Planning and Zoning Board - Regular Meeting

I've been there since No. It's it's I'm shaking. It's I went to the website the other day, and it said I think it said established twenty something.

I can't remember what

the kill Six,

seven, eight years.

Okay. Alright.

If we have 15.

I can do it.

Done. Live.

I can't believe it.

It's on now. Could you call the world, please?

Karen Guzeleski? Here. Mitch Katz? Here. Deidre Strong? Present. Jim Chard?

Here and glad to be back. Price Patton?

Here. Roger Cope? Here. Gregor Snyder is absent.

Okay. Do we do have an agenda? Is there any changes to the agenda?

No changes to the staff.

Changes? Move to approve.

Okay. Second?

I'll second it. You can't second?

You can't second.

That's right. Roger has a second. Second.

Okay. All in favor? Aye. Aye. Aye. Aye. No minutes. There are no minutes. So if anyone from the public wishes to speak, could you rise and stand and be sworn in, please?

Don't come back and do it again. Oh, shoot.

Please raise your right hand by the authority vested with the notary of the state of Florida. Do you swear or affirm the testimony you're about to give is the truth, the whole truth, and nothing but the truth?

Are there any members of the public who wish to address board on any item that is not on tonight's agenda? Seeing none, public comment is closed. Quasi judicial, right? Can read the rules? Yep.

Okay. I have to read into the record the quasi judicial rules. This hearing shall be conducted in accordance with the city of Delray Beach quasi judicial rules. The applicant and the city shall be permitted to present their case. The public shall be allowed to speak for three minutes each or a maximum of six minutes if that person represents an organization or a group of people who are present but agree not to speak.

The city commission, board members, staff, and the applicant may be allowed to cross examine a witness. The city or the applicant will be allowed to offer rebuttal testimony. The decision to approve or deny an application or appeal may not legally be made upon personal views as to whether a project is a good project or not, nor may a decision be based based on the number of citizens who support or oppose a particular project. The law requires that all discussions must be made on the basis of whether the project meets the requirements of law, the comprehensive plan, and the land development regulations. Okay.

So then we

are moving on to our first quasi judicial hearing. Delray Swan, will you please introduce the case to the record? Good

evening, board. For the record, Alexis Rosenberg, senior planner with development services. And I'd like to enter into the record city case file number 28025, which is a level three site plan for the 14 reference properties known as Delray Swan. And I'm here with Jeffrey Castello, who's the agent for the application. Marte.

Yeah. How long does he have to present?

Twenty twenty minutes. Twenty minutes? Just kidding.

Eight and a half. I can't remember. What?

Chair, the local rules would be ten minutes. Ten minutes? Then I'll double check.

I believe it's ten

do the timer for you

since it's

your chair? Tell me. Yeah. Ex I'm on track.

So it gets ten minutes. We need to do ex parte.

Ex parte.

Oh, yeah. Ex parte. Roger?

You know, they say that you don't necessarily drive by a site unless you look for it in a specific manner in which it's being presented tonight. I've driven by the site a million times, but I drove by it one more time today to make sure it's still there. So that I also have a client that's on one of the outparcels adjacent to it or immediately adjacent to it. So I'm intimately familiar with that corner, and I had a brief telephone conversation with mister Costello. And I think that's it.

Good. Mister Strong?

Yes. Joel by the site and had a conversation with mister Costello. Same

thing. Drove by and had a conversation with mister Costello.

Mitch? Mister Costello. I did not drive by this time.

Mister Costello? Mister Costello and a drive by. I was sad to see Remus was no longer there. But Where we going?

Chair, just a correction. Under the local rules, quasi judicial items, the applicant has fifteen minutes to make their presentation.

Fifteen? Yes.

Okay. Well, we've compromised. So you have fifteen minutes. Jeez. Oh, Scott. Hey, John.

Hey, Hey, John. John.

Okay. He's just about I'm gonna give you your extra question, Hey, give him a parte.

Yeah. Okay.

Please continue. Good evening, chair, commission board members. Jeff Costello, JC Planning Solutions representing the applicant with me tonight, Gary Eliopoulos and Carol Perez. Gonna go through this presentation and, you know, stop me when you need to. Here we are with this project. It's at the Southwest Corner Of 2nd Avenue and 2nd Street, Zone CBD. It's in the railroad corridor. Just a little bit of background. You have very detailed staff report in your backup. This is existing conditions.

The existing structures were demolished, recently. Just a couple views of the site To the east, north, and south is zoned CBD. To the west is zoned RM. In 2023, there was approved site plan for mixed use development, development, five story, a 165 units. It included workforce housing, a multistory parking garage.

The proposal now and these are just some of the site details that are provided provided for for you. You. This is these are the elevations. It's facing east. This was west.

Now the proposal is for 36 unit three story townhouse development. Three bed, three and a half bath, two car garage, amenity area, private internal access driveway. We'll get more more detail at the other site plan. There have been right away dedications required along 2nd Avenue, 1st Avenue, corner clips, and extensive on street parking designed for the per the street city street standards along all the streets surrounding, 31 on street parking spaces. I'm gonna turn it over quickly to Gary Olapas. He's gonna go through the the site plan and the elevations floor plans, and then I'll come back to you. Good

evening. For the record, our address at GE Architecture is 1045 East Atlantic Avenue. As Jeff described briefly, you know, there was a previous project that was approved. You know, you're gonna see a major change in density, a major change in height. One of the things that we did was where you do see along the top of the screen, you see Building 12, and three.

There you have your traditional stoops as per the LDRs. You have your landscape features, and Jeff did hit upon the on street parking that we're providing along there. What we did internally was took the garages and had them face each other. So we were actually trying to take that look away from the public eye, and actually everywhere you drive around this site, you'd be seeing the front of the buildings. The more exciting part that we feel about this site is actually the civic public space that we've provided all along the East Side.

What happened was the previous project did have it, and they met the code. But we've actually doubled the square footage in the green space on this project and created a true walk along of the the green area that you'd be be able to for the pedestrians to enjoy. Our amenities building is along the southeast side of the project with a pool and bathrooms in a outdoor kitchen area. Jeff briefly talked about our units. The units are pretty simple. They are all three story. We have actually three models that they have, which is called the Saltwater. We have the Marlowe, and we have the Oak Shores. The difference is really just the bedroom counts. On the Ground Floor in purple, right there, it's basically what we call flex space.

It could be a den, office space. When you get to the upper Floor, which would be the middle, we have an open floor plan. That is typical for all our units. Both of these floors have covered porch areas for the residents. When you get to the Top Floor in our other units, this is where we change. The purple are representing the bedrooms. So in this particular unit, you have three bedrooms on the Top Floor, and you have your flex space on the Ground Floor. And then you'll see how the other units change. We also broke up these buildings, so you have two unit buildings. We have five unit, six and seven.

That also helps break up the undulation of the elevations. I'll just kinda go through here quick. Here, you're seeing on the end units, you've got three bedrooms. And then as you go interior, you get two bedrooms on the Top Floors. Now we've reduced the square footages. They all range a couple 100 square feet off from each other, giving the buyer an option. Here's your six unit building. These these buildings too, what we do a lot of the elevations when we get to them, we really were trying to get a lot of the symmetry, flipping things, and, again, breaking them up with all kinds of porches and ins and outs. Again, the Top Floor. And then you go to a seven unit building.

Again, all similar plans. Every unit has a two car garage as Jeff Jeff mentioned. We also have the on street parking. So the criteria is, I believe, for this site, we would have 78 spaces. We provided a total of a 105 for parking. Now granted a lot of it is on street parking, and that was the 31 or 30 spaces that he talked about. And we do have the couple interior by the amenities building. So there are the elevations. So here's kind of an important thing. So when you talk about the previous project, previous project had its architectural features, which were Flemish gable ends.

They went over 60 feet in height or right about there. When you talk about our building, residential structures, the 35 foot is the mean roof height that you can go to a sloping roof. We're at 38, and that's where a single family is 35. So it really does go to show you how we brought the scale and the massing down on this project. Again, you're gonna see on all the units, the garages are all faced internally. You're seeing the horizontal lines. That's our lap siding that's going around. We've introduced shutters everywhere. And, again, you're seeing the porches that were breaking up these elevations. We also have these Boston hips.

Again, trying to create some interest in the architecture going around the site. Most of the facades look like this, but then you'll see how we just break them up again with the various units as we keep adding to them. Again, the backsides, and then you go to the front. And there's our seven unit building. Again, I we really do think this project has a special, public civic space that not only do the public get to enjoy it, but actually the residents do.

One of the code part is that you gotta have eyes on this park. All our units are actually facing this area, so you will constantly be having people being able to see the park, and you'll have the general public be able to also experience it as they walk through the project. This would be right along, Southeast 1st Avenue I'm sorry, Street, where you do see our landscaping. You see our on street parking. Another shot looking down that way. Again, we're introducing parks I mean, I'm sorry, benches and wastebaskets. We got dog spaces for their watering and for them to put their bags away. Another

shot.

This is our amenities building. It's a real simple building. In the green is the men and women's bathroom. In the center part, we actually have a storage, for the pool equipment area. And along the covered area, we've got our, basically, outdoor outdoor grill area, and we have our fountain for drinking. Architecture is falling right in line with what we're proposing for the townhouses in the sense that we do have lap siding. We do have the Boston Hips, and we create a little architectural architectural feature that is facing the street along the south side there on the right. And these are just your side views. Again, also having decorative shutters and windows. We get natural light inside the bathrooms.

Another little quick rendering of that. We throughout the site, we do have bike racks for the entrances so that people can be using those, and there's just looking down at the pool. I'm gonna turn it back over to Jeff. Should you have any questions, we'd be happy to answer any. Thank you.

Thank you, Gary. Thank you.

With regard to the required findings, the positive findings can be made with regard to LDR section three point one point one. Regarding the land use map, the CBD zoning is preferred in this in these commercial core land use designation. Multifamily dwellings are allowed. It allows CC allows a a maximum floor area of three. We're providing 1.1.

The previous project was at 2.9. The density is at 16 and a half dwelling units to the acre where 30 is permitted. The previous allowed was at so if we were to max out, it'd be 70 units, but the previous development was at one sixty five. With regard to concurrency, positive findings can be made. There are no level of service standards. With regard to this this particular site, there is some information in your backup regarding, sewer service. This particular site, we're in involves relocating oops. Come on. Come on. Oh, The top one.

Right? The top one. Yeah. Anyway I'll try that

one. Is

that one?

I So if well, anyway, through the center of the site, I'll say. There's an existing old sewer main. We're relocating. We're providing all new infrastructure, new sewer main, water mains on the perimeter of the site. Those, areas highlighted in red, those are services to the adjacent properties that we're gonna accommodate, basically upgrading their services. There's a clay pipe, adjacent to the condos to the north. We we are replacing that. Yeah. Hey. Okay.

