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Opposition to Amendment to Comprehensive Plan – Future Land Use Map – Zoning Map Change – Extension of Growth Boundary as Proposed by Developer “D.R. Horton” Townhome Project Applications Pertaining to “Vintage Oaks” and “Vintage Crossing” Located at South Side Of Northlake Boulevard Between Bay Hill Drive, 112th Terrace North, and Ibis Boulevard
Western Northlake Communities Coalition (EndHighDensity.com) is a grassroots project launched by concerned residents living in communities along the Western Northlake Boulevard corridor who oppose unnecessary zoning changes. BayHill Estates, Osprey Isles, Carlton Oaks, The Preserve at BayHill, Rustic Lakes, and other community groups oppose two specific projects - Vintage Oaks and Vintage Crossing - as we see no justification for rezoning to allow overly dense real estate projects adjacent to rural residential communities. We ask our City of Palm Beach Gardens planners and officials to consider the needs and demands of the communities at large and not approve projects merely for the benefit of commercial developers and increased tax dollars. We would like to be heard.
We are particularly concerned about the impact of high or medium-density development projects on traffic safety when traffic accumulation and congestion along Western Northlake Boulevard present a tremendous daily risk to residents. We feel strongly that communities like ours are not built, but they can be broken when we fail to consider each community individually and cumulatively. Only through transparent and open dialogue with consideration of actual and planned projects generating impact on communities, the environment, school capacity, and our roads can we prepare for our future.
Right now, we seek your support to fund our legal and lobbying efforts to have our voices heard with respect to these two particular projects proposed by the same developer.
D.R. Horton has submitted applications to the City of Palm Beach Gardens for the development of the parcels on both the east and west sides of 112th Terrace North on Northlake Boulevard. The parcel to the east, known as Vintage Crossing, proposes 65 townhomes with a requested Residential Medium (“RM”) rezoning. The parcel to the west of 112th Terrace North, known as Vintage Oaks, proposes to develop 111 townhomes. The density is just under 7 homes per acre.
1. IS INCOMPATIBLE WITH THE COMPREHENSIVE PLAN AND ADJACENT COMMUNITY. The Project is NOT serving as a transition from residential low to more intense land uses. It is surrounded by Rural Residential, Residential Very Low, Residential Low, and Residential Medium. The Project is NOT located in an area with convenient access to shopping and employment opportunities.
2. CONSTITUTES URBAN SPRAWL. Residential medium is not a compatible land use for Rural Residential that these projects abut. The Project contradicts the purpose and objective of the Corridor Study to preserve, protect, and enhance the rural character of the area, protect the rural nature of the site from discouraging Urban Sprawl, and prevent premature conversation of rural land to urban uses. The conclusions in the Rural Residential portion of the Corridor Study indicate that rural land should continue to develop consistent with the comprehensive plan.
3. REQUIRES 10 VARIANCES TO COMPLY WITH PROPERTY DEVELOPMENT REGULATIONS. To enable the developer to cram all these units onto the property, they seek ten (10) waivers from the property development regulations. The waiver requests require city council approval based on 11 criteria these projects do not meet. Moreover, there is no viable second public entrance without encumbering the private roads of BayHill Estates and Rustic Lakes. In essence, D.R. Horton is trying to fit square pegs into round holes that result in incompatibility with surrounding areas, are too large for the level of traffic, and remove employment opportunities with existing medical office zoning solely for the economic benefit of D.R. Horton.
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The change requires a change in the future land use (FLU) from Rural Residential (RR) and Commercial (C) and a zoning map change from AR and PO to Planned Use Development and Residential High (PUD/RH) on 17.89 acres and will allow up to 148 multifamily townhomes units (9.0 units per acre) with 495 parking spots, and recreation area. Additionally, the only subdivision exit will be onto Northlake Blvd and all residents going west from their home will have to negotiate a U-turn at Northlake & 112th Terrace by going across two high speed lanes on Northlake without a traffic light. An additional 495 cars will be dumping onto Northlake Blvd heading east multiple times per day. Finally, proposing units to include entirely two (2) story, townhome units is wholly incompatible with all other residential developments across the entire western corridor on Northlake. Specifically, this project is at the western entrance of Rustic Lakes, a community with 2.5-10-acre parcels. Maintaining the current FLU designation should be the course of action until a better plan for these combined parcels is brought forward.
