Loading...
HomeMy WebLinkAboutAgenda P&Z 032707t. 10500 N. MILITARY TRAIL • PALM BEACH GARDENS, FLORIDA 33410 -4698 DATE: March 27, 2007 MEMORANDUM. N TO: Planning, Zoning and Appeals Board Members FROM: Growth Management Department SUBJECT: Planning, Zoning and Appeals Board Meeting Tuesday, March 27, 2007 - 6:30 P.M. Enclosed is the agenda containing the items to be presented on Tuesday, .March 27, 2007. This meeting will be held in the Council Chambers, Palm :Beach Gardens M1,11.icipal .Building, 10500 North. Military Trail, beginning at 6:30 p.m. Enclosed with this memorandum are the following items: 1. An. g agenda for the meeting; and g 2. A Growth. Management Department staff report for the Employer Sponsored 'Housing (LDRA- 07 -01- 000011); staff memorandums for the Palm Beach Gardens Elementary School Public Workshop (CU'MJ- 06 -1.2- 000008), and Gardens Pointe Public Workshop (SPLA- 07 -02- 000003). As always, the respective Project Managers' telephone numbers and e -mail addresses have been .provided in case you have any questions or require additional .information on any petition. This will help us offer better staff support in the review of these applications. Nina Sorenson, Administrative Specialist II, will call to confirm your attendance. Tala.l .Benothnaan, .AI:CP Planning and Zoning Division Director 0 • • PLANNING, ZONING AND APPEALS BOARD REGULAR MEETING March. 6, 2007 MINUTES The Regular Meeting of the Planning, Zoning and Appeals Board of the City of Palm Beach Gardens, Florida, was called to order by Chair Craig Kunkle, at 6:30 P.M. in the Council Chambers of the Municipal Complex, 10500 North Military Trail, Palm Beach Gardens, Florida, and opened with the Pledge of Allegiance to the Flag. REPORT BY GROWTH MANAGEMENT ADMINISTRATOR: Growth Management Administrator Kara Irwin advised that on March 1, 2007 the City Council approved the location for the police communication tower, and the Gardens Commerce Center project. The height limitation ordinance was passed on first reading with staff to research the effects Citywide, and the owner of Parcel 5B to speak at the next City Council meeting to discuss the effects to that site. APPROVAL OF MINUTES Mr. Rubin made a motion to approve the minutes of the February 13, 2007 meeting. Mr. Pennell seconded the motion, which carried by unanimous 7 -0 vote. ROLL CALL: Debbie Andrea, Public Information Coordinator, called the roll for the Planning, Zoning and Appeals Board: Present Craig Kunkle, Chairperson Bang Present, Vice Chairperson Dennis Solomon Michael Panczak Douglas Pennell Jonathan Rubins Joy Hecht, Is' Alternate Amir Kanel, 2nd Alternate Absent Randolph Hansen EX -PARTS Mr. Present reported a brief conversation with Buzz DiVosta regarding agenda item one. Mr. Kunkle reported a brief conversation that day with Steve Mathison on agenda item two. Planning, Zoning, and Appeals Board Meeting Minutes March 6, 2007 Page 2 Public Hearing and Recommendation to City Council. Ex Parte Communication (Public Hearing) (Quasi Judicial) Ordinance 6, 2007 and Resolution 17,_.2007. Turtle Beach PGA PUD — Parcel B A request by Don Hearing of Cotleur & Hearing, on behalf of Turtle Beach, LTD, for approval of the turtle Beach PGA Planned Unit development (PUD) — Parcel B. The applicant proposes a rezoning of the property from Residential Medium (RM) to Planned Unit Development/Professional Office (PUD /PO) to allow a major conditional use for the construction of 2,500 square feet of financial institution with two drive - through lanes and 2,650 square feet of professional office on a 1.01 -acre site. The Turtle Beach PGA PUD is located on the south side of PGA Boulevard, approximately 500 feet west of Military Trail and east of PGA Commons PUD Phase IL Donaldson Hearing made a presentation of the rezoning request on behalf of the applicant. Chair Kunkle requested those intending to speak tonight be sworn in. All those intending to offer testimony in any of tonight's cases were sworn in. The public hearing was opened and Mr. Hearing affirmed that all of his testimony made before the swearing in had been true and correct. Steve Mayer presented the staff report, noting City Council had removed the cross access. Mr. Kanel reported he had spoken to a staff member. Concerns expressed by the board included lack of a deceleration lane, circulation of the drive - through, traffic circulation throughout the property, an opinion that the monument sign was not justified, and a suggestion that in the future the loading space waiver could be eliminated for banks. Marty Minor, Urban Design Studio, spoke in favor of inter - connectivity, and suggested a gate so if a problem did arise, it could be closed off. Vito DeFrancesco, Shady Lakes, advised the neighbors did not want the connectivity or the outdoor amplification, and objected to the lighting, the rezoning, and proposed a smaller building. Carl Erickson, Magnolia Street, supported the project without the cross access. Hearing no further comments from the public, Chair Kunkle declared the public hearing closed. MOTION: Mr. Pennell made a motion to recommend to City Council approval of Ordinance 6, 2007 and Resolution 17, 2007 with four waivers as presented. Mr. Rubins seconded the motion. Mr. Solomon proposed an amended motion to delete the waiver on the ground sign, which failed for lack of a second. The original motion carried by unanimous 7 -0 vote. • Planning, Zoning, and Appeals Board Meeting Minutes March 6, 2007 • Page 3 ExParte Communication (Public Hearing)(Lezislative) LDRA- 07 -01- 000011: Code amendment creatinz Section 78 -193, entitled "Employer Sponsored Housinz" and amending Section 78 -751, entitled "Definitions ". Public Hearing & Recommendation to City Council: A request by Steve Mathison on behalf of Frenchman's Creek, Inc., for approval of a text amendment to Chapter 78, Code of Ordinances, Article V, Supplementary District Regulations, Division I, General Standards, by creating Section 78 -193, entitled "Employer Sponsored Housing" and amending Section 78 -751, entitled "Definitions" in order to increase the number of persons not related by blood or marriage to be allowed in a three - bedroom unit or a two - bedroom unit with a den from four to five. Joy Hecht and Michael Panczak stepped down due.to conflict of interest. Steve Mathison, Attorney for Frenchman's Creek, presented the request on behalf of the applicant, and this proposed criteria that would have to be satisfied by renters. Steve Mayer presented the staff report. Concerns expressed by the board included turnover; that this must be consistent with the homeowners rules of the communities; that the proposal might be too structured; that other communities should be included; that more time should be allowed for discussion by this board; and potential parking problems with increased residents. It was explained how the numbers had been determined. Mr. Kanel proposed all businesses of the