The Royal Palm Beach Village Council approved several ordinances and resolutions last week that will allow 392 multifamily units on almost 30 acres south of Southern Blvd. and west of State Road 7 on the former Acme Ranches property, as well as architectural approval to allow 131 single-family homes on almost 60 acres in the same area.
The approvals for Southern Boulevard Properties Phase 1 North included allowances for smaller units than allowed by code, as well as tandem parking for the apartments and a 50-foot private roadway in lieu of the 60-foot right of way required by code.
The first item was the second reading of an ordinance rezoning eight tracts totaling 29.86 acres from the county’s agricultural residential and planned unit development to the village’s multifamily residential with a density of 18 units per acre, although the developer is only building about 13 units per acre.
Village staff recommended approval, and the project was recommended for approval by the Royal Palm Beach Planning & Zoning Commission.
Former Councilwoman Martha Webster, now a candidate for mayor, spoke against all the items on the agenda regarding the project. She questioned why all the items are coming before the council at once. “There seems to be some urgency in getting this single project done,” Webster said. “I looked at this 392 units. This is not of benefit to the Village of Royal Palm Beach. I don’t see what it brings that is of any value. It’s much too dense.”
Councilman David Swift asked why the project was given such a high density, and Planning & Zoning Director Bradford O’Brien explained that the village does not currently have a designation between RM-12 and RM-18, but staff is working on developing one. O’Brien added that 14 units per acre is a reasonable density for the tract closest to Southern Blvd.
Swift also asked about the type of tenants the developer was trying to attract, and O’Brien said that the apartments would probably attract singles and singles with a spouse or significant other living and working in the area.
Village Manager Ray Liggins said staff had told the applicant that it was working on eliminating the RM-18 designation, which was why they came through with a density under 14 units per acre.
Liggins estimated that about half of the target tenants probably owned homes before the recent recession, and Swift agreed. “I see this as a step in the housing market,” Swift said. “I also see firemen, teachers, folks we need to have housing for.”
Councilman Jeff Hmara said he drove down to Doral in Miami-Dade County to look at a complex built by the same developer.
“It is pretty much young couples who are professionals and teachers and folks who are looking for something that doesn’t burden them with maintenance,” he said. “It does appear to be something that is needed. We have people teaching here but don’t live here.”
Hmara made a motion to approve the ordinance, which carried 5-0.
The next item was a request for reduced floor space for the same apartment complex. Negotiation of such requests is required under the state’s Local Government Development Agreement Act of 2011, which also permits the imposition of additional conditions of approval by the village.
The developer asked for a minimum of 719 square feet for a one-bedroom apartment, where village code requires 1,000 square feet; a minimum of 1,099 square feet for two bedrooms, where 1,200 is required; and 1,215 minimum square footage for three bedrooms, where 1,350 is required.
O’Brien explained that the applicant asked for reduced floor space based on an abundance of outdoor and other recreational amenities. However, village staff feels that the project does not offer any more outdoor amenities than other complexes, and recommended denial.
Jeff Brophy, representing applicant the Wantman Group and the Related Group builder, said the complex would be the most luxurious in the western communities.
“What is proposed here is above and beyond anything ever seen in this area,” Brophy said, explaining that the complex’s open space and community areas would be much more active, with a lagoon-style pool, adult clubhouse and separate area for private parties, volleyball and tennis courts, seating and picnic grills.
Swift said that he was concerned about the square footage, although some multifamily complexes that asked for reduced square footage, such as the Enclave on SR 7, had promised high-end luxury apartments and delivered.
Hmara asked about the guidelines under the statute for reaching an agreement, and Village Attorney Jennifer Ashton said it allows more flexibility for discussion.
“This is more like a contract negotiation with the applicant,” Ashton said. “The applicant makes an offer, and the council will decide if it wants to make a counteroffer.”
Hmara said that in his visit to Doral, something that jumped out at him was an impressive movie theater. The Southern Boulevard Properties application also had provisions for a theater, but with what Hmara considered an escape clause of “or similar,” and asked the developer if it would make a hard commitment to the movie theater.
Swift asked whether the application would set a precedent for future developers, and Hmara said under the statute, it obligates the council to bargain with the developer. “The open space is very poor here,” Swift said. “I have concerns going down that road.”
Councilman Fred Pinto said he was impressed with the development overall.
“The question was asked, what road does this put us on,” Pinto said. “We keep talking about what we did for the Enclave. I kept looking at that as an opportunity to see something that we hadn’t seen previously in the village.”
He said it showed him amenities that hadn’t been provided for before.
“This is far and above, this is what the future of the market is demanding,” he said. “Projects like the Enclave and projects like this have for us set a standard of expectations for these kind of developments in the future.”
Liggins said that the Enclave was presented as luxury apartments with a host of amenities. “It did turn out that way,” he said. “It is managed by a single owner. This is a contract negotiation, so you will be creating it as you go along.”
Vice Mayor Richard Valuntas made a motion to approve the application with the condition offered by Hmara to make a hard commitment to a theater. It carried 4-1 with Swift opposed.
The council also approved tandem parking for 39 of the apartments, which allows one car to park behind another.
Valuntas made a motion to approve the application with the condition that the developer would provide more parking if it did not work out as planned, which also carried 4-1 with Swift opposed.
The council also approved a variance to allow a 50-foot roadway in lieu of 60 feet required by code. O’Brien said 50-foot private roadways have been approved in the past, including in Saratoga. Valuntas made a motion to approve the variance, which carried 4-1 with Swift opposed.
Finally, the council gave architectural approval for the 131 single-family residences on 59.84 acres to the south of the multifamily development. Valuntas made a motion to approve that application, which carried 5-0.