So yeah. So that that sewer main comes along this property line. We're replacing that, providing these connections down here. We've met with the the adjacent property owner, and, we're we'll work out, any services to this to connect to the sewer. So right now, we do have a letter that, you know, was provided to utilities from the adjacent property owner, and we'll continue to work with them as we work on final engineering plans.

With regard to consistency, proposal is consistent with the comprehensive plan, specifically the neighborhood districts and corridors element, including the Downtown Delray Beach master plan and the Osceola Park neighborhood plan. Standards for site plan actions are list are on the screen. The development proposal meets the applicable standards. The redevelopment proposal adheres to the CBD form based regulations and meets the purpose and intent of the CBD. And it fosters compact pedestrian oriented growth that will support downtown businesses.

With regard to the compliance with the LDRs, it complies with the the four four thirteen, the CBD regulations, as well as sight lighting, loading, site visibility. There is some information on your backup regarding some technical items. We're working with staff to address those within and just comply with code even as it relates to some minor issues with with lighting as well. With regard to the development itself, again, we're at 16 and a half units to the acre. Permitted is is 30 units to the acre.

70 units were proposing 36. The floor area ratio is 1.1 where three is allowed. We're proposing three stories, where five is permitted. With regard to the arch architectural style that Gary touched on is the Anglo Caribbean. We meet the stoops frontage type requirements.

Civic open space, we exceed. Parking, we exceed. And the streetscape standards. With regard to the loading, we did this this item where we'll discuss with you all that the the request is, basically, the justification not provide a loading berth. And typically, the and if you look at the guidelines in 04/06/2010, it does not really address or suggest any loading burst for residential such as single family, duplex, townhouses.

It it that does identify apartments, like an apartment complex, but it's silent with regard to other residential development. Sufficiency there's sufficient sufficient space within the alley. The alley is 24 feet wide. As you could see in this one section, it's 20, which which you're allowed and then typical alley with is 20 feet. I call this an alley even though it's an internal internal access access road, road, but but it it serves serves as as that. So there's adequate space within this area to accommodate the move in and move out for these for these residents. It's short term. It's a rare occurrence. With regard to the male keys kiosk, it's a woah. Come over here.

It's in this area adjacent to the amenity building. And so there there we feel there's adequate justification not provide a loading loading berth. With regard to the landscape findings, positive findings can be made that the proposed landscape plan is compliant with LDR section four point six point sixteen. Extensive, landscaping, increasing the number of trees These are quality trees now, and I know we'll have some conversation about trees. But these are quality and and will provide a well heavily landscaped development.

Gary, again, touched on all the on the architectural elevations. Positive findings can be made with four six eighteen e one through three, the criteria for board action. And we appreciate your support and approval. Don't you wish. Thank you. Very good. Very good. Thank you.

Thank you. Before we go to staff, can I say I I was not here for ex parte, and I did speak to mister Costello on the phone? Good

evening again. Alexis Rosenberg for the record. So I will try not be too repetitive, but just recapping on the request again. So this is for a level three site plan for the construction of 36 townhomes, including a determination of adequacy for the minimum loading berth requirement. Going into the site information, the subject site is comprised of 14 parcels totaling 2.36 acres prior to any right of way dedications.

The land use designation is commercial core and the zoning is Central Business District within the Railroad Corridor Subdistrict. The property is also surrounded by CBD zoning to the north, south, and east and is across the street from medium density residential to the west. The site does span just about an entire city block and the existing user, I guess, previous uses were comprised of light industrial warehouse and single family which has now been demolished. The proposed floor area ratio is one. Point one and the proposed density is 16.5 dwelling units per acre which is substantially less than the maximum requirement.

Going over some of the history, in 2021 the properties were approved for a land use map amendment from medium density to commercial core and rezoned from medium density to central business district. In 2023, a level four site plan with three waivers were approved to build a 165 unit five story mixed use project also utilizing the city's workforce housing revitalization incentive. And the site plan while approved has not been certified. So now before the board is the request for the level three site plan for the 36 unit townhouse project which if approved is the intended development for this site. So here's an aerial of the subject site and its surrounding uses.

We have single family and multifamily to the west, vacant land to the South, the FEC Railway is to the East, and there's mixed use to the north on that block. Then here is another aerial. On the top right photo is a view of the subject property facing the southwest corner and that bottom photo is the same view with the proposal included. These are a closer up image of some of the surrounding properties. All the structures are located on the block except for the top right photo which includes single family multifamily residences to the west.

And then again these are just going to go through some of the renderings that were included. So we have here is a view of the Northwest Corner Then we have a view from Southeast 1st Avenue which is West. This would face the Single Family and Multifamily residences. Then we have a view of the Southeast 2nd Avenue and the FEC Railroad. So that's what would be facing that area.

And then we have a view of the Southwest Corner which is across the street from the vacant property. Now just going over the site plan again, so all of the units except for Units 33 And 34 which are located right here directly front a street. These two Units 33 And 34 do face a portion of the internal private drive aisle which will be named for addressing purposes. We also have the pool amenities to the south and the public open space which is provided in the form of an attached green on the west side. However, there are additional areas of green space that are still programmed as a civic open space.

Looking at pedestrian connectivity, the required streetscape improvements are provided on all sides of the block. There's also walking paths that run through the civic open space and connect to the public sidewalks and internal crosswalks. And additionally in pink there are two ten foot pedestrian passageways that are provided through the development and it breaks up the block massing and provides enhanced connectivity to the east and west portions of the block. Just going now into the staff analysis to level three site plans must comply with the performance standards and all landscape and elevation shall comply with their respective required findings. So I know Mr.

Costello touched on the Land Use Map compatibility so just diving a little bit more into the concurrency as it relates to concurrency water and sewer services will be provided through two new sanitary sewer lateral means. As Mr. Costello mentioned, there are some outstanding review comments from the Utilities Department that are required to be addressed prior to site plan certification to ensure that the proposed sanitary sewer layout does not pose any detrimental impacts on the neighboring properties. Then going into traffic, the attached transportation performance standards letter from Palm Beach County and the traffic statement provided states that the proposal will generate approximately 124 new daily trips which is 42 less daily trips than the previous level plan level four site plan approval. Just want to also touch on solid waste in regards to refuse disposal Units 1 Through 32 will be responsible for rolling out the trash bins to the edge of the internal drive aisle.

Those are all the units that are facing that main internal drive aisle. Units 33 Through 36 which are on the north side of development will roll their bins out to a trash collection area circled here in red which has direct access to that internal drive aisle. Waste Management they did provide a letter confirming the trash pickup services can be provided to the site based on this configuration. Now going a little bit more into consistency with the Always Delray Comprehensive Plan, this speaks to quality redevelopment that's compatible with adjacent land uses and fulfills remaining land use needs. The project proposes a density that's under the allowed maximum which provides an appropriate transition between residences to the West and the FEC Railway to the East.

However, consider the overall consistency with the comp plans housing policies when it comes to proposing a project with lower density but no commercial or workforce housing. The comprehensive plan also speaks to advancing complete street principles and encouraging safe and efficient pedestrian connectivity throughout the site, which the project does provide through their streetscape improvements and the stoop frontage types and internal cut throughs that connect to the public streets or sidewalks. And then moving further into compliance with the Land Development Regulations, again I'll try not to be too repetitive but regarding Criterion A, we do have some outstanding technical notes that have been made as required to be addressed prior to site plan certification when it comes to the minimum lighting at the entrances of buildings, and then also to ensure that all perimeter lighting is full cut off luminaires. Also regarding the encouraging redevelopment that's compatible with surrounding uses and fulfilling remaining land use needs. The project does provide, again, a smooth transition along the Osceola Park neighborhood with its proposed density.

However, consideration may be given as to whether three bedroom unit townhomes is fulfilling a remaining lane use need in the downtown. Also touching regarding the project's effects on neighboring development. Again, there are technical notes on pages sixteen and seventeen of the staff report. And that addresses any remaining concerns such as lighting and utilities that will need to be addressed prior to certification to prevent any anticipated negative impacts on the surrounding area. Going a little bit more into the CBD requirements, so as Mr.

Costello stated, the CBD requirements are met regarding the stoop frontage types, the improved streetscape, required parking. 78 spaces are required, 105 are provided, 31 of those being on street parking spaces. And the civic open space is met with the 6,969 square feet provided in the form of an attached green. There's also additional green space that is provided around the site that is also programmed as civic open space, just not included in the required amount. Going to lighting just to get a little bit more specific, one of the technical comments is just requiring it's circled in red here, just the lighting measurement to be increased from 0.9 foot candles to one foot candle in front of Unit 19, and then again to ensure that all the perimeter lighting is full cut off louvenirs.

Going into the off street loading, so the land development regulations provides guidelines for the number of sorry, am I almost up? That was long. No. I'll

go

over this really quickly. But yes, so again, the applicant is requesting to provide zero births instead of the required three and has provided a loading demand statement included as an attachment. In green is where the more local FedEx, Amazon drop offs could be performed next to the mail kiosk. And majority of the other loading services would be provided through the internal drive aisle in Orange. Then just going into landscape, as mentioned, all the requirements have been met.

There's 50% native trees provided and the native remaining plant material is provided 25%. And the applicant's also paying a mitigation fee of $38,450 And then just going to quickly go through standards because staff did not have concerns with the architecture. A lot of the details that are being provided are true to the Anglo Caribbean style that's being proposed, including gabled roofs, 2nd Floor balconies, and the neutral color palette with the green accents. These are the board motions. And with that, that concludes my presentation. So I'll be available for questions.

Thank you very much. Thank you. At this point, I guess don't have a note. Public comment. Comment. It's public comment, I believe. Is there anyone from the public who wishes to come and speak on this issue? Okay. Seeing no one, public comment's closed. Rebuttal by the applicant or rebuttal by the by the applicant.

No rebuttal. I just wanna thank staff for working with us through this process. And I just wanna mention contractor William Matcher's here as well if you have

any questions. Thank you. Thank you. And? No.

All from

the city.

Nothing. Okay. I think that brings us to board comments. So who would like to start?

Sir.

Mister Katz. So just a

question to Gary. You're able that's 24 foot the driveway in between the townhomes. That's 24 foot. Correct? Yes. Good. So you're not asking for any that's the that's the what the city requires, and that's

Yeah. It's only where Jeff talked about you've got one lane coming down going east west. That goes down to 20 feet, but there's no cars backing into that.

Gotcha. But in in between the houses, it's 24 feet? Yes. Good. That was really only question I had. Because I I will say that Amazon drivers, they're gonna be stopping. They're not gonna go to that little thing. They go to the address, and they're gonna but as long as you have that extra, they can get around so that Gotcha.

Yeah. And and and with I and, you know, it seems like deliveries, we do have parking internally. There's only a couple spaces that we did provide there for the amenities building. And the developer has talked about, oh, that they would pull up there. I but I think you're right. They're not They tend to

They're gonna go

I've never seen them drive where they are supposed to go.

No. Never. Not not once. The that's a question too. In parking, so is there driveways and garages? Is that the where the parking is gonna be?