City be contacted. Growth Management Administrator Kara Irwin addressed the need, and • advised the requirements would create a program. Staff explained enforcement. Chair Kunkle declared the public hearing open. Carolyn Chaplik, Hudson Bay Drive, expressed concern that this law would only protect some residents to the detriment of everyone else, that there was no way to enforce this, and it could expand. Eileen Tucker, Shady Lakes, expressed concern the number of residents per unit could be expanded in the future, questioned how the people would get to places other than work, suggested Frenchman's Creek create this type of housing in their own community, and expressed hope this would not affect Frenchman's Creek's generosity to the City. Vito DeFrancesco, Shady Lakes, read the definition of family in the code, and expressed his opinion this would be a boarding house, not suited to a residential neighborhood, and that it was discriminatory. Michael O'Rourke was sworn in and expressed concern that people would be brought in from overseas who were not citizens, and this was not housing for Palm Beach Gardens residents. Walt Schmidt, President of the Homeowners Association of Garden Lakes, advised he had never heard of this, questioned that Growth Management had named specific communities without notifying those communities, and suggested a workshop on this matter. Hearing no further comments from the public, Chair Kunkle declared the public hearing closed. Staff advised they had been contacted by a resident of Garden Lakes and this would not apply if it did not comply with homeowners documents. Another round of comments by the members of the board indicated a desire to consider this further. Mr. Mathison requested postponement to the next meeting, and if issues could not be resolved by that time to extend the date. • Planning, Zoning, and Appeals Board Meeting Minutes March 6, 2007 • Page 4 MOTION: Mr. Kanel made a motion to continue the public hearing for LDRA- 07 -01- 0000111 to a date certain of March 27, 2007. Mr. Present seconded the motion, which carried by unanimous 5 -0 vote. OLD BUSINESS There was no old business to come before the board. NEW BUSINESS There was no new business to come before the board. • • • Planning, Zoning, and Appeals Board Meeting Minutes March 6, 2007 Page 5 ADJOURNMENT There being no further business, the meeting was adjourned at 8 :22 p.m. The next regular meeting will be held March 27, 2007. APPROVED: Craig Kunkle, Jr., Chair Barry Present, Vice Chair Dennis Solomon Randolph Hansen Douglas Pennell Michael Panczak Jonathan Rubins Joy Hecht Amir Kanel Debbie Andrea, Public Information Coordinator Note: These summary minutes are prepared in compliance with 286.011 F.S. and are not verbatim transcripts of the meeting. A verbatim audio record is available from the Office of the City Clerk. All referenced attachments are on file in the City Clerk's office. ` I6I�fi5��leoH ':. v'°�a- ! CITY OF PALM BEACI -1 GARDENS MEMORANDUM TO: Planning, Zoning, and Appeals Board (PZAB) Members DATE: March 20, 2007 FROM.: Todd Miller, Principal Planner SUBJECT: Palm Beach Gardens Elementary Public Workshop @ 3/27/07 PZAB Meeting Please be advised that the proposed Palm Beach Gardens Elementary major conditional use petition will be presented by the applicant at the March 27, 2007, PZAB meeting, This application requests a major conditional use approval to permit the demolition of the existing elementary school and the construction of a new 112,668 square foot school facility. The subject site is located at the northeast corner of Riverside Drive and Holly Drive. Please he advised that the purpose of this public workshop is to solicit comments from L\ and to inform the neighboring residents of the nature of the proposed development. This public workshop shall be utilized by the Planning, Zoning, and Appeals Board to provide non- binding comments to the developer from board members and residents as a means to give the public additional opportunities for comment in the development review process. Staff will be. present to answer any questions that the PZAB or the residents may have. Please contact me at 799 -4236 if you have any questions or require additional information. 0 1 e 2006 -2007 Officers & Directors: Steve Cohen, Chairman Jean Strickland, Immediate Past Chair March 21, 2007 Greg Leach, Vice Chairman Dr. Patti Anderson, Treasurer Joey Eichner, Secretary The mission of the PGA Corridor Association is to preserve Barbara Allan City of Palm Beach Gardens Jim Ash Thomas Cairnes Planning & Zoning Board Frank Callander ATTN: Chairman Craig Kunkle Joel Channing and businesses located in proximity to PGA Boulevard. Lou Gaeta 10500 N. Military Trail Cary Gottlieb Jim Griffin Palm Beach Gardens FL 33410 Stephen S. Mathison For some time, our members have expressed serious concern p Phil Woodall Illustrated Properties Real Estate, Inc. RE: Employer Sponsored Housing Ordinance SUSTAINING MEMBERS: due to lack of attainable housing within proximity of PGA 1 "'United Bank Astorino & Associates, Ltd. Dear Chairman Kunkle: Bascom Palmer Eye Institute Catalfumo Construction & Development Charming Corporation The mission of the PGA Corridor Association is to preserve Comerica Private Banking Cotleur & Hearing, Inc. and enhance the PGA Corridor as the major business DMJ Property Services, Inc. Ecclestone Signature Homes corridor within Northern Palm Beach County. Members of Equus Properties the PGA Corridor Association include major land owners. Fidelity Federal Bank & Trust Fisher -Gaeta Corp. and businesses located in proximity to PGA Boulevard. Florida Atlantic University Grand Bank & Trust of Florida " Holland & Knight LLP For some time, our members have expressed serious concern p Huntington National Bank Illustrated Properties Real Estate, Inc. regarding the challenge in attracting a qualified workforce Implant Innovations, Inc. John C. Bills Properties, Inc. due to lack of attainable housing within proximity of PGA Keller Williams Realty Boulevard. Lamn, Krielow, Dytrych & Co. Lydian Trust Company Merlin Development Companies NAI /Merin Hunter Codman, Inc. The PGA Corridor Association has reviewed the Employer North Palm Beach County Chamber of Commerce Page Group Commercial Realty, Inc. Sponsored Housing initiative proposed by Frenchman's Palm Beach Community College — Eissey Campus Creek and strongly supported b professional Growth Y pP g Y our p Y Palm Beach Gardens Marriott PGA Marina Center, Ltd. Management Staff. The Association feels the Employer Seacoast National Bank SRA Research Group, Inc. Sponsored Housing initiative is a positive first step in Stephen S. Mathison, P.A. Tequesta Agency, Inc. addressing this very real and pressing need which is vital to The Forbes Company the continued health of businesses along PGA Boulevard, The River House Restaurant UBS Financial Services, Inc. and within the City as a whole. Wackenhut Services, Inc. Walters /Gottlieb Partners, Inc. Waterway Cafe, Inc. Sincerely, WCI Communities, Inc. Windsor Gardens Hotel PGA Corridor Association WPBF- TV 25 Steven Cohen Chairman 3001 PGA Boulevard, Suite 200 Palm Beach Gardens, Fl. 33410 (561) 691 -8352 s A March 8, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 North Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: The Country Club at Mirasol is a community consisting of approximately 950 residents. The Country Club and Community Association employ approximately 230 people. As with other major employers in the City, Mirasol has faced a serious challenge with respect to attracting and keeping qualified employees due to a lack of attainable housing in the area. Frenchman's Creek, Inc. has provided us with a copy of its proposal for an Employer Sponsored Housing initiative, which has also been reviewed and recommended for approval by City Staff. Mirasol views this proposal very positively and indeed may look to the Employer Sponsored Housing Ordinance as a tool for addressing our community's needs. As such, Mirasol strongly urges your support of the Employer Sponsored Housing initiative. Sincerely, 1 - V Matt Lambert The Country Club at Mirasol 11600 Mirasol Way Palm Beach Gardens, FL 33418 (561) 776 -4949 The Country Club as Mirasol A 11600 I-Airlsol `Noy A ? ^;m Beach Gorge -s, F- '34' =8 �j 561.176.4949 F 561.776.4943 T6ylor VVmdrolx - � t LY DIAN T BANK & TRUST March 7, 2007 City of Palni Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: Lydian Batik & Trust and Virtual Bank maintain two offices located within the PGA Boulevard Corridor, and are committed to participate as corporate citizens of Palm Beach Gardens. As the employer of approximately 300 employees in our Palm Beach Gardens offices, with expectation of significantly growing this number, we recognize the need to be able to attract quality employees to our institution.. I urge your support of the Employer Sponsored Housing initiative proposed by Frenchman's Creek as a step towards addressing this need which is vital to the economic health and vitality of the City of Palm Beach. Gardens. Sincerely,, Rich P. Bursek, Executive Vice President, COO Lydian Bank. & Trust 18o Royal Palm. Way Palm Beach, Florida 33480 Telephone 561- 514 -4900 Facsimile 561 - 514 -4908 www.lydianbank.com 03/26/2007 09:50 56194828 COMERICA PO sl a /6i PAGE 01/01 Wealth & Institutional Management Cornerlca Bank 1800 Corporate Blvd„ NW Roca Raton, Florida 33431 -7394 March 23, 2007 City of Palm Beach Gardens Planning & zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, Ft. 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: Comerica Bank has offices at 2401 PGA Boulevard in the City of Palm Beach Gardens. Comerica Bank is among the largest banking institutions in the United States and is committed to growing our presence in Palm Beach County, particularly in the City of Palm Beach Gardens. Comerica Bank recognizes the need for employers in Palm Beach Gardens to have the ability to attract and retain qualified employees. As such, I strongly urge your support of the Employer Sponsored' Housing initiative proposed by Frenchman's Creek as supported by your Growth ,Management Staff. S S Reidy B. Nobles iodda Region President & Regional Managing Director Comerica Bank Direct; 561 -241 -4834 National: 800 -777 -7198 Fax: 561 - 241 -4828 '. iu► 2 c nr CHANNING CORPORATION March 7, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: As you know, I have been active iri the affairs of this City for over twenty years, including seven years as a member of the Planning and Zoning Board and seven years as a founder and director of the PGA Corridor Association. My company developed and operates the PGA Commons mixed -use project located on PGA Boulevard. Both our company and our tenants are seriously affected by the need for attainable housing within a reasonable distance from PGA Commons. As an employer, developer, and landlord in this City, I strongly support the concept of the Employer Sponsored Housing initiative. doe a�fning, Chairman hanning Corporation 5520 PGA Boulevard Palm Beach Gardens, FL 33410 (561) 630 -8630 z:\docs\FrenchmansCreek\SanMatera\Channing.le 5520 PGA Boulevard, Suite 200, Palm Beach Gardens, FL 33418 (561) 630 -8630 e FAX (561) 630 -8631 M 0 Seacoast NATIONAL BANK March 21, 2007 City of Palm Beach Gardens Planning &i Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: Seacoast National Bank has recently located its Palm Beach County Headquarters on PGA Boulevard and is committed to growing Seacoast's presence both in Palm Beach Gardens and Palm Beach County. In doing so, we recognize the need for employers in Palm Beach Gardens to have the ability to attract and retain quality employees. I urge your support of the Employer Sponsored Housing initiative proposed by Frenchman's Creek, as supported by your Growth Management Staff. Sincerely, Gre g /M ach President, Palm Beach Region P0. Box 32245, Palm Beach Gardens, Florida 33420 -2245 FDIC LENDER COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: Address: 231-7 23e.6 L 6AJ& City: Subject: Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: Address: 3 U City: Subject: m te r t Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: - ',, wA P eil <',e J e r r"926, Address: 3 3Z 5 Sf, , M A la Cf City: Subject: Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Lo LA 4 Lj Name: Address: (� $ Uy O O City: Subject: t� Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: Address: City: Subject: _ Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: Address:5 : Subject: 2 Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print 11 Name: -e V Address: I z U I 2 I- q V, e. City: Pa I �%j )3euG� G rctems Subject: r n � H Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. Please Print Name: COMMENTS FROM THE PUBLIC Request to Address City Council Address: 7(5- 17 s�%7i City: `P i3 6 , F--- Subject: L C)� a-07-0 / - 0 00 0 1 Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. Please Print Name: COMMENTS FROM THE PUBLIC Request to Address City Council Sc � vin Address: City: Subject: C 1. Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: J A- /le r Address: I1 q6 9 /wlO -D f , City: /' Ir / 11 a a C� 3. l � Subject: ��`' P� cJ� SPG"SG 1-� �v►,�� -p Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print r Name: r� Address: °:? d City: Imo( �,v i Subject: ` 0 PJ Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. o o 3 s m � a m - w ID 5 A � J C V/ (D o D m Z m CD A (D � O O d • D x n� 106 9 m G7 • J-1 � o• O C fD w • Ca r o M Cl) D N nn 3 = T y, D a. P. rp °l° rn rnz ° </� V/ o3 D . g �rn �W -r o �Q C Z rn rn ° . . . . . - r - w CD �� o �a "", 1 CD .9 8 .A CD i(p z CO D czi� C R a n i 9 x a A Q� 5 S. Ar to 00 00 .P 0 O N _T j 00 m W O O N • I 0 I 0 i r Z Oo Cl)rn nD 2n O= 00 rA M ro mm D Cl) z �M Or z cn ;& m z D rn r rn D O z i `l I' h l m z ;:a — — �.. ,r m MF.