The change requires a change in the future land use (FLU) from Rural Residential (RR) and Commercial (C) and a zoning map change from AR and PO to Planned Use Development and Residential High (PUD/RH) on 9.8 acres and will allow up to 79 multifamily townhomes units (8.05 units per acre) with 271 parking spaces, and recreation area. Additionally, the only subdivision exit will be onto Northlake Blvd and all residents going west from their home will have to negotiate a U-turn at Northlake by going across two high speed lanes on Northlake without a traffic light. An additional 271 cars will be dumping onto Northlake Blvd heading east multiple times per day. Finally, proposing units to include entirely two (2) story, townhome units is wholly incompatible with all other residential developments across the entire western corridor on Northlake. Specifically, this project is at the eastern entrance of Rustic Lakes, a community with 2.5-10-acre parcels. Maintaining the current FLU designation should be the course of action until a better plan for these combined parcels is brought forward.
The undersigned oppose the two aforenamed Applications for Amendment to Comprehensive Plan identified below due to the massively increased housing density and serious traffic concerns attached to both proposals; and such amendments are extremely incompatible with the Palm Beach County Comprehensive Plan due to their western locations near the corner Northlake Boulevard and 112th Terrace, a small private road.
Every communication matters! Our goal is to have the rezoning opposed by City Planning and Zoning Staff before it ever gets scheduled for public hearing. This means, we need you to communicate to all of the reviewers and decision makers the reasons why. All you have to do is send the emails to the people on the City of Palm Beach Gardens Planning and Zoning Department list (hyperlink to the planning and zoning list) with the most important points listed below. There is a templated email to use for City officials. Click here to access the template. Feel free to put your own spin on it. But remember, please be respectful and to the point!
Palm Beach Gardens Planning and Zoning | 10500 N Military Trail, Palm Beach Gardens, FL 33410 | Tel 561-799-4243 | Fax 561-799-4281
Do not expect others to speak your concerns. Come to the public meetings and be heard.
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A letter was sent from City of Palm Beach Gardens on October 11, 2021 to the applicant notifying them their application was insufficient. As of December 21, 2021, nothing further has been received by the City from the applicant. Until the application is deemed “sufficient”, no work will be done on it by the City.
If the applicant does not make a good faith effort to comply with the insufficiencies within 30 days of receiving the insufficiency letter, the City would send out a 30-day letter notifying of the intent to close the application, allowing 30 additional days to do so.
Although D.R. Horton anticipated filing their application amended in March for certification for the April 7, 2022 City Council meeting, that never happened. Instead they filed for an extension of time. We plan an amended application to be resubmitted for April 15th certification and then heard on May 5, 2022 City Council meeting.
Unsure until supplemental materials are submitted in response to the comments. However the earliest this would be scheduled for public hearing would be February for the first hearing, March for the second.
Yes and it indicated there is sufficient school capacity for the Northlake 20/DR Horton project.
At this time, no workforce housing has been included and no workforce housing credits have been requested by the developer as part of the application.
No. Third party agreements do weigh in on those decisions and would need to be enforced by the parties to the agreements. The City is aware of the agreements the landowners have with Rustic Lakes.
No. The boundary disputes do not need to b resolved first as the applications exclude that area from the proposed development plans. However, if the projects were to proceed, and the applicants lost the boundary disputes in favor of the landowners, the applicants would need to request and have approved a Site Plan Amendment as the current Site Plan currently includes that disputed area. The City is aware of the boundary disputes referred to in the applications.