Yeah. So well, each each unit has two garages I mean, two spaces in the garage.

Okay.

And then we have our on street parking. No. There was a couple guest spots by the amenities building. One's handicapped, and one's a regular spot that's over there.

Right there. Clarify to on the so we have the 24 foot drive aisle width. But then between the drive aisle width and the garage, there's about three or four more feet, little driveway apron that leads into the garage. So there'll be in the rear, there'll be little nodes, landscape nodes in within the app, within the internal access

drive. Gotcha. That's all I had. Great. Thanks. Mister Chard. I

wonder about the turn radius from the 20 to the 24 for garbage trucks.

Yes. So as you can see on the the screen, we have had that reviewed by waste management. That is a turn radius, and that that works. And, we've heard from the emergency fire rescue that they're not gonna really, they're they're rare rarely if they do go into there because all the buildings are sprinkled, they would service from the adjacent streets. The waste management's letter, they're they're comfortable with what with the design that we've provided.

And and if you this here let me get this. So what we did here too is 20 feet. We widened it here to 24 feet for this section so they can make that that turn. So so we we were concerned with that, and so we we provided additional width while still maintaining the five foot perimeter landscape.

Was glad you mentioned the planter in the alley. That's one of my favorite things in in Delray on some

of

these homes on Federal. They have beautiful plantings in the alleys. Jeff, as you know, I was questioning the colors, and I'd like if Gary could address it. I have I have two concerns. And can we see an elevation where that one will do.

My my concerns are are twofold. One is and I now see there is color. I couldn't quite tell that in the what we had in our climate. But here, I'm wondering if that color is too light to even make a distinction, and the fact that the colors appear to be the same on all buildings. And I'm just wondering from a design point of view why you might not have distinguished one building from another.

It was more the developer's choice. But, I mean, architecturally, I I think that when you're driving into this complex, you clearly know it is all one complex. It's you know, when we start introducing all these colors, sometimes it gets so busy and and somebody's gonna be describing, well, what color was it? Well, I couldn't find it. You know? This, it's just basically the address. But I think this is cleaner. It's crisp, and it's definitely floor being, if you will, with the light color. We got the accent with the shutters. We got the dark garage doors and the front doors.

So we felt with the roof tile because we bring down the lower level that it broke it up, but that was that was the reason. We wanted to go more simple and clean. You know, we just felt a little bit of dash on the lap siding would be it as opposed to trying to break it up. The base that you see everywhere is all stucco, and that's consistent throughout. But that was the reason.

Okay. What about the shade of of the of the color of the green?

To go darker, you mean? Yeah. We can consider that. I don't think that's an issue.

Yeah. I I I I can comment on that. I will tell you, I've gone through now communities that are, like, gone through these color schemes from twenty years ago and now having to do. And I will say the lighter colors, less sharpening is definitely what's in right now, and then it can change again in twenty years when they paint them again. But I'm seeing that, like, what I mean, everybody's just white. White. White. White.

That's where you

that's my question. But I think I I see color, and I think it because I think you need some color there because of where it's at in Osceola Park, you know, because Osceola Park in general has a lot of

character to it. You know? You live there. I live there.

Right. And I think it does enough to We're

very colorful.

I think it's enough to address that and and also keep the modern what people are gonna wanna pay for it. Yeah. One of one of

the things that gets a little confusing too is it it's the way the architecture is right now. Some of the units do actually cross, if you will, where you might get when you take a color, it can get confusing. And that's why we actually went with a cleaner look because we want you to be able to actually see the individual units versus them blending together.

Was there any consideration given to mixed use on the property? Partly due to historically, it's it's kind of an industrial zone. The sausage factory used to be just across the street there and things like that.

I did the sausage factory. I'm very familiar with the sausage factory. It's the only one I ever did, but I did do it.

But your proposal for that property was never done.

No. No. Wasn't. So no. I mean, when they when they came to us, it was strictly residential. The mixed use was not discussed. I think it's because it's the same developer, same client that did the previous project. And I'm not sure if that was just I mean, he was overwhelmed with it due to the size and everything because he had everything going on there and just said, really wanna get this simple and clean. I just wanna do residential.

It is a bit of a hike to shops and amenities and restaurants.

I mean, it's it's It's not And as much as we want Delray to be walkable and stuff like that, in reality, it's how should I say? It's very hot out there, and you're not gonna usually get people walk too far off the avenue. Yeah. Would it be neat to have a little neighborhood, little grocery store, something like that? But the reality is it's it's it's harder with the deliveries and everything. And so you you do find that we're not gonna get those type of tenants. And I I take that from our clients saying it, not me knowing it.

So Alright. Were there any steps taken to mitigate the train noise in terms of the glass or insulation or anything?

Well, it it only the fact that we just have all impact and everything. We were just hoping the train would stop.

Hopefully, you weren't counting on that.

Well, the bright line might be. They might they

might be out of business by tomorrow.

You know, as far as I mean, the walls, everything is concrete block. I mean, you you know, we're doing our best. But the one of the things I think you find is that when you actually live near the tracks, and this is just architecturally speaking, you live there, you get used to it. Okay? If I'm in a hotel and that train goes by, I'm gonna be upset. I'm gonna complain at the front desk. But you do get used to hearing a train and going by, but the these buildings are built very solid as much as we can to code and everything. But, no, we didn't go with, like, double insulated glass. One of the things is that when you go with the double insulated glass, we have what they call mutton patterns everywhere.

Mhmm.

Well, it gets sandwiched in, and the windows actually look fake. So what happens is these will look more architecturally correct with the patterns on the outside. But I don't think that totally answered your question, but it's gonna be as soundproof as we can do.

Let's open it

up. Piggyback what he was discussing. So the civic open space, that's why it was designed the site the way it was, to provide somewhat of that a transition from the tracks to to the buildings themselves, basically setting setting them back further. So if you think about it, those are almost like the rear yards of the of the former residents. So shifting it to the west and providing that that greens that that civic open space, heavily landscaped to provide even more of that buffer. So

That does get me to trees. There are a lot of trees that are being proposed to be, removed here, some of which are natives and some of which are highly, are are in in good shape, 70%, 60%. But almost all of them are proposed to be removed. And I realize there's in lieu fees and all involved, but from the photos that were provided, there were a lot of trees that that looked pretty healthy in terms of their shape and size and so forth. And I was just wondering if couldn't some of those be moved on-site to the public area, for example, or along the sidewalk so they wouldn't have to walk in the heat?

Yes.

I'm an expert in landscaping, but I also have Carol Perez, who's actually a little better.

Hi, Carol.

Hi. I'm Carol Perez, 132 North Swinton Avenue, AGT Land. Most of the trees on-site were under 50%. There was 63% of the trees were under 50% and very few were native. Out of the 77 trees on-site, there was only 17 that were native trees. So a replacement, we're putting in 92 trees and 65 of those are native. So we're really improving the canopy and all the native trees that are going to do well.

Can I dispute that a little bit?

Absolutely. Because I I went through it thoroughly today. So okay. You can.

Mister chair says I can. You have a couple of trees here that are native, live oaks, Quercus virginiana, that are rated 60%.

Yeah. I said we had 22% native, but out of out of the 77 trees, 49 of them were less than 50%. So 63% of the trees on-site were under 50%, which

And and I understand that. I'm not trying to dispute the fact that some of them have to go, but there are some that seem to be certainly fits within what the city wants in terms of of native plants, and they are rated 70%.

Okay. So yes. So so some of these were rated okay. However, many of them were in, like, parking some of them were in parking lot islands where you couldn't even relocate them. You couldn't even get them out to relocate, you know, because they they've got the curbs around them or asphalt on top of the roots. So we're we're we dealt with that. And, also, the entire site will be graded and then new infrastructure is going in with water sewer and all the drainage. So to relocate was really not feasible for all these trees on-site. We kept and we have this the oak that was on the Remus property, we kept, and then we we really just went in and and relandscaped with so many native trees.

And I would

say we have a very large project here in Delray that isn't too far from us right now that did remove the trees so they could clear the land and then brought them back a year or two later. So, you know, that is the thought. The other thing is, obviously, the fruit trees are not native, but they do lend a certain tropical flavor to the environment. And I think you're proposing to remove all of

them. We did.

And there there's no wish on the part of the the applicant to have some fruit trees in the public space? Or

I think the the bigger thing was to have the native trees, and that goes with code. We went over code is 50%. We went to 65%. Mhmm. So we we don't have the fruit trees, but we do have flowering trees. I mean, we we could change some out to fruit trees if the client, you know, is agreeable. But for the most part, we we stuck with with flowering trees and shade trees.

You know, well, that may be a preference for fruit for some folks, but I think typically when you're dealing with the type of development, then it's you're dealing with maintenance as well. And and I know in some cases, you may experience rodent issues. That's not something you don't always wanna put in a new develop if if later on the association wants to do it, have at it. But that's not what you typically go in with.

So I know it's not typical. That's kind of why I was raising the question. And then just one last thing, Jeff. You and I talked about this, you know, maybe you and Gary and Carol can explain it to me. What qualifies this building for LEED Silver?

What qualifies as LEED Silver. LEED. LEED.

LEED. Yeah. It to be

LEED certified. So as you go through, for instance, even the building code, there's certain and then the when you're dealing with all the other aspects that there are are items that that qualify. Even the the design of it being a new urbanist ties in with those those standards. So with regard to to the lead certificate, we we would be dealing with that with regard to as we get into the permitting stage. And, you know, is there specific item you're looking for as far as No.

I mean, I just just know the scale in gold and silver and so forth and and the points. And so

the code is seven point one point eleven, which deals with with the green building, and it qualifies as one that that the city adopts. It could be Florida Green Building Coalition. It could be a lead. What are the others? There's Florida Green

and Gary, you

just make sure you're

all the way up at the podium so they can catch on the microphone? I'm sorry.

Thank you.

Go ahead.

Yeah. So there's several levels, as Jeff pointed out, the point system. Right? So the point system can be everything from not only the green space, but what we're providing in the green space. When it comes to the buildings, it's going to be the HVAC system. You know? What SEER level are we going with that? You've already mentioned the glass. The glass is gonna be low e. We get points for that. The roofing system, we're doing isoine in the roof for insulation. We get points for that. We're doing the foil back, and we're doing what they call a core fill 500 within the walls of the exterior. So all these things will build up the points. What's gonna happen is the developer will be actually hiring a separate accredited professional that will actually at every single thing.

This will go through even our lighting, whatever lights we're we're going with. You know, all your appliances. Right? All your appliances will have certain levels that will all build up this point, but it's gonna be more with the developer when they go into that level that

they'll do it. Okay. Yeah. Thank you.

Just to add to that real quick, the requirement is established now and then the technical note was added that the documentation providing, you know, the point system will have to provide at time of permit, and that's checked before the permit can get approved to That's make sure that they're

what I wanted to hear. Thank you.

Okay. You want to go?

Yeah, sure. You know, I forgot. I actually talked to Carol Perez before the meeting, so I added to my ex parte disclosure. I love the green space in the front. I like the scale and the style articulation and the massing of architecture.