- W AVINUE ■ It I �1 Al. I iz t 4 FRI Lima NO IA PemCwdwbAMmmdw&UrMb QQ o AIR 1 12 THE 0 M'M m r-L ■ It I �1 Al. I iz t 4 FRI Lima NO IA PemCwdwbAMmmdw&UrMb QQ AIR 1 12 THE 0 CA PemCwdwbAMmmdw&UrMb AIR 1 12 THE 0 CA h m °Q R 0 4 M M 19h a I H igg'I -�1, x eg qpq x � EE 3OM ooma i 'o it �w i ; +iI N -b Iccab�b b b 0 yr Muff, O HIM O ff�f Qi0 �(In Gf W crn � r aaay� O MIa�M AAA 9 -99 .......... HHUMN £ I� �n 9� Tya - � CD o La g;°� g 0 o z La 0 = I ' fififififfli N Z fifififififift f o S U=s 6 6bbbb bbb6bb6b86bb 6bbbbbbbbb bb - 666666bbb8b b g D Z C� r °= 0 n J o0 M M 19h a I H igg'I -�1, x eg qpq x � EE n 2 ml7 X O T O z G) U) —0 'I 0 yr W crn � r 0 0 9 D 0 mrn I� �n 9� Tya - � CD o La y g 0 o z La 0 = n 2 ml7 X O T O z G) U) —0 � P P i • C RecafiadeFN�de6L6Me ��+', _ gg - 4g x b x8 c2� ��95 FK�a�o�igy ��lA as THE ac rnm 0 yr W crn � r 0 0 9 D 0 mrn r -1 "Z z - � CD o rn n o ,. 0 o z n 0 = N Z o t/) m � W m D Z C� r °= 0 n J o0 rn C) N mwr � P P i • C RecafiadeFN�de6L6Me ��+', _ gg - 4g x b x8 c2� ��95 FK�a�o�igy ��lA as THE ac Eq7 — M-1 , Im rl Al- id, v i At ant. .I B— R,O' C, is F.-,,t Lr, 0,,Mi Lis ! Ln., 4,9-r,s P —,i, S b �Z z W T 1 • / T7 x N 1 I - -JI x1\ \=7� ------------- \V LJJ_I-LIJ.JJ JI FLT I / Er 1 -J L OR -I rl x f I L--- - -,-+J \``ice 9 -- = --I II � Lam\ \ /�\ \\� C♦ I I V/ � V ✓ I I \ V \{,x' -. n /+ I,j /JU ji / k 0000 F I I 1 I I I 1 I I I 1 I I I I I I IUI I I o 11 fill 1,91 H '11 1 gills �€ Hol it 1 111 H �� i Ax in 1 11 S I'M DIU I I -�S' 3s i 52 -�� onocco I Aa THE FR F Uo D D r = I �II llII �I 1 �I 1 II l I I Il i- �� it I ov 0(j7 v °vo ' � o _ _ ,�- ,'o/ a 8, 01► S _ - I E • - ♦i Ir jff ft, \'l` 1 1 1 � I I 1 f i' x� I m RnnOooMFAY�der6lAb` w RviF A 9 �d+� �� da THE Ir {i Ila r T • z� - a —_ - 1# 3 I „nl �N -aM.rl Bc ;i F.ro� CII is krtLrtkrA +I: H.is Lw V$Ir l .4 -.. P�xni• _ ft, \'l` 1 1 1 � I I 1 f i' x� I m RnnOooMFAY�der6lAb` w RviF A 9 �d+� �� da THE Ir r D D r m v PI M z ■ 1 7-� • • a � ° AHI :513 N I M 3nda yTHE u ` ` ■ °[E�`| � §� %� 2 . � �| ;` 2 m ■ �i€ t, . 7|t !§ §\§� §2 p 7 \ \f � $ � m £E� 2■ K§ /�\ � ` § r -i 1 I I L i I I I I I I I I I I r I I l_J b N 'n I [ L_ a r[ 6 L m m r ICI - � �l o 0- c� p4 F9 2i 5 2 oil �! I [ L_ a r[ 6 L e FJ I � I �- LJ I I C 1F C 'l C J IF 7 I � �.• ,/ I rLJ 1 I I I I r LJ e'en sbfRF,F 6� © q NIMM _t1, '``i`i0'`i�`i I 'a�yy `i` •• .�`i.0i ♦..� Lj '� 107► ♦� �'- 1 ..�_�_�.,. �_ .,_1 �i`�. � `OOOi O.O`i`i` �•i`i� .. _ . _ �.• �•i��•i�!pi, iOAAy,.ytii0yii • IM ., a�2� a �ea'.•2�+.04 = nilht�lliu � - e� D��py:•4j.A � ••�•�i�i�� • Illp �r�r�ieiy `i0ii • �n h � b a y"�i• �,��0�•i'`� ••y`i�i um Imai m si ii (n z Z O 1 D r L_ m m .0 gi r o- h Z € ova I r - L J �, W. �� � � 1 s'�� � F Am h II 1311MUT R1 HP AP E b ----------- I ra I y D c m c p �m r i r- I I m I I m a z i + ♦ a III it I I I I III I II I I I I s A d 'v 41. a jl m m m r ICI - � �l o 0- c� p4 F9 Z 0 2 oil �! C m Zo- O a z u u ec t&.. e FJ I � I �- LJ I I C 1F C 'l C J IF 7 I � �.• ,/ I rLJ 1 I I I I r LJ e'en sbfRF,F 6� © q NIMM _t1, '``i`i0'`i�`i I 'a�yy `i` •• .�`i.0i ♦..� Lj '� 107► ♦� �'- 1 ..�_�_�.,. �_ .,_1 �i`�. � `OOOi O.O`i`i` �•i`i� .. _ . _ �.• �•i��•i�!pi, iOAAy,.ytii0yii • IM ., a�2� a �ea'.•2�+.04 = nilht�lliu � - e� D��py:•4j.A � ••�•�i�i�� • Illp �r�r�ieiy `i0ii • �n h � b a y"�i• �,��0�•i'`� ••y`i�i um Imai m si ii (n z Z O 1 D r L_ m m .0 gi r o- h Z € ova I r - L J �, W. �� � � 1 s'�� � F Am h II 1311MUT R1 HP AP E b ----------- I ra I y D c m c p �m r i r- I I m I I m a z i + ♦ a III it I I I I III I II I I I I s A d 'v 41. a jl m m m r a3 8 �9 P H ;n m p4 F9 Z 0 2 g 'sYg C m a z u u ec t&.. a a b b I I I I I I I I I I I I I I I I I I I I y I I q I I I I I I I I I I v a g. =: I I I I I I I I I I 1 I I I i I I I I I r I I � I I b O < �D i n �--4 Ro is Z III I � II III I II III I II III I li IIL__J I� f a i9��� � �2 d v � �VI '7 TL 29 gi IMF' 0 0 0 3' ` No Va as as $ a3 8 �9 P H g k { Es k x ,z�o va v a g. =: I I I I I I I I I I 1 I I I i I I I I I r I I � I I b O < �D i n �--4 Ro is Z III I � II III I II III I II III I li IIL__J I� f a i9��� � �2 d v � �VI '7 TL 29 gi IMF' 0 PD Z E: Z A m 0 m m r, 0 0 ra ii U m 0 m lip V kmi CSR Ou ZE 0 m -n Pd C, �E 0 m m r, 0 0 ra ii U m 0 m ii 0 m M Z '0 M 0 § -n 0 .0 4 Z O eA CSR ZE 0 m -n C, �E ii 0 m M Z '0 M 0 § -n 0 .0 4 Z O eA -n m Ali 4 CSR 0 -n m Ali 4 Ph,.Qa..db a Ub o 60 �69 14 ea THE a pal P dfn z I 0 Ph,.Qa..db a Ub o 60 �69 14 ea THE a pal P dfn > (n T I o z cci- m m m m .0 zi x V m --NEI ­A puy, C -u C T 9 PIP I L m MINEWIN ;< Fn YP 7 T 0 m 0 A m 0 m A 59 10 j 4p Ilk 1'e o X III X , xXz",� U m .X, A. I o z cci- 4 > 0 0 m 0) (n ca r- m Z G) U) T m 1p" 19961 ?4 > 0 C) m m 0 O Z G) N 0 Z m 0 0 0 0 m m (t) cn cn U) 03 ca m r- r— m (n z 0 Ul m s r 0 P j gg lt ag A m 1a b I 5 S! --NEI MINEWIN 5 S! i • • [y'' Q � � Z� �4�A 4 ■ • ► , � YD> � fig+ / ^ yA� � � a � ra ro ra t'b ra ra ra ra rs as ra ra ra � rarer D � 4 � 4 � � � i, � � p a4 v • �, � � � G q � #rolfa{t'a r' a >e ' Q � � ra ra ra ra ra ra O iR 4 � � � � a 4 j• - � O � 4 � � � ¢ ' �� � , � � � � � a � � m " - Si � ra +•d' ad rd rd ' � ra rs ra ra ra ra rs ra o q m €€ €€ Ltn C - it O � h� - � 4 m � - 4 ��� t'a t'a a taV t•a t•a O � �� � rr� v d O � m � 4 w rn +n ° :a ra - a ora a a ata ra ra ra P= -�` N � � � � � � $ 4 t ra ra rd , ,•a , ra ,_ ra ra ra •a Ta ra rd ra ra 4 � g8 s _ ra ra rs ra r { Pa { AI3 S9 I / 11 •I b 'A rd Paltpd SEE FMWR RIY Ii. T � � 4 r Z Aj �, y b! 1AIA1 SNA1.W ZN 0 N-.I - -- o N V CT i � a N x O — O m e -1 a O N O p fl JF - JET 4 - ----- - - - - -- ----- - - - - -- 4 - - - BA.9E LINE BI1SE 11NE - 4 Pd p A + UN0p9TRUCTED UNOBpf WADE Sp � 031A1.08 '� C ti C h 4 O I N t o- a � ra ra as 4 MWCOUitTLWE MN°DUflTIINE O § ,a o o � I o zit. O O + oY ,.OD 4 � 4 pilSE llllE BlSE 11NE l � I N at.e ImuAth Rleo®dv a LYniA O N O !i rD W 0 4 m O A a O � cn 4 m $ o 011 � Q 0 Q 0 Q 0 °oo °o© r r °o0 00 00 ®oo ® ■ ■ ® vex vev 0 �� �m 0 vo o■ 00 vo � � �� 00 00 00 00 00 00 00 J 9 �!"d� ��n sill rra ra ra as O § ,a J 9 �!"d� ��n sill HITE I Rol 4�\ §@ %� \kj f `ƒ ; � cc) � � \ \ \/j \777 ��.| | | | � HITE I Rol 4�\ §@ %� \kj f `ƒ ; � cc) Alnx;rlral4 1 B- P•1 Ups Ful L', 1,,,th Hz,ston Ls Vojzsi L,, A,Ss es' P izp,,i, { a { � \t I R, II M r 19 ter` r r 39 39 i� O ' O ANEL PANEL PANEL f b+ �� 'D c z v r g s z I I I I 21.9 +1Zd f1'd 17a- PANEl P PANEL. PANEL — I 4 I I 3fJ I!li I j IIN I I I I _ , 1 l I I i i " I I o � I I � I I r , I g O O I 1 I i I r i I ; I 1 I I ! I I -------------------------- 1 � I 01 Z£ y aL er o m 5,e 9 5,s . .•fj� IF IN I �.% ree LLR RRL L L s o f e L e L R R 1 PANEL A, ;10 .'L RR IIIL�1}]Lylll L L I PANEL PANEL PANE1 - I I I I 'I MI 19d 1Bd — — Bd }'A•, BR I Zd _ Sd i. 8'd 1.'ai. S �- 9S •! fF _ T � ■ : ���I.R ��I� Y I II ■�� - �� ,e�i NAM W-IT Ni II II 4 t i "Rff,•d ,Zd PTA' ,�A}IPL PANEL PANEL I ® i I / f i t j13 jF I� I p J e I \t I ARn II M r 19 ter` r r 39 39 ANEL PANEL PANEL f b+ �� 'D Z 2 AA��s§R oFLi�Bgg 5 x[�x+ Z O / 5 F 9 o PkRm(bdeFAkmnde I I I I _ , 1 l I I i i " I I o � I I � I I r , I g O O I 1 I i I r i I ; I 1 I I ! I I -------------------------- 1 � I 01 Z£ y aL er o m 5,e 9 5,s . .