made as to the completeness or accuracy of the information displayed. Consult appropriate County staff for final determination. EL CLAIR RANCH RD LAKE IDA RD FEDERAL N HWY OCEAN N BLVD W ATLANTIC AVE MILITARY TRL 10TH ST SW US HIGHWAY 27 CLINT MOORE RD LINTON BLVD CLINT MOORE RD S DIXIE HWY BLVD OCEAN S PALM BEACH COUNTY COMPREHENSIVE PLAN MAP SERIES YAMATO RD BROWARD COUNTY GLADES RD RD PALMETTO PARK W RD TOMAC PO REAL W CAMINO SW 18TH ST RIVER BLVD SPANISH SW 6TH ST IE HWY S DIX N DIXIE HWY 2ND AVE NW N OCEAN BLVD B LVD OCEAN S Miles Effective Date: 10/29/04 Filename: N:\Map Series\MXDsAdopted Contact: PBC Planning Dept.