My one question is, sort of for staff and everything too, is the request to not have any offloading zones when three are required. I mean, we go down this slope, there's never going to be another person to provide the loading spots, I don't don't think. And I'm just wondering, it's on the it's in the LDRs for the reason it makes it seems obvious, right? It's in the LDRs because people move in and out of these townhomes and it creates a traffic jam when there are moving vans there for a day at a time. Correct?

Yes. So I'll let Alexis answer the particulars of this, but I will say that we've been talking internally about whether this actually applies to townhouse typology or whether it should just apply to multifamily. So in general, I think we, as a department, department feel like it's too much possibly for townhouses. And I'll let Alexis answer the particulars.

Yes. So we've been seeing this more and more with a lot of the projects coming in downtown. And typically, like Mr. Casello mentioned in the LDR, it establishes the guidelines and it has the different types of uses. And in this particular area, it says multifamily or sorry it says apartments.

So like Ms. Dossary was saying, we were looking at possibly how we're going to interpret that or change the code. But in this particular case, for example, with the previous approval it was multifamily. It was over a 165 units and there was no internal drive. So there was a bit more concern with that proposal with the sheer amount of units, the number of move ins and move outs that we know would happen and where would these loading trucks go because they would be forced to have to either pull into a loading berth that doesn't fully go through the site.

In this case, because there is that internal drive and it is for most of the part 24 feet wide, there was a little less concern and because the move ins and move outs might not be as frequent since it's more of a attached single family typology, Again, it's for board consideration, but there was a little less concern with this particular proposal, especially because if there is, for example, a truck or a loading truck that is parked within that internal drive aisle, there's still room for another vehicle to navigate around without backing onto the street like we've seen in maybe some of the other proposals.

I assume that would go for condos as well as townhomes then, right?

What was that? I'm sorry?

These are townhomes, right?

Correct. And

they're gonna be feasible. Because I

think we argued for like an hour

about a condo that was providing three fourths of a pooling space.

Yes. And these are feasible townhomes No.

I support the project. I think it's a good one. Thank you.

Can I just ask you something? This is this is townhomes but they're not individually platted. Is that correct?

The they will be. So they're currently in for a plat application.

They are gonna be individually platted? Correct. Okay. Thank you.

That will be required prior to the application of

a permit. I think that makes a difference to the discussion that we're having. Thank you. You're welcome. Ms. Isolu?

Yeah. I just had a couple things and hopefully this is on. You can hear me? Did I turn it off? Okay. Thank you. Okay. Red seems like soft to me. So I in my discussion with mister Costello, I talked a little bit about because I like that open space concept too. I think it's a really cool amenity for not only the the homeowners that will be here, but also the neighborhood. Could you speak to some of the maintenance issues and how that will be addressed for perpetuity?

So the it's going to be the responsibility of the homeowners association, and that's how the code is written. It's available to the public. And on the plat, we've included a dedication language as far as the maintenance responsibility and the availability to the public. I think the code is it's like it closes it's it's like daylight hours, but it's gonna be the responsibility of the HOA. Landscaping, irrigation, drainage, removal of any trash, that's that's their responsibility.

Great. Thank you. And then I think switching gears a little bit, I think I saw something in the staff report about the CRA. Having looked at this, is that true?

Yes. So because this is within the CRA boundaries, this is sent in a monthly memo. I mean, we've received no letter of objection. Thank you. So I'm also in

support of the project, So

Mister Schrump. Yes, sir. I support the project. I don't have a problem with it. My question is for legal, and it's more of a technical question.

We heard that well, we heard mister indicate that 4.61 c puts this outside of the requirement for a loading burst and staff kinda supplemented that with their their response. So my question is for this particular project, do we have to make a determination that four sixteen does not apply here? Because he's he's asking for, according to the agenda, it's not quite a waiver, but they're asking relief from the loading birth. But if the LDR does not apply here, do we have to make that determination so that we don't have to consider the relief?

So 4610 is a little odd when we look at other regulations in that the births that are listed in that chart are only a guideline. And so what's still before the board is a determination of adequacy. So this board still has to review the proposed development and determine that the adequacy of the provisions which are made for loading and unloading. And in making that decision, you look at the guidelines. So in this instance, you know, staff's indicating there's not a perfect box within the guidelines of what you would be looking at. But the board would still be tasked with determining the sufficiency and adequacy of what's being proposed for loading and unloading. Thanks.

Mr. Cope.

You're done?

Yeah. I'm madly in love with this project.

Every project. It makes

me laugh.

A project yet that you're not madly in

love with.

I wanted I wanted to reach out and stop him from Steve. I wanted to go first.

And then you guys sorry.

Didn't let me. But I can't tell you how happy I am when I saw this project. The the the the the just the development of the site, the the assemblage assemblage of the site, and how they loaded the buildings on the site is is nothing short of brilliant. And but Jeff hit it right on the head, and I'm glad he said that because when I saw that green space and how gigantic it was and how organic it was and how it was it had all that movement and pulling people from the top of the block down to the bottom of the block. It was it was the first thing I thought of, they did that to get those beautiful homes a little bit further off of the the you know, from the noise of the railroad.

And and I'm glad that he said that because I I assumed that. And I gotta tell you, I've been out there a 100 times when the BrightLine train goes by, and it is not a problem. I find it to be really exciting when that train and and I'm not speaking about a freight train, but when the bright line goes when the bright line goes by in that five or six seconds or ten seconds, it is stunning. It's experience, and I'm I'm I don't know how else to say it. And and and in in some ways, it enhances that area.

You know? I'm I'm a huge fan of when the bright line goes by. And and, you know, it it I could talk hours upon hours on on on that. But

Hopefully, for your sake, it doesn't go bankrupt.

Well, I I and the train record it. You know, couple years ago, the the train was only two or three cars long or five four cars long. Now it's seven, eight, or nine cars long. It's not gonna get shorter. It's gonna get longer.

The the density, I love the the density of the proposal as compared to the previous project that was approved on that side, which I found very fragmented and and awkward. The the green space is just amazing, and and I I I almost include the amenity building and the pool and the surrounds of the pool as an extension of that green area, because it's a it's a wonderful spot. I'm I'm really happy with where they put it on the site. It wasn't the the green space they had on the previous project by previous design was not even near where it should have been. Love the Anglo Caribbean style with a Flemish flare.

It's it's kind of that style that Delray is going to forever be known for in a very positive way. It's a it's a it it crosses all the beautiful boundaries with an urban with urbanism, I think, and and it still exudes that single family home that, you know, that we all cherish. Love the material palette, including this I don't know if it's a real cedar shake on the roof or it's an imitation cedar shake, but it it doesn't even matter to me. It's it it look I love that palette. And, Jim, I, you know, I hate to get into discussions about what shade of blue a blue should be.

You know? I you know, whether it's too dark or too light or let them I'd say, them figure it out. The what they presented is spot on as far as I'm concerned. And and I do agree with the concept that the lighter and is is more clean and more contemporary in in certain respect. And I would always maybe vote toward the lighter shade than the darker shade.

The landscaping plan is fantastic. They they've done a great job, and the numbers that Carol talked about are are just like the parking. They exceed everything. I think it fulfills all the LDRs, and I'm not worried about loading or I said and and and the 22 foot the the conversation between a 22 foot wide drive aisle and the 24, they should all be 22 feet in my opinion. There's very, very little difference in reality.

Think the minor waivers and relief from the code that they're asking for should all be supported. I can't find any fault with this project. Thank you. Yeah.

I just wanna say thank God it's not masonry mater.

I was gonna say that, but

I didn't

wanna be that guy. I think

what Mr. Koch said about The Caribbean is spot on, and I think that's a really important point that it's really a really gorgeous piece of architecture. Gary had a home run with

the architecture.

Yeah. I really don't have any faults. I have a couple of questions. My all my questions are about these technical notes. Are we supposed to vote on it looks to me like we're voting on something that's only half finished. And and why are I mean, why are we gonna say we like it when you've got two pages of stuff that hasn't been done yet?

Right. Or do you can

I mean, either one of you can answer that? Whoever wants to

answer that. I can start. So some of the technical notes more standard technical oh, I just Okay. Some of the technical notes are standard technical notes that we usually implement for most of the projects. For example, the energy efficient

oh, can

you hear

me properly?

No, I just missed the last word. For example, the

Oh, the lead certification. Usually, though, it's related to technical. However, you will see that there are technical notes that you would typically see that are remedied during the review process. So, one of the most recent Florida State statutes require action on an application after 180 or else it can be automatically approved. Because of that, you might see with some projects coming forward more technical notes that the way we try and control it to make sure that they are still satisfied is that they have to be done prior to what's called site plan certification which is the step before they can apply for a building permit.

So if for example a site plan is approved and it is not appealed by city commission, then we issue what's called an approval letter. And we list out, again, pretty much whatever you see on pages sixteen, seventeen of the report saying, these are the things you have to do prior to certification. These are things you need to do prior to a permit. These are things you need to do prior to CO. Then the applicant's responsible for coming in with a site plan that matches what was approved and addresses everything that we require prior to certification.

Staff will do what's similar to a technical advisory committee review again on the project to make sure those things are met. And if that's the case, then we certify the site plan and we say that you can come in for permit. So that's been our way of trying to catch all those loose ends to also accommodate with what the state statutes has required.

I think the answer to my question is now I understand the difference between approval and certification.

And and can I can I show something? This is how we a project with these technical elements that still need to be tied up or it's flattened up at time of certification is the exact way that these projects should be presented to us. If we expected for conversely, if we expected all this to be ironed out before it came to us, it we may not see it for another six or eight months.

Yeah.

So it's this is beautiful. This is the way we used to operate. I wish all of the projects had

this for a motion?

Yeah. Yeah. That might be enough.

I'm trying to say something there.

Move approval of a level three site plan application with architectural elevations landscape plan for Delray Swan, a 36 unit fee simple townhouse development, 118 Southeast 2nd Street, 24258264, and 280 Southeast 2nd Avenue in 215219, 223, 227, 231, 237, 243, 251, and 253 Southeast 1st Avenue, including relief to the minimum loading birth requirement by finding that the request is consistent with the comprehensive plan and meets criteria set forth in land development regulations.

Second. Okay.

We have a motion by mister Katz, second by mister Koch. If you call the roll please, miss Miller.

Karen Gieselowski? Yes. Mitch Katz? Yes. Deidre Strong? Yes. Jim Carhart? Yes. Price Patton?

Yes. Roger Koch?

Yes. Gregor Snider?

Yes. That motion passes unanimously.

Thank you.

Thank you, mister Hesterlove. So I know you're coming back. I'm gonna warn you on

your fifteen minutes. I might not make it the whole time because I do have to leave early for graduation dinner, but I'm trying. I'll I'll I'll do it as fast as I can here.

Okay. I

pushed it as late as I could. I'm like, just give us

a couple

hours. Let's move on to item something. I

didn't even say your b.