•fj� IF IN I �.% ree LLR RRL L L s o f e L e L R R 1 PANEL A, ;10 .'L RR IIIL�1}]Lylll L L I PANEL PANEL PANE1 - I I I I 'I MI 19d 1Bd — — Bd }'A•, BR I Zd _ Sd i. 8'd 1.'ai. S �- 9S •! fF _ T � ■ : ���I.R ��I� Y I II ■�� - �� ,e�i NAM W-IT Ni II II 4 t i "Rff,•d ,Zd PTA' ,�A}IPL PANEL PANEL I ® i I / f i t j13 jF I� I p J e I \t - 53EimP- G) 0 C Z Q r O X z 4 i I 0 0 0 0, :0 0 0 0 { I 1 OO i I ' iz$ xzB xra tod :Pd T -1m 6d' 11'$ 74T ' fd f. B -,t' - � PNIE1. PANEL PANEL PANEL PANEL 1 I aoma a I I I I I I • p II C �gY a T -1' r -,P f$ N T 1Bd b-B' A S B T t' Bd 12 -1' _ rd Bd F B Sa a r$ •d i L — i N Y � JIAIxJ �� 9 I \� — � � • 1 � �� AIe � I I �� I ^ . ° ]ra � U tz -r a Bs r -r a t,• B -r K � w 1 1I i s .. a s 4 Ae , g I B- s, zr$ � � Iza Br � $ ' -„ - � n•a Tr ra ra u' -,r r -r ra ra g t L 1 l t B Yl p H 4 rt, _ IB t,• • -T ZB �� II II O 9 p I II ItA1a I n ;I II I II e I - F & I AI] _ 4 Isr r -n• Ba Ba r -ir tsa zBa• ,r -tv try zra• � g O� - PANEL PANEL PANFl PMIEL ' I a tB -11' I � I I � a t v H �Sz i P g 44 I I SI 4 I Yo & AA,m M10 4 I ze "e• I O�� THE is -UN !V9 �g as ' p,. Emil 75� -i -0 1 go �nG.- ly Cl o tt Q et p - � ISl T•11• Bd B- Bd T -11' � ISd - O � � AIM N i o. q 4. 1 6 P h MAS ....__ 4 - -._... < RA m - -- - — — — -qtr I Ba• I x -n• i a 5 _ E Miami p1p sIsngp lolplp Z 0 �g Re,.sGLNM�$h}Almlder6UmN @ �+ y� rTIN 1- nZI'ma n THE is -UN !V9 �g as ' p,. Emil 75� -i -0 1 go �nG.- ly Cl • muss HIMHit s s u � �E O • Q oil C SO oil � rvatS� U21 VIM c • Q oil C SO oil � rvatS� -1 Z Z i N $ WIN � Lu p ss b 3Y sB��B 4 f l - i i • A =- NA �� g � I Z — i* rd I_ Yom' i i 1 Mn I eK if f�ii: c�s . 'J G W ]A. N\O h \ AQ s, Hilt :g�g�0LL08 8 Ag �9 z 5 0 I, 23�m `8���ov �4 `I r I r r r fJ� r r r — i* rd I_ Yom' i i 1 Mn I eK if f�ii: c�s . 'J G W ]A. N\O h \ AQ s, Hilt :g�g�0LL08 8 Ag �9 z 5 0 I, 23�m `8���ov �4 i f 1 j i A C I 2 p s Z / ye r7 Nil + + gvv z Z N + 1. z Z N + f i h I •e I I ° x I� x •e i x 4. I I ; I D� 1 ea• =05� O 8 ?gym x —x f i h I •e I I ° x I� x •e i x 4. I I ; I D� 1 ea• =05� O 8 ?gym m r v z 0 b i j • i cool AM ;gs W W � goo Aq Lol zj �Zjd° S 4s 3 na \ g a RIM . � v Tecef�FNmelm 6lkbAe o �g n iE � q AM ;gs W W � goo Aq Lol zj �Zjd° S 4s 3 na a a r fl! m n 0 z v I r g I � y i .. I f I I I I I I I I I I I I ^, ee ra a re va ,rr ae I arr ,, oµa rua I vNa j I A °Hill g mCm IV A Zo- M I I I b"N$�os 9 THE T iS 11. � • Al—fl, cl Lt vte Be_a Alo i Cel Fort Ln, 1,,d,li H:iisc Lns Vr., Lns EIgz rs Pieeni= - Oki I — 1 14a, �1 7 7 7 -1 7 7 7 7 , pip[� 6 I Y N�3 9 1 OR HE ei n Ada T g� g a Fi ou my� ■■JI■III.IIA�ILi '�" IL. '' �:c:a�s1 q" ■�!'.t..I.I�J . I ■I L!I 145; e'� ►� Irl !l - li�l�l�._ s ��� ' �. �- .. _�II III- Ey ■,I � �i 171 u7t1 it O c nl<n 11[i Il[1 111N�+11r1 11 lN i O • ■ :. Il�tn �)La,. Jll lli 111 11��1 ■ 0 . 111 111 111 17�I1 � 0 i � Is.: i •I I — �� - � � 11�II 17[I��'97�If �' . 17�Ig�E1j�1 11��1 : ■- - f C IJIn 1,11 ' Il[I s' ui1[i:F1<I' n�t1 i 0 0 I i IJN � i Jll iI III •r ■ iril mil IIrl1 M N I��_' � I I'° -.�_ I � Y I�V�f�l ■ C� r � _ ���' -'. �'-' ,��_II III= � ■!Li ■1�1 u7�1 O ■ 17r!I 17(11 * 11[r u1N EVEN Ri��l �� 0 O 0 - �= 11]1 1 ■1Ni ' IN 11 A ILI 17[1 ■I I Y•It� _ - _ viii tl ..m�..m _.wn,K....u_wv:vnsxnv'.wurucm. a� §i IIIIIIIIIIIIIIIIII ��_ �' ®li 11.1.111.1111.111 k eeNeeeweeeeeeaet 4p 111111 11 TfiE 0 I zpT z; sr m s r \ § Pic Nil � - • w�owa::nardfl S mcm 1 IE C 9 TfiE 0 I zpT z; sr m Alea•.rhn At utal&,a Pao,. Lapis Fut L %ll,,,W, H:nw Ui vs -1 Ln�4nge. - -� P�ipni• tq° aanga:aaraa � ��o �3s h't14isoVI�isI R g q R R q q q R q R q R q R R IR R 9g -lip $ 5 i §� �:�i�91tEsBaS'4k�35�9$3� °g RRggqqqRqqRRq4qqqqqqqqqqqRqR� - 6 �kk'sk4ke'6 &bet: k �.$4ay4veLbkk'st �y (€ 9 oh'rbgb:bRykYbbkaak >- kk4:kks ' hk I 0�- -�O 0 - - - - - - - 9 9 9 g 9 9 9 9A 9 9 9 9 9 9 QQQ 9 p�g 9p�gSS Qd$ 9 9 1 Q�$ 9R ,y$ 93 Q�€ 9F 9 9 9 1 9 q eg Q�$ g ap"1 °1 s I'RF IN THE ' ss Tgb'� 8 � R F wer o r m v z Z N V �CC m m En m mr D Q z 6 C v D n r m m m D z z h ouam 4 NA402 4 4 s 0 a h Z G 4 4 14.02 k402 r �i °z ioll Pbm Ow�F�6 Ak�eWv z 6lA 9 1p�1 u_ I ue ��p?mm iiov� ��'Q. na THE r �i v m O z S a£ 4b 6 m v z W C ,_ ae a a o z n -�— - - -�_ a all ggig �a �a PP b 4 9 4 4 1 ! (: {: o �y ] _ 4 4 � 1 -�— - - -�_ a all ggig �a �a r vbomo- -w- - - - - - - - - - - - o �y r T m r m D O z z zil fS m b m P O z f` a �a F THE �€ I�. { O °rte m e m ogg Tg� err ` °Jays 4 m b m P O z a �a F THE �€ �g 4e I� 4P c .p THE �€ °rte m e m ogg Tg� err ` °Jays m c P 0 z O m m 0 A O z a • � m c r, 0 z 0 0 a > z m 4 4 m m n n b � o g cn U .0 O Z O O D_ Z D_ZZ zD_z T T Z Z 2 w m N x x x jMbj �}QjL � pO J 4f N N + z O D m h 4 4 < — D Z O 1 Z > > 4 > z m > z u6 ea ua I m > n > o > z > > 4 u6 ea ua I > I N PeneGb�ln RF oz� ' m n �b m b C 21 p B� n G m 1 m 1 O z T u6 ea ua I N PeneGb�ln RF oz� m b C 21 p B� n G m 1 m 1 O z T • • CITY OF PALM BEACH GARDENS PLANNING, ZONING, AND APPEALS BOARD Agenda Cover Memorandum Date Prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 Subject /Agenda Item: LDRA- 07 -01- 000011: Code Amendment, creating Section 78 -193, entitled "Employer Sponsored Housing" and amending Section 78 -751, entitled "Definitions ". Public Hearing & Recommendation to City Council: A request by Stephen Mathison on behalf of Frenchmen's Creek, Inc., for approval of a text amendment to Chapter 78, Code of Ordinances, Article V, Supplementary District Regulations, Division I, General Standards, by creating Section 78 -193, entitled "Employer Sponsored Housing" and amending Section 78 -751, entitled "Definitions" in order to increase the number of persons not related by blood or marriage to be allowed in a three - bedroom unit or a two - bedroom unit with a den from four to five. [X) Recommendation to APPROVE [ ] Recommendation to DENY Reviewed by: Originating Dept.: FINANCE: PZAB Action: Growth Management: [N /A] Approved Planni g Manager Project �-• ccountant: [N /A] App. w/ conditions �_ Manager" 1. ,gf, r -,;:�_ ---=� [N /A] Denied Brad Wiseman Stephen Mayer P y By: K. Labossi r [ ] Rec. approval City Attorney Sr. Planner Fees Paid [Yes] [ ] Rec. app. w/ conds. [ ] Quasi - Judicial Christine Tatum, Esq. per memo 2/21/07 [ ] Rec. Denial [ X) Legislative [N /A] Continued Development Compliance [ X ] public Hearing Costs: $ N/A to: NA Total Bahareh Wolfs, AICP Attachments: Advertised: P&Z Division 12� Date: 2/23/07 $ N/A ® Applicant's narrative Director Paper: PB Post Current FY ! Ordinance 10; 2007 Talal Benothman, AICP [X] Required Y Analysis of Palm Beach Gardens Growth Management Funding Source: Workforce Administrator �E • Palm Beach County Kara Irwin, AICP [ ] Operating Workforce Housing [X] Other N/A Needs Assessment • Letters of Support Approved By: Ronald M, Ferris Affected parties: P (Mirasol, Charming _ [ X ] Notified Corporation, Lydian City Manager Budget Acct. #: Bank, and Seacoast NA National Bank) 0 Notice of Public Hearing • BACKGROUND • Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 The Applicant is requesting an amendment to the Land Development Regulations (LDRs) to create Section 78 -193 and add a definition to Section 78 -751, in order to provide for an employer sponsored housing program. Employer sponsored housing is a private sector venture initiated when an employer voluntarily provides living quarters for their employees with property they have purchased. Employer sponsored housing is a growing trend within private sector employers, such as, exclusive service markets (Golf Clubs, Hotel or Conference Centers) and large corporate offices and headquarters. Currently, the City Code allows a maximum occupancy rate of four persons not related by blood or marriage in a dwelling. The Applicant proposes an Employer Sponsored Housing (ESH) program that would allow an employer to house up to five employees not related by blood or marriage in a three bedroom unit or a two bedroom unit with a den. The Applicant proposes to limit the program to multi - family developments and have proposed qualifications linked to an annual management plan that reflects to maintain the integrity of the residential communities. In consultation with the applicant, staff has revised the proposed code amendment for clarity and included additional regulations to further protect the public health, safety and welfare. CITY CODE AMENDMENT The following language is proposed by staff, hereby creating Section 78 -193: (Deletions are stmek, new language is underlined): Sec. 78 -193. Employer Sponsored Housinp,. (aa) Purpose Employer Sponsored Housing pursuant to the criteria and limitations provided herein will assist in meeting housing needs in the City by allowing the implementation of an approved management plan for providing employee living quarters at appropriate locations. Permitted Locations. Employer Sponsored Housing programs shall be limited to a multi - family development with a minimum of 500 dwelling units. (c) Criteria The Applicant shall demonstrate compliance with the following, criteria at time of application: The application shall be submitted by a single employer whose place of business is located within the City of Palm Beach Gardens. Q The application shall be soled for providing employee living quarters. The property subject to the application shall be in a multi-family development evelopment with a minimum of 500 dwelling units. AA is • r� Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 Occupancy shall be limited to a maximum of five (5) unrelated persons occupying; a three (3) bedroom unit or a two (2) bedroom unit with a den. The altering of existing floor plans is prohibited. aaereeate maximum of five percent (5% of the units in said development shall submit a notarized affidavit indicating the owner's consent to participate in the pro am. d) Management Plan. At time of application, the Applicant shall provide a management plan, which at a minimum shall contain the following elements: Documentation that demonstrates that the application meets the criteria for the program. M Provision for a single point of contact responsible for the program. A plan for transportation of employees to and from the place of employment. U Estimated life of Employer Sponsored Housing program. U Estimated turnover of occupancy of employees, i.e. minimum months' stay for each employee. Examples of any additional elements to the management plan that would benefit employees and /or mitigate potential impacts to the community as requested by the City. If a two bedroom unit with a den is used in the program, the Applicant shall demonstrate that adequate parking is being provided by meeting the minimum requirements in accordance with City Code, or by restricting the number of parking spaces used to two spaces. An affidavit of notice to the applicable HOA or POA which includes the proposed management plan. De Review, Approval and Appeal. All Employer Sponsored Housing applications shall be reviewed by Growth Management Staff and shall be approved in writing by the Growth Management Director only upon demonstration by the Applicant of compliance with Sections (b), (c), and (d) above. Upon denial of an application, the Applicant may appeal the Growth Management Administrator's decision in Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 • maintain the Employer Sponsored Housing program for a minimum of five (5) years. f�1 Annual Report. For a minimum period of five (5) years after approval of the Employer Sponsored Housing application, the Applicant shall provide an annual report on the anniversary of approval, demonstrating continued compliance with Sections O, (c), and (d) above. Should the Applicant continue the Employer Sponsored Housing _pro argr m beyond the minimum five (5) year period, the said Applicant shall file' with the Growth Management Director annual reports demonstrating such compliance until the Employer Sponsored Housing program _ is terminated, either by the Applicant or as set forth in Section (g ) below. (g) RevocationlTermination. An approved Employer Sponsored Housing_ program shall be revoked or terminated upon the following: The Applicant's failure to maintain the Employer Sponsored Housing program in accordance with Sections (b), (c), and (d) provided herein, (� The Applicant's failure to file an annual report, as required herein or the Applicant's failure to demonstrate continued compliance with the approved program in an annual report. (3) The sale of any dwelling unit included in the plan. Effect of RevocationlTermination. Upon revocation or tennination of an approved Employer Sponsored Housing plan, occupancy of any units included in the approved plan shall be limited to a maximum of four (4) unrelated persons or as otherwise provided for in the Code of Ordinances. Sec. 78 -751 Definitions. Add the following definition to Section 78 -751: Employer sponsored housing means a multi- family dwelling approved by the City as part of the Employer Sponsored Housing program, designed solely to house employee living quarters at a maximum occupancy of 5 persons not related by blood or marriage, living together as a single housekeeping unit in a three bedroom or a two bedroom with a den. • Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 STAFF ANALYSIS The purpose of the Employer Sponsored Housing (ESH) program is to create opportunities for employers within the City to provide living quarters for their employees. The Applicant is requesting that the City raise the maximum occupancy by one additional non - related person for housing units approved as part of the ESH program. The City Code allows a maximum occupancy of four persons not related by blood or marriage in a single housing unit. This is based on the definition of family, which states, "...The term shall also include a group of not more than four persons not related by blood or marriage, living together as a single housekeeping unit in a dwelling." The Applicant has expressed that allowing up to five persons not related by blood or marriage would assist City employers in housing their employees. It is staffs professional opinion that the goal of assisting City employers in meeting their employees housing needs would be beneficial to the City. Staff notes that the Palm Beach County median income has not kept pace with the cost of housing, which is especially problematic for employees making below the median income level. As a result of this trend, meeting the housing needs of said individuals has become increasingly difficult. Please note that according to the updated "Data and Analysis" for the City's Comprehensive Plan, written in May 2006, "a booming housing market has widened the gap for the working class to purchase a home." In that report, it is noted that the County's housing costs have increased more than 150 percent between 1994 and 2004. Meanwhile, • income levels have been relatively stagnant; the median wage did not change in a two -year period between 2005 and. 2006. Staff supports the Applicant's proposed criteria in order to enter the ESH program. Staff supports limiting the program to a single employer whose place of business is located within the City of Palm Beach Gardens. This ensures responsive and direct control over the employers living quarters and eliminates the need for multiple points of contact. The program is only intended for employers to provide living quarters and the floor plan of the units would not be allowed to be modified. Staff supports the use of a den or flex- space; but the Applicant must demonstrate that the use of the den as a bedroom will have adequate parking required by code, or the multi- family dwelling will be limited to two parking spaces. Staff notes that parking is not required for a den, but City Code requires each bedroom to be parked at 1 space per bedroom. Therefore, the use of a den as a bedroom will increase the required parking by one additional parking space for each conversion, unless the ESH management plan restricts the number of parking spaces that will be used to two spaces. It is staffs professional opinion that the program should be limited to multi_ family developments with a minimum of 500 dwelling units. In order to ensure a substantial commitment by the employer, staff recommends that the ESH Applicant be the owner or lessee of a minimum of ten (10) dwelling units within a multi - family development. Staff recommends that no more than an aggregate maximum of five percent (5 %) of the total units in any development may have units included in the program. The staff reasoning for recommending the limitation is to ensure the home ownership of a community'is not controlled by a single employer for the.purpose of providing living quarters and to ensure the program is not concentrated to one development in the City. 5 • Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 As shown in the table below, four individual multi - family developments have more than 500 units, and therefore are eligible for the program. Please note that the program is only eligible for multi- family developments that have over 500 units, and does not include, as an example, a cumulative count of more than one multi - family development within a Planned Community Development. Staff notes that developments such as Union Square are rental units and not condominium products. These developments would be eligible for the program; however, staff would require consent from the owner of the property. Development Name # of MIT Units Westwood Gardens 500 Union Square* 542 Garden Lakes 584 San Matera 672 * Rental developments Staff finds that the minimum threshold of 500 multi - family units is large enough to limit the program to only those developments that have the infrastructure and size to support the additional occupancy per housing unit. Please be advised that San Matera is the largest single multi - family project in the • City at this time. BallenIsles (1547 multi - family units) and PGA National Resort Community (2984 multi - family units) are communities with multi - family housing units clustered in "pods" that are adjacent to and surrounded by single - family residential. These two developments are not eligible for the program, because the proposed regulations require a single multi- family pod with over 500 multi - family dwelling units to be eligible. Staff notes that many of the other large communities with a mix of single and multi- family units (BallenIsles, PGA National, Southampton, Evergreene, Old Palm, Frenchman's Reserve and Frenchmen's Creek) do not have a single development with over 500 multi- family units. Staff recommends that a management plan be submitted with the initial application and on an annual basis. The required management plan and annual updates must provide staff information that will assist in determining if the program minimizes the potential impact of the program on the residential neighborhood it is located. The plan must provide documentation that demonstrates that the application meets the criteria for the program. The plan must also contain reference information, such as, a single point of contact in case of any Code violation; plans for transportation of employees; an estimated length of the Employer Sponsored Housing program; an affidavit of the notice to applicable HOA or POA which includes the proposed management plan; and the estimated turnover of occupancy of employees (i.e. minimum months' stay for each employee). Finally, staff recommends that the Applicant provide examples of any additional elements to the management plan that would benefit employees and /or mitigate potential impacts to the community. 31 Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LDRA- 07 -01- 000011 Ordinance 10, 2007 isConsistency, with Comprehensive Plan Housing Element: Policy 3.1.1.1.: The City shall continue to provide information, technical assistance, and incentives to the private sector to maintain a housing production capacity sufficient to meet the projected demand. In staff's professional opinion there is demand for employer sponsored housing and allowing an increase in the maximum occupancy rate would create reasonable opportunities for employers to provide this type of housing. The proposed regulations would be beneficial to the City by aiding employers' efforts to house employers within the City. Policy 3.1.1.3.: The City shall ensure proposed ordinances, codes, regulations, and changes to the permitting process do not create excessive requirements, and the City shall continue to amend or add other requirements in order to maintain or increase private sector participation in meeting the housing needs, while continuing to insure the health, safety, and welfare of the residents. The proposed amendment to the City Code does increase private sector participation in meeting a specific housing demand for employer sponsored