Eight b. I couldn't find it. Eight b. If you would read that into the record. Please.

Yes. So I'll state for the record. My name is Susie Rodriguez, senior planner. I would like to enter file number 2025Dash213 and 2025Dash214 into the record. This is for a recommendation to city commission for a level four and conditional use, and the applicant is here today to present.

Thank you. Ex parte? Sure.

I spoke with mister Casello. I spoke with Tom Kearney, and I spoke

with Joy Howe. Mister Chard? Same. And myself, the same.

They're all making it around. Yeah.

I took I took calls from Jeff from Kelly and I made a site visit too.

And I spoke with Jeff. Tom Carney, drove by, and then I don't know if we can have this email.

Oh, yeah. Yeah. And the email.

So Jeff not seeing me. What about the site and email as well?

Jeff mister Carney and the email. Thank you.

Mister Costello. Alright. Hope you enjoyed the short break.

Good evening again. Thank you. This particular project, this is located on the East Side Of Federal Highway, just north of the Volkswagen dealership. You may be familiar with some of the background on this. You know, the these the buildings that were on this site, the the integrated buildings, they were demolished back in 2006 for '31 Lots 31 through 35.

And then in 2022, 30 Lot 30 was incorporated and included like pottery. But, anyway, the site's been vacant for pretty much twenty years. There were some temporary uses on the property. Most recently, there was a rezoning of this to accommodate these properties to accommodate a car dealership in 2022, and and the commission denied that request. At that time, there were there's, you know, discussion about compatibility and concerns for it adjacent with the adjacent residential development to the east in the town of Gulfstream and the appropriateness on the East Side Of Federal.

Here is our some photos of the property, 4.39 acres, some adjacent properties as you see here. And then across the street, so to the West side, you have where former LA's used to be. That's now approved as the tropics, a combination townhouse, common condominium development. We have the budget in, and you have the self storage facility. To the north of the self storage facility, CubeSmart will be a new car dealership.

This is to the east. These are properties that abut the east the four single family homes that abut the East property line of this development in the town of Gulfstream. And we've met with with with the residents to present this particular plan that we feel is very sensitive to to the single family residential development. And this proposal is to accommodate thirty nine two and three store and thirty nine two story and eight three story townhouse type condominium units. The distinction between fee simple and condo, it's it's an own ground level ownership, but the the units themselves are townhouses.

It's a townhouse typology. The amenity area is centrally located to the site. Get my pointer here. Where are we? So we have on the east side, two story townhomes, and the code requires an increased setback here.

There's a wall on the east property line, heavily landscaped here. We had these are the two three story townhomes abutting this commercial property to the south, and then you have two story fronting Federal Highway, two story, and then the amenity building includes a clubhouse, fitness area, and, the pool, tot lot internal to the site. This is a gated entry. We did dedicate 10 feet of right of way, which then pinches the site a little bit more. 10 feet of right of way for Federal Highway.

This includes a right turn lane into the site, and there's dual access lanes, one for residents, one for guests at the gate. There are waivers that are requested. This is not unusual. Waivers are there for a reason. And because as you see this trapezoid shaped property and and how we're trying to address, you know, compatibility issues, there's some flexibility needed for the site.

So similar to on the Tropics development on the West Side, we did the very similar waivers. For instance, the drive aisle width, 24 to 22 feet. In this particular case, you know, there's the townhouse code section route requiring a four foot offset. And and we feel that with the design of the townhomes, you really achieve the intent of the code with the articulation that's necessary. There is a a five foot landscape strip waiver to three feet, and I'll go into detail later on that as well as some relief.

You need relief to put a decorative fence within the special landscape setback, cones and and aluminum fencing with landscaping on either side. And then there is the distance between buildings. We have a code section that's very suburban. There are the townhouse regulations. And if this was in the CBD, we wouldn't even be talking about this this waiver.

But this is an area that is a redevelopment area that has been visioned and visioned to be more of a neo traditional type of development per the North Federal Highway redevelopment plan. So the larger exhibit of the site plan, Required findings can be made with regard to LDR section three point one point one, land use map consistency. The GC is preferred in the GC land use designation. The regulations allow freestanding multifamily development as a conditional use. The density is proposed at 10.7 units per the acre where 12 is the standard difference between forty seven and fifty two units. Floor area ratio

is

less than one. It's point seven nine where three max is allowed. Oh, concurrency of concurrency, positive findings can be made with regard to that. I'm not gonna go back to the screen. It's outlined in your staff report.

The the trips are minimal related to a townhouse development, which could be if you were a commercial development, which would be in the thousands of trips that generated. This is a little over 300. Consistency with the comprehensive plan, it just there's extensive background in the staff report, very detailed. Just wanna point out some of these these comp plan policies. And and just note, the use of general commercial land use sessions to accommodate a wide range of nonresidential and mixed develop mixed use development and limited standalone residential development along major corridors and in certain districts in the city.

So this is the appropriate location, and the redevelopment plan, also that you see referenced on the screen, really encourages additional residential to support businesses in the area. Again, this is still in transition. This is a redevelopment area that's still and and since the comp this since that plan was adopted in 1998, it's still trying to to move forward. And just note on the economic prosperity element, those those two items up on the screen, talking about continued support efforts of commercial district streets and neighborhoods to improve their physical attributes by encouraging infill, adapt the reuse, re and redevelopment other strategies. Promote development, redevelopment of vacant, underutilized, and or surplus properties, particularly those with the potential to serve as catalyst for economic development.

With you, we wanna see commercial. We need to to to look the residential component. There's a a 2014 market study that was prepared, which called for additional higher densities, residential densities. So and and greater building heights. Now the appropriateness may be between Federal and Dixie, not necessarily abutting the the the single family residential to the east.

But with regard to that, there's there's a number of specific items related in the redevelopment plan. The goals of the redevelopment plan to improve the appearance of the area and stimulate the revitalization of North Federal Highway Corridor by encouraging new development. The proposed 47 unit multifamily development will help to stimulate related commercial development along Federal Highway by creating demand for goods and services in the area. And these are just a few a few items referred to. With regard to compliance with the LDRs, the conditional use findings, in addition to chapter three, which we just went through, positive findings can be made that establishing the conditional use will not have a have a significantly detrimental effect.

Actually, not even it just have no detrimental effect upon the stability of the neighborhood within which it will be located, nor will it hinder development or redevelopment nearby properties. We we already went through the adjacent zoning and uses. This is adjacent to blighted and underutilized commercial properties within the Federal Highway Corridor, the redevelopment system, revitalization, and stabilization of the North Federal Highway Corridor. The two story townhouses with increased setbacks adjacent to the single family is is a is a positive with regard to the town of Gulfstream. Those residents, residents this this improved compatibility.

The resident density is less than what is permitted. The floor area ratio is less. The buildings are oriented to provide presence on North Federal Highway consistent with the LDRs, which was envisioned with that more new urbanist feel along Federal Highway. And development proposal is consistent with the applicable GC RM zoning district regulations, including the performance standards. This is just a just a little outline that shows, okay, we have the two story townhomes.

We do have three story townhomes, but then you could do a much greater volume building at a 48 feet of something that's not a freestanding. And in this case, we were doing strictly townhomes. You could do a multistory condominium, a mixed use building, but you can go 48 feet. There's nothing to prevent that. With regard to site plan findings, may I have a few more minutes, please? Was

that fifteen minutes already?

Wow. And then I think

it's very to get. Was that five? Yeah. Keep going.

You're gonna

be five? I'll I'll Yeah.

You take at least five more minutes.

Be out

of here. Okay. So positive findings can be made with regard to the the standards for site plan actions. The development proposal meets the applicable standards. There are no identified areas of concern with regard to impacts on the overall configuration and building design on the surrounding area, fosters compact pedestrian oriented growth. Again, here we go. Development complies with the applicable development standards listed on the screen as well as performance standards of four three three double b. Again, because we're here, we're requesting free we gotta meet even more stringent requirements and review through the LDRs. Again, here we are. We have the density.

Density. We went through that. The floor area ratio, the height, 48 is allowed, the maximum. We have the two stories at 26 and a half feet and the three stories at 38. We exceed the open space requirement. Parking may exceed required is a 112. A 199 are provided on the site, and the setbacks have been provided. Just to briefly go through some of those items that were listed for relief. Okay. The city engineer and FDOT approved the reduction in the stacking distance.

That's not before you this evening. They've they've addressed that, included, and we included a right turn lane. And so and with the residents go right through with their technology technology as well as the guest. So that's all been addressed prior. With regard to the drive aisle widths, 24 to 22 feet. This is typical of what you see at 22 foot wide street in a residential neighborhood. You briefly discussed discussed this this at at the the previous previous item. Item. With regard to that reduction, wave positive findings can be made with regard to LDR section two four eleven b five shall not have an adversely affected neighboring area. These are all internal to the site.

Shall not significantly diminish the provision of public services, facilities. Those are all internal to the site. No effect. Shall not create an unsafe situation. It's it's standard within the city as far as a 22 foot street width, and it does not result in a grant of special privilege in the same waiver would be granted under similar circumstances on other property for another applicant owner.

This has occurred regularly through various process. Again, significant maneuvering area, near traditional townhome layout, desired urban core and redevelopment area, accommodation for parking within the driveways and throughout the site, and designated guest parking as provided. The four foot offset, here's some exhibit. This the four foot offsets are provided in the cart in the architecture, and these are some offsets providing that four foot architect articulation, which is what was envisioned and meets the intent of the code. Moving on.

The other those are the waiver findings. We feel it meets the intent of the code, provides relief intended by the LDRs. The four foot articulations, cantilever balconies include the design that provide additional relief to the facade. With regard to the internal adjustments, we have internal adjustments, reduction in distance between buildings. They meet fire and building codes.

This is a really an antiquated suburban type of of formula, which when I started in '88, we went straight to the townhouse regulations. We didn't even go to this this regulation except for apartment complexes. But any case, as I know, that's a lot of history. But, anyway, we fill the provision of non residentially zoned properties, especially in these redevelopment areas, that you would really have that that reduction or or allow that reduction. If this was some CBD, you would you we wouldn't even be talking about this code provision.

So it is true in the redevelopment plan, emphasize the traditional neighborhood design principles, which this accomplishes majority compliance with the 12 foot minimum distance. There are only two areas that there's a the three story is 30 to 25 with regard to the townhouse regs. And then adjacent to the amenity building, there is a further reduction there. But these are all sides of the buildings. It's not where they're facing front to front.

City, there's the exhibit, shows it there, all internal to the site. Doesn't affect the the adjacent properties. Loading delivery, we just had that conversation. As with any residential development, somebody coming in here is gonna move in. They have the ability to put park their U Haul in their driveway. These are two car driveways to to move in. Move outs are very temporary. Same with the deliveries. So did as far as the loading berth, it really to me, it's and and in in reviewing, we already had that whole discussion. So we appreciate your support in not providing a loading berth for 47 unit townhouse development.