housing, while creating a management plan that insures the health, safety and welfare of the residents. • Policy 3.1.1.4.: The City shall maintain development regulations which include site selection criteria for the location of housing which shall consider accessibility, convenience, and infrastructure availability. Staff considered site selection criteria by ensuring that the program is limited to large scale multi- family housing developments. Please note that these, large scale multi - family housing developments are generally located in areas that are accessible by major arterials and areas that may accommodate mass transit. facilities in the future. As a result, employer sponsored housing is limited to areas that. may accommodate the specific needs of the program. Policy 3.1.3.3.: The City shall maintain and continue to evaluate additional incentives to encourage the production of housing for persons with special needs including the elderly, the handicapped, and those in need of affordable housing. As noted in the staff analysis, the increase in the maximum occupancy rate for employer sponsored housing is an incentive,for the private sector to meet housing needs of their employees. PUBLIC NO'T'ICE Although City Code does not require mail notice for a Land Development Regulation Text Amendment, staff has mailed notices to the narrow list of affected parties, specific to the proposed • text changes. Please note that staff mailed a brief explanation of the proposed text amendment to the 7 0 • 0 Date prepared: March 22, 2007 Meeting Date: March 27, 2007 Petition: LD.RA -07 -01- 000011 Ordinance 10, 2007 HOA, POA or responsible party of the four developments that are eligible for the Employer Sponsored Housing Program (Please see attached). SUMMARY OF PLANNING, ZONING, AND APPEALS BOARD COMMENTS At the March 6, 2007, Planning, Zoning and Appeals Board (PZAB) meeting, the Board voted to continue the subject petition to March 27, 2007. The PZAB expressed concerns over the criteria included in the program. Staff and the Applicant will attempt to address these concerns during our respective presentations. Additionally, the PZAB requested information relating to the need of the program. Staff has attached the Workforce Housing Needs Assessment completed by the .Board of County Commissioner's Task Force on Affordable Housing and has also attached several letters of support for the Employer Sponsored Housing program from the business community (j)lease see attachments), Furthermore, staff utilized the 2002 Economic census fi,om the U.S. Census Bureau to create the workforce profile (please see attachment) to .illustrate the city employers and their employees that fall into this category. STAFF RECOMMENDATION Staff recommends approval of petition LDRA -07 -01 -00001 1. S all «i 1eOu t 11:11 bb1 b24UUJb 5 I Ef H 5 im"WISON PA PAGE 01/03 STEPHEN S. MATHISON, P.A. isATTORNEYS AT LAW Stephen S. Mathison, P.A. Of Counsel Frederic T. DeHon, Jr., P.A. VIA EMAIL - smayejjgUhgfl.eom VIA FACSIMILE @ 561- 799 -428,1 January 23, 2007 Stephen Mayer, Senior Planner City of Palm Beach Gardens Planning & Zoning Department 10500 N. Military Trail Palm Beach Gardens, FL 33410 P.G.A. Concourse Building 5606 PGA Boulevard, Suite 211 Palm Beach Gardens, FL 33418 Telephone: (561) 624 -2001 Telecopier: (561) 624 -0036 Re: Frenchman's Creek, Inc. - Employer Sponsored Housing (Our File #1905.10) Dear Stephen: • Following up on our conference of last week, I have prepared proposed LDR language for the above - referenced matter. Please review the proposed language carefully and critically. I welcome your comments and suggested changes. Kind regards, 1 h�.rl not rot�rl ±.iY t of to (:: q.;ecl;i0. Stephen S. AV�a�i�on SSM /st Attachment cc: client z: \d ocs \Frenchman'sCreck \S an.Matera \Mayer.le CITY OF PALM BCH GDNS 0 jAN 2 3 2007 PLAINNING�,' & Z NING'7 DI rll/ L3/ IM131 1L: 11 5b1b'Z4UU3b "' STEPH S MATHISQN PA • PROPOSED LDR PROVISION The Applicant, FRENCHMAN'S CREEK, INC., would propose to add an additional provision to ARTICLE V. SUPPLEMENTARY DISTRICT REGULATIONS, DIVISION 1. GENERAL STANDARDS, as follows: See. 78 -193. ]Employer Sponsored Dousing. PAGE 02103 (a) Purpose. Employer Sponsored housing, pursuant to the criteria and limitations set forth below, will assist economic development needs of employers in the City by pennitting implementation of an approved management plan for providing employees living quarters at appropriate locations. (b) Permitted Locations. No Employer Sponsored Housing program may be implemented other than in a multi- family development with a minimum density of 250 dwelling units. (c) Criteria.. The Applicant must demonstrate compliance with the following criteria at time of application: (1) Application must be from single employer whose place of business is located within the City of Palm Beach Gardens. . (2) Application must be solely for providing employees living quarters. (3) Property subject to application must be a multi- family development with a minimum density of 250 dwelling units. (4) Occupancy must be limited to a maximum of five (5) unrelated persons occupying a three (3) bedroom unit (including den which can be converted to a bedroom, i.e. by installation of a door and not by altering existing floor plans). (5) Applicant must be the owner or lessee of a minimum of ten (10) dwelling units within the multi - family development, and may own or lease no more than a maximum of twenty percent (20 %) of the units in said development. (d) Management Plan. At time of application, Applicant shall provide a management plan, which at a minimum shall contain the following elements: (1) Provide a provision for a single point of contact in case of any Code violation. (2) Provide a plan for transportation of employees. • z:\ docs\ FrenchmansCreek \SanMatera \LDRProvision • ��• �-• ��• �� JUlULYUUJO 51th'H 5 MAiHiSUN PA (3) Provide estimated life of Employer Sponsored Housing program. (4) Provide estimated turnover of occupancy of employees, i.e. minimum months' stay for each employee. PAGE 03/03 (5) Provide examples of any additional elements to the management plan that would benefit employees and /or mitigate potential impacts to the community. (e) Review, Approval and Appeal. All Employer Sponsored Housing applications shall be reviewed by Growth Management Staff and shall be approved in writing by the Growth Management Director only upon demonstration by Applicant of compliance with Sections (b), (c), and (d) above. Upon denial of an application, the Applicant may appeal the Growth Management Director's decision to the City Council. Upon approval of the application, Applicant shall maintain the Employer Sponsored Housing program for a minimum of five (5) years. (f) Annual Report. For a minimum period of five (5) years after approval of the Employer Sponsored Housing application, Applicant shall provide an annual report on the anniversary of approval