The landscape plan is extensive landscaping being provided on his site. There's there's hardly any on it right now. This is gonna be extensive. And then, special landscapes that I discussed, the the as you could see those column the the columns and the decorative fencing within the fronts within the special landscape setback, there's landscaping on each side of those. Again, positive findings can be made with regard to the web to the waivers.

In this case here, the landscape waiver between the two garages where they abut, they they're requiring a five foot landscape ship. We proposed three because they do abut. There is that separation distinction between the two units and between the units, and there will be landscaping provided there, trees, I believe palms. And but it also provided the ability to provide a greater landscape area in the front entrances where you could provide more substantial street trees. Again, positive findings can be made.

This is internal to site, and and positive findings can be made with two four seven b five. With the architectural elevations, we feel that positive findings can also be made with four six eighteen e one through three. There's so much variation in articulation, roof heights. AC units are totally not visible from the rooftop.

And Too big.

And there's the just some of the elevations. I'm trying to wrap it up here. Henry, thank you. Available for any questions. And and I have the team members here, Carlos and and Johanna, any questions with regard to architecture or landscape.

Thank you very much. Alright. Rodriguez.

I will try not to be too repetitive. Alright. So the request is for a level four site plan with conditional use to allow freestanding multifamily development in the GC Zoning District. The project sits on seven parcels surrounded by GC zoning to the North, West, South, and then the town of Gulf Stream to the East with the single family residences. The lot is currently vacant, and the proposal aims to build 47 units puts the density at 10.7 dwelling units per acre where a max of 12 is allowed.

So brief background, the lots were annexed into the city '89 and '94. The there was the previous request to do a temporary parking lot for vehicle storage and a rezoning request to change from GC to AC. At one point, it was withdrawn, but the rezoning did come back and it was denied back in 2022. And the lots have remained vacant aside from being utilized for the construction staging for the Gunther Volkswagen. A few projects have been approved surrounding the property, including the expansion of the Gunther Volkswagen, the Tropics Of Delray, which is a 34 unit condo and townhouse type development, and a new dealership for the Hyundai Genesis.

The project is surrounded by office storage, a motel, and the single family residential use. So these are some of the views of the adjacent uses. And then pursuant to LDR section four forty nine(ten), freestanding multifamily housing is only permissible in GC if a conditional use is approved. The proposal is subject to the RM district requirements, including the performance standards, except for setback in height, which remains for the GC standards. Planning and zoning board must make a recommendation to the city commission based on the following findings for a conditional use.

It shall not have significantly detrimental effect on the neighborhood and shall not hinder any development of the nearby properties. Within the GC zoning district on federal, there are a few existing and approved multifamily residences. Residences. The board should consider the following. Does the proposed residential development reinforce the existing neighborhood character?

Does the proposed residential development align with arterial corridor vision? And is the basic purpose and intent of the GC zoning district being met? Oh, I'm so sorry. Also to the something to consider too is the displacement of a commercial use for the benefit of additional residential units a net positive for the stability of the neighborhood? Or would the neighborhood instead remain more stable with the persistence of commercial uses on the subject property?

The request consists of the following. It's 47 units with a townhouse typology. Six of the structures are two story and two to the south are three stories. There is a centrally located clubhouse and the parking is provided within the private garages, the driveways and reserved spaces that are scattered throughout the site. There are five waivers.

So there's the four foot minimum offset for the townhouses, the decorative fencing and the special landscape setback, the reduction of the drive aisle width from 24 to 22, the 100 foot set stacking, which was approved by the city engineer, and then relief from the five foot minimum landscape buffer to three feet. There's also an internal adjustment for the distance between the residential buildings to allow 25 feet or and the 12 foot four inch separation between the clubhouse. There's also the loading determination which is it's required to have the two and they're proposing no. Okay. The applicant has also requested no.

For concurrency, water, sewer, and drainage is accommodated on the site. The development will generate three twenty four daily trips. During permitting, the park impact fee of $23,500 must be paid. The development will generate 24 tons of solid waste and waste management has expressed concerns with entering stating that the visitor lane is too narrow and they will have to enter through the residence gate. Also, lastly, Palm Beach County School District stated that there will be no negative impact for their schools.

For consistency with the comp plan, I pulled a few policies that are applicable to this development for board consideration. This includes accommodating residential housing opportunities, specifically a limited amount of standalone residential development along a major corridor. The development is also within the North Federal Highway Redevelopment Plan, which doesn't provide specific guidance for multifamily use but ultimately supports redevelopment and a healthy mix of residential and commercial uses. Other policies to consider is the encouragement of providing a variety of housing types and a mixed income housing developments. Okay.

So the following are standards that are applicable for the site plan action that the board should consider. The design doesn't appear to create any visibility obstruction. However, the photometric plans don't fully demonstrate compliance and staff cannot provide a full analysis. There are no shared connections with the adjacent properties only having access via federal. The density is in compliance, but the requested relief remain relevant to the review of the intensity, which I can go further later.

There is no proposed housing priority. It's just the three bedroom type. And the proposed development can serve as a transition to the adjacent single family. But again, it's just pending the photo metrics for the compliance. Okay.

The proposed height is in compliance. However, in the last medal, the rooftop equipment was added and staff needs additional info including the equipment and screening height, material of the screening, and area percentage just to ensure compliance. The lighting standards are not accounted for in the entire site. Some areas are shown to exceed the maximum illuminate illumination standards allowed and the fixtures aren't indicated to be full cutoff. Again, staff can't provide a full analysis until we have complete plans.

Overall, is in compliance with 112 spaces required and 199 provided. However, due to the inconsistencies on the narrative and the site plan, staff is unsure if the on street spaces will be removed on federal. But if they are removed, they must be accounted for in the required calculations. And due to the high number that they're providing, staff doesn't have concerns with meeting the requirement. The plans just need to be consistent.

In regards to the traffic calming, staff has expressed concerns with having the sidewalk at level with the drive aisle with no buffer in between. So the applicant has proposed some traffic calming elements to slow down vehicles and ensure pedestrian safety. These elements aren't consistently shown on the plans. Also, the entry and exit is limited to one point. The Board should consider the following.

Is the single access point and proposed traffic calming measures sufficient to provide safe internal circulation? And then there should be additional landscape buffering required for the sidewalk. Total, there are nine structures, including the clubhouse. The applicant has requested relief to reduce the required building separation. In regards to the performance standards, the board should consider if the proposed layout is providing adequate building separation for light air and usable open space while maintaining compatibility with the surrounding area.

The proposed design incorporates movement and shifts across the facade. However, the design limits the articulation to only facades facing North Federal or the internal driveways, while other facades lack similar design elements. The applicant is requesting relief from the required front four foot offset for the townhouse. And again, the project is only proposing three bedroom type units, and the board should consider the following in regards ability to comply with this performance standard? And does the large unit size contribute to the requested relief or is the result of the site design constraints?

The application was presented for board consideration subject to the requested relief, the outstanding LDR compliance items, and any condition imposed by the approving body. For landscape, the project is deemed in compliance except for the specified relief requests. The proposal includes the removal of 27 trees and seven palms and the relocation of two trees, and then proposing over 160 new trees and palms. Okay. As for the architectural elevations, the following are your criteria for board action.

It must be in conformity with good taste in design, won't material materially depreciate the area and is harmonious with the general area. The development is stated to be contemporary modern architectural style. There are strong facade articulation along federal and internal driveways. The side and rear don't carry that same level of articulation, material treatment, or facade depth. And in general, the design is considered unified but is also considered repetitive.

The board should consider the following does the architectural treatment contribute to the image of the city? Does the side and rear elevations provide sufficient design quality? Is the repetitive townhouse rhythm adequately mitigated? And is the project harmonious with the evolving character of North Federal Highway and the adjacent residential edge? For the waivers, the first request is to Section four thirty three-four.

The code requires that no more than two townhomes may be constructed without providing a front setback of four foot offset front to rear. This prevents long rows of repetitive design, reduces overall mass, and articulates each unit. The proposal requests to not offset the units, but instead provide another form of articulation. The structures along North Federal articulate both the front and rear for the other structures, The facades facing and for the other structures, the facades facing the driveways also have that articulation. But the facades to the side and rear do not provide the same level of articulation.

And it should be considered if the proposed forefoot articulation within each unit adequately meets the intent of the offset requirement and if the lack of rear inside articulation weakens the request. So second waiver is for LDR Section four thirty four(six) to allow a fence in the required 10 foot special landscape setback along Federal. Just if the fence we're to consider if the fence is appropriate for fronting Federal. Waiver three is for LDR Section four sixty nine D. 6D to reduce the required drive aisle width from 24 feet to 22 feet.

The intent of this width is to ensure safe two way circulation as well as adequate maneuvering space to back out of a parking. There is a portion of the drive aisle where parking is located on both sides of the drive aisle where there are some concerns if and a fire has expressed some concerns if there's a fire truck that they might block circulations for emergency purposes. The Board should consider if there may be conflicts between parked vehicles, backing movements, service vehicles, and emergency access. The fourth waiver is to reduce the stacking distance, which was approved by the city engineer. Waiver five is to LDR Section 4,616 H3D to reduce the required landscape buffer between driveways from five foot to three foot.

The board should consider if the overall landscape design sufficiently offsets the this request. The internal adjustment is for LDR section four sixty two b, which uses a calculation of the height and the width to determine adequate spacing between residential buildings. This separation is to provide optimum light, air, and open space. The required distance ranges from 32 to 38 feet. And the proposal requests to reduce the to 25 feet between buildings A, B, C, and D, and 12 feet and four inches between Building E and the rec center.

This request doesn't impact perimeter setbacks. So the Board should consider the following: Does proposed building separation provide adequate light, air, privacy and open space between buildings? And would the site benefit from fewer units or a revised layout with greater separation between structures? And then finally for the loading, as we've discussed, this requires two off street loadings. Providing none.

So consideration will the deliveries, resident move ins, out service vehicles, waste collection be appropriately accommodated. So overall relief analysis, the development is near the max allowable standard density. The board should consider the following. Does the requested relief, when viewed collectively, support a better site design? And does the number and type of relief requests indicate that the proposed density and layout are placing pressure on the applicable development standards?

The board should also consider policy 117, recognizing that LGR standards related to compatibility, transition, setbacks, height, and open space may limit the density achievable on a specific project or specific site. I'll

also

just quickly read for the waivers the findings. It shall not adversely affect the neighboring area, shall not significantly diminish the provisions of public facilities, shall not create unsafe situations, and shall not be granting a special privilege. This concludes my presentation, and these are your board actions.

Thank you. Thank you. At this time, public comment is open. If there's anyone here who wishes to speak, please step to the podium and

Hi. For the record, my name is Gary Liopoulos. My address is 1021 Northwest 5th Avenue. I'm only I didn't know about this project tonight. I I'm speaking only because I did speak against the previous project that came before the city commission, which was a dealership. And it's more about the history. Jeff hits upon it about the, North Federal Highway master plan that was done. There was a vision, and one of the visions was not to have dealerships. And so that's why, you know, I spoke against the last one. The other item though was the thought was, okay. How are we gonna slow down traffic? How are you gonna get that, again, walkability? People from North Federal to walk all the way downtown. It it was a great vision. I don't know if that's ever gonna happen, but Jeff hit upon it.

I do believe that maybe this vision should be looked at again. I think this is totally appropriate. I think it's respectful to Gulf Stream. Hacienda neighborhood in the late nineties or even in the nineties was this is the neighborhood that is East Of Federal, North of George Bush, was hurting. I mean, there wasn't a lot going on. Now, obviously, there's a lot going on, and now you're starting to realize that side of the quarter is residential. Maybe the thought is we should be thinking about the West Side Of Federal And Dixie and doing the mixed use. You can have all your services occurring off of Dixie. You're not gonna be seen along Federal Highway, and you get that mixed use that everybody wants. We do need the residents to support this, meaning live, work, play.

So with that, I I just like you to really consider, approving this project. I think it's a great one. I think it's a great layout. Thank you.

Thank you.

Hi. My name is Chester Snavely. I'm the president of the HOA in Place Des Soleil, which is the neighboring property adjacent to this property to East in Gulfstream.

Okay.

We've worked for well over a year with the applicant on the design on the overall design of this project, and we are in enthusiastically total support of this project after what we went through with the dealership exercise. The applicant worked with us on the design of the buildings, the placement of the buildings, the heights of the buildings, the trash disposal, traffic within the site, and most importantly, of the site to Plaza Salat. After what we're witnessing in Boynton Beach right now with the Live Local project, we were terrified, about something like that coming to this four four plus acre site. So all items related to this development that we were sensitive to in the past have been addressed by the applicant. And, again, we enthusiastically support this from Gulfstream.

Thank you.

Thank you.

Evening. Address.

Hi. Ingrid Kenmore, 760 Southeast 5th Avenue. We appreciate you taking the opportunity to look at this project tonight and talk about walking. I've never walked to the sailing from there, but could. But and I do love the French bakeries and the coffee shops that are right there at George Bush. We have a lot of services. We have commercial up to our eyeballs, and we really would like something more compatible. We have Walmart across the street, and we can prove it with all the shopping centers that litter Federal Federal Highway. And we have office buildings that are behind Dunkin' Donuts that have never been filled. So there is plenty of services service commercial areas that are in that area.

This project gives us an opportunity to do something that's compatible. Not everybody in the area can afford a single family home. This is a beautiful project that would give opportunity to more multifamily entry level or mid level or the townhouse user. It's great. We think that the developer has done a great job to, look at the landscaping to save what trees can be there. The ones that a lot of them that are there are very old and can't be saved. They're doing a lot of work to enhance the federal highway, street scape, the sidewalks, and I think it'll be really pretty. And we look forward to you supporting it this

evening. Thank you. Anyone else? Seeing no one, public comment is closed. At this point, does the applicant or the staff have any cross examination of any of the witnesses or rebuttals? Go ahead, mister.

Just wanted to respond to a couple items with regard to not rebuttal, but as far as the lighting, we have been working with staff. We did receive the comments. The lighting plan photometric plan has been revised to comply with the grid. He made an error. When we revised it the last time to not modify that those that illumination, it's been revised.

We're ready to resubmit if we get the go ahead to go to address everything before city commission is our goal. And so our team has already been working on the revisions. With regard to the trash waste management, it provided a letter in in September 2025. Since then, we did modify the entrance to even to increase the the drive out widths. So the but they said internally they had no issues servicing. They just need to be waved through through the gate to so they can pick up the trash. No big deal. That happens a lot in a lot of developments. The AC units have been screened. As far as single access point, this there there isn't the ability really to have cross access to the adjacent properties.

This is, like, the first in. This is the primary access. No multiple multiple points of access for this development. For us, 47 unit development, you wanna have it more restricted. With regard to the concerns on the traffic calming, on the internal to the site, we provided stop signs.

The maximum speed limit is 15 mile an hour. There's stop signs throughout and midpoint of the North South driveways where the crosswalks are are are are stop signs. The the sidewalks, the concern they mentioned, we were addressing a staff request to provide sidewalks on both sides and trying to be and working with them to accommodate. If you know, in in a size this size of development, a sidewalk on one side would get you where you need to be. But we we were we were doing that, and so we we provided that.

Again, there's there's no concerns with speeds through here. It would be limited. Three bedroom units, one can use it as an office. I know I do at my house using one one of the bedrooms as an office. It provides that flexibility. Fire did state that they were just concerned with somebody parking in front of Hydra. And so you have your your condominium regulations where you can and cannot park. The restriction would be you cannot park within the street, which is typical. And and, look, fire has that issue wherever. If somebody parks in front of a hydrogen, that could be an issue, even in my neighborhood or your neighborhoods.

And And so that that's really what I wanted to address. If there's anything that that Carlos would like to respond to on the architecture no? Okay. So that's all. Thank you.

Sir, there is no. Alright. In that case, board comments, who wants to start this?

Yeah. Roger wanted to start the

last time.

Well Go ahead. Oh, okay. Kudos to kudos to what? Kudos to the applicant for and the project team for reaching out to the community and working with them. That's a that's a major commitment, and and it's good to know that the neighborhood is behind it or or endorsing it.

And and one of the, you know, of of the lot of the similar issues here with that there may have been with the previous project, 22 foot wide drive aisles. And in this case, I think a single point access on this project makes a lot of sense. I don't have any problem with it. I don't have any problem with any of the the the elements that may be under critique. None of them, in my opinion, weaken the degree of of support for their overall request.

It's been sitting there so dadgum long. I think it's time for something like this to be developed. Sure beats the heck out of what may have been proposed there previously. I'm in full support of

it. Thank you. Missus Frahn, I'm in support

of it.

I don't have any problems

with So let's keep

I just have a couple of questions and then some other thoughts that I wanted to share. I know a lot of commercial and office in particular has changed so significantly in recent years. So the emphasis to keep commercial and office uses is very difficult. I typically believe we should try to maintain what we said we need in terms of commercial, industrial, and everything else just so we have those employment centers. But I think in this situation, that part of the corridor really is evolving.

It is changing. There are so many different types of uses in here that a project like this can help be a service of transition among all of them, even though it is taking away from some of the commercial uses. I did have a question for staff in terms of the front fence waiver on federal. Has that been done before? I want to make sure we're not setting any kind of precedences by putting that fence in the right of way.

And

one thing I'll add to that as well, because the idea or concept of precedence comes up frequently with waivers, variances, etcetera. So of course, application stands on its own. And property is one of the most unique things under the law. And so everyone will be different on who its neighbor is, what its shape is, its size is, and all those different things. So whenever it comes up, I try to alleviate any board members concerns that you're not setting a precedence in that if you grant it for this property on this applicant for this type of development, that necessarily even the neighbor would be entitled to that because it's going to be different property, different size, different development.

Yeah, I think it helps promote the new urbanist kind of concept with this. So it makes some sense to give the proposed neighborhood some security going forward. I had I had some concerns with the massing and the articulation, but since, you know, the especially on the rear inside, but if, you know, the Gulfstream folks are are happy with it, I'm happy with it. Great.

I'll coattail on the fence design. I I wanted to ask a little bit more information about it, but I thought it was too not terribly important. I'm either Jeff, there's two different fence designs that I can find in the architectural package. I'm not sure which one of them is being proposed for the fence in question and the and the dedication along Federal.

So it's a a black aluminum fence, six feet high

That's it.

With with deck with the white columns. With columns

every so often? Yes.

Every How many feet are the columns? Six columns?

Oh, white columns supporting the black aluminum fence. Okay. Here we go. Oh,

okay. Like that.

Alright. Yeah.

Yeah. So it's

a little bit too.

It's similar to what if you look at Saint George's townhomes near George Bush Correct. And see how close that vent. It's the same

Yes. Okay. Scenario. Okay. Sorry.

And it provides a privacy.

And the six feet is why?

The the privacy. Yeah. I think that that and then on each side of that, you'll have landscaping. So really, the fencing is gonna get obscured by the landscaping. If you take a closer look at that, you'll see it's on each side.

Because I think I think we need to be concerned about the Delray residence and what they see as well. Gonna be

a a beautiful well landscaped, decorative fence similar to Saint George's. I think that's a six foot high decorative. In fact, that doesn't that just has a hedge, I think, on the outside. This is gonna have more vertical elements as well. Trees and stuff.

You can't get off that easel.

I

shared Darren's concerns about density and the massing. And I had a question, staff, the 36 unit townhome required three offload things. This one is bigger and it required two. Are we going to get rid of all that offload stuff? Because it's just it's all going nowhere now.

It's based off a square footage, not unit count.

So the smaller unit had had a soup had had a had a a third more square footage?

No. It's the actual overall project square footage.

Oh, side

of the project? Yeah.

So not the footprint of the buildings.

Yeah, this project had a smaller square footage.

And you've been in the background.

I think is again another reason why maybe it supports not applying it for townhouses is just because of how the regulation was written for something different than this is.

Okay. And then the the I told Jeff I'm not

a huge fan of

waivers. But the the townhouses in the Swan have a 25 foot or so distance between townhouses, but they require a waiver to have a 25 foot. What's the distinction there?

So that project is in the CBD and that code section

four specifically 60

says not applicable for CBD zoning.

This is in GC. Thought they were both in CBD, so

they're not?

No, this one's in

GC. Oh,

that's right. That's right, GC. Okay. Oh,

and, you know, I

guess it was just like a

like a broken record. It so at some point, I'd like to see some, if not low income housing, some workforce housing in these in these projects. Because we're we're I don't think policemen and firemen are gonna be able to afford any one of these townhouses on their salaries. It would be nice if we get some set up. That's it.

I'm sorry. So you know so you know this is not an area that allows a density bonus. It's not applicable in this area. So even if they wanted it's so and it's less than but but just keep that in mind if if you look at the redevelopment plan for North Federal to allow that density bonus.

Yeah. I understand there's appealing to the greater good of the of the builders.

Mister Chard.

Could we clarify whether or not this is Subdistrict 4 or so of the CBD? I thought it extended that far north.

No. This isn't within the CBD. This is in GC Zoning District.

Where does that subdistrict end then?

Where the where the CBD ends to. I think I have

a I mean, the subdistrict on on federal.

The subdistrict is within the CBD oh, in in the CBD zoning district, it doesn't extend further from the CBD. Let me see if I have a zoning map.

No. I'm just trying to get the boundary of it. What's the northern boundary Right of

there. So

you see, like, CBD, the little bit of purple right there. That's where CBD ends right there. And then all this is GC and AC. Okay.

Alright. Then that that makes sense, answer to the previous question. Could someone point out to me the where where the sidewalks are in the property?

In the

property? The that's the yellow? Okay. So people are not going to have to walk on the street or the drive aisle? No.

But you're saying the sidewalk's not raised?

Correct.

So they are. It's basically the same as walking on the street. It's There's no it doesn't it's a sidewalk with no sidewalk curb. Correct.

It does not have a curb. It's sort of if you were to drop walk on George Bush Boulevard east of Northeast 2nd Avenue, You'll see when they redid that street, the sidewalk's flush with the street. Beautiful. And so it's it that in this case, we had all these driveways instead of trying to you know, the serpentine type of thing. So and and really, if you think about it, there's a 22 foot aisle width, and then I think the side was at least four feet wide on each side. So you have, you know, 30 feet. And

what about outside the property along Federal Highway? We're good. There's a bike lane there now. Right?

Yes. And we're with the right turn lane, we're providing the buffer zone, which is a now new standard, the two foot buffer zone. And then we're also increasing the sidewalk with, I believe, out out in front of the the project. Right now, you see there's a that three foot utility strip where you gotta modify the sidewalk for the right turn lane, and so it's gonna be it's gonna be wider. I think it's only four feet wide right now. Yeah. So it's it's gonna be it's gonna be increased to to meet the standards.

Jeff, also, you mentioned the marketing study that Yes. You funded, right, through the CRA in 2014 or so? Yes. What did that envision for this area? And from a marketability view?

The at the time, it identified the challenges with regard to providing the retail and office and the support that was needed for for those particular types of businesses where increases in density were more residential in the immediate area. And so that's what it envisioned. Now the the I think the idea there was, look. There may be some folks to get priced out of Atlantic. Would this be the appropriate corridor?

This is a very auto oriented corridor. It's a highway. It's a federal highway. So it's a, you know, it it's it's a challenging concept, and so it takes a lot to work. And I mean but that's what was envisioned at that time. They didn't specifically say boutique. I think it was a matter trying to get the density to the point where it would have uses that would serve the adjacent residents. But you need that that concentration to have those businesses established.

So the the vision that was pointed in that study, which I think also talked about bringing some of the activity and vibe of Atlantic Avenue and turning it north and going on federal.

It it So To as far as an alternative to that, I I don't believe it was envisioned as it was it was this is a like the like the downtown Delray Beach. But to provide the opportunity to have those types of uses to support almost like a neighborhood commercial type of use.

That that's my recollection. Yeah. So does this project in in Abigail's presentation here of Sousie. Healthy mix of residential and commercial. Yes. It Abigail? Sousie. Okay. Sorry. Healthy mix of residential and commercial. Does in in your mind, this satisfy that?

Yes. This this is getting you to the point where and I think we've seen on between Federal and Dixie, there is I think you're seeing the fact that East Of Federal has been more concentrated towards some residential, there are areas between Federal and Dixie where you have that opportunity with the access to provide that more of that commercial orient and circulation between those because you have the dual roads and and double access points. To me, as we look at this particular area, we know what has not occurred in decades along North Federal, And we know that these properties have been vacant, for over twenty years and that prior to that, they were antiquated uses that were not and I know that some of those uses on that property were identified as the blight to get rid of in the North Federal Highway redevelopment plan. I think at that time in the mid two thousands, you know, the housing market changed. Whatever was proposed there didn't move forward, and we get temporary parking lots in in the interim.

So this will provide an an insertion of investment and to help revitalize that area.

Well, I I certainly think this is much much better than another automobile dealership or or repair shop. And for that reason alone, I I would support it. But I I am afraid that it it doesn't exactly encourage commercial, specifically retail, along that area and and walkability. There are there are things popping up there, and I'm not sure if this encourages it or not. Certainly, the French bakery is a good example of what's happening with the 10 or so food trucks along Federal, and there is the opportunity for something to happen there.

As long as the the one thing But I only wanna say one thing about trees. Removing 27 out of 29 seems to me to be overly active. And when we saw a picture of 29 trees, many of them looked very, very healthy. I did not go out there and measure them or anything, but it did look it just seems to me like some of those trees could be moved on the site. Hello.

I am Jahana Mead from 1952 Madison Street in Hollywood. I'm the landscape architect on the project. So, yeah, I'm I love too, so I'm very much passionate to try and maintain as many as we can. Did you get the arborist report?

Yes.

Yes. You looked at that. So a lot of them were palms, and a lot of the trees, because that area, they hadn't been taken care of. So they were either damaged by hurricanes or just generally not very healthy. So we initially were gonna get rid of 29 out of 29 trees. I'm sorry. But staff encouraged us to try and keep a few, so we went back and looked. There's two possible candidates. Neither of them are ideal for relocation, so we are relocating two trees, two oaks. So that's that's kind of the best we can do.

For the 27 other new ones, there is a predominance of palms as opposed to shade trees?

Within the site?

Within the site.

We we have met the we're over on on the requirement of trees. So we have a we have a lot of native trees. We have a lot of canopy trees. We have got increased size. There are a lot of palms, but they're just additional. So we have higher palm I mean, don't have a requirement for palms, but we do have a lot. Yes. Okay. But we do meet the actual requirement of of trees. And There's a lot of natives. We have more natives than most more than the requirements. I love natives too, so I'm with you on that. Thank you. You're welcome.

Thank you. Sure. First

of all, I'll start off by saying I agree with Ms. Howell who called me about did they get that wrong on the always Delaware comprehensive plan whether or not it should have been commercial or not. So I have no problem with that converting to homes if that's what's going to make that corridor. If that's what maybe could have been there or should have been there, who knows? That process is not easy, and it's not gonna be perfect.

So I I have no problem with that at all. My couple concerns are is the the 22 foot driveways. I mentioned that to mister Costello. I think I mentioned it to mayor Carney as well. I've lived this is my second community with 22 foot driveways I'm living in now. And when I walk around, you know,

walk the dog, you talk

to neighbors, and the one thing I hear more than anything else, the question is, who was the dumb, you know what, who allowed them to put these narrow roads in? You know, while people are to maneuver. I mean, literally, I probably if I had a nickel for every time I've heard that walking through Bexley Park, walking through the Colony, even walking through some other neighborhoods as well with these narrow roads, you know, that's a biggest concern because what happens is inevitably, people, whether you can or not, will park on the street. You know, you're gonna move around. You hear about the garbage trucks.

I mean, we had somebody constantly parking right in front of my head because the garbage truck comes into my community and make a right. And, you know, 06:00 in the morning, they're right in front of my house. And they would park on the street and, you know, on both sides. And, well, you know, the garbage can does, they actually they've got some really loud horns, if you've heard. And they will wake you up the entire neighborhood at 6AM to move those cars so they can get through. And I know they're not gonna allow parking. Our original docs twenty five years ago did not allow parking either. But then as families, you know, all started having kids and multiple generations, you know, they just okay. We can't we just can't enforce it at some point. We had to make it where it's one side of the street you can park on this month and then the other side and you go to the other side.

But I I think that these narrow I that's why I was very happy with the last project that they did a wider street. I know there was the curve a little bit of problem. This whole thing too with the visitor lane, if it's too narrow for a garbage truck first of I mister Costello, you said the garbage truck is gonna be able to go through the guest the the owner's lane. How are they gonna do that? They're gonna have to have a pass or because they're not gonna be able wave through. It's not gonna be you don't have a guard there. There's nobody to wave them in.

So the design that you see now was different than pre in September 2025. But with regard to it, they could still there there's an ability for two vehicles vehicles to to go go by. By. So that's 20 feet wide where you have the call box.

Right. But you're gonna have callbacks with a you're gonna have one lane for visitors. Right? You have one lane for owners. Yeah. The garbage guy is telling you, I can't make it through that visitor's side. How's he gonna get through the owner's side unless he lives there with a parking pass? Like, you know, with a an half reader that on his truck that lets him in. So

like I said before, in September 2025, the design of the entrance was different. It was really one giant curve.

Okay.

Okay? This has the separation of the the two lanes. Okay? And so the vehicle can go to the call box, and then if they they they put in their whatever code, and then they go

in garbage. They have their

own code.

They go in. Yeah. Go in. So so I think their their initial concerns was was how we modified that. If you want, I'll go back to them and get another letter. And and because internally, they had no issues picking up or or maneuvering on-site. So, I mean, I'll do it.

As I will say, if you have if they have a problem with that visitor gate, you're gonna have problems with delivery trucks with you know, they Well, the There's lots of vehicles all day that show up to those, those visitor boxes.

Yeah. And so the way it's designed, it So

you changed vehicles that letter Yeah. Came out from the waste management. So it's not applicable now?

Well, I'll like I said, I'll go get another letter if

if you want.

And I think I think that'd be

important because that

That's fine.

Because, again, it's not just the garbage truck. If it's that you know, the other delivery trucks are the same size, then you're gonna have the stacking issues, which we're giving a waiver for for Federal Highway. So if trucks are stuck there and they can't get through, they're waiting for a car to come through so they can, you know, go through the owner's side. And I see the same issues here because call boxes go down. That that is another issue too I have with the sacking, which really helped me is that you have the right turn lane with the sacking. So that really helps with backup. Are they able to turn left off a federal engine?

They can't only. In fact, depending if we go forward before before the dealership, we we would be responsible to build the left turn lane to prevent vehicles from cutting through. Right. So that's that's a whole so it's a right in, right out, and and it's the decent DOT supported or they their letter supports with this design.

I So Yeah. Okay. I This I I like I said, I was I definitely had concerns with the stacking. The right turn lane helps me in that area because And the cars need to go somewhere. They're gonna get backed up. People up I mean, you get people trying to work these stupid boxes. I see them all the time. We actually had a guy who lived in our community, went through the exit gate, and crashed right into it because he was too old now to figure out the call box. But You wanna you have a question?

You wanna go ahead.

I do. And somebody correct me. He's Jeff, you're not asking for any relief in in drive widths at the entry gate? Maybe a little relief with the stacking?

Mm-mm. No.

The the

So but There I'm trying to get down There

was negative reaction. Is stacking, and that was approved by the city engineer in Florida in FDOT.

So maybe So he's already he's meeting the code and all the widths that you're saying trucks can't deal with.

No. But we're

He was referring to the the so if you look at the width now, it's 24 feet wide Yeah. Between that island where the call box is

Yes.

And the edge of the rest. It wasn't designed like that before. And so when the letter was sent in September September of of twenty twenty twenty twenty five, that design was that there wasn't 24 feet on one side entering. Now there is. So if you want an updated letter, we'll get it, but it it meets it.

Okay. I don't need a letter. I trust you.

Listen. You're the ones that that deal with it.

But It says 24. Just when you

that if you took that 24 and then the five feet you you've got a 41 foot wide street coming in if you at the end

the Are they are they 41

feet wide.

Are the lanes not delineated with barriers to keep residents and visitors?

Paint stripe. Okay.

That's a little weird. Alright.

Is that the most there's so there's no curbing in between visitor and guests? Okay.

Little Island. Yeah. So

you this if you so there's no it's just striping. And Okay. This it's only

So people could just cut it

47 units. And in my development off of Lake Ida, the Delray Lakes, it's it's has less stacking, has dual very similar to this in the in the.

Take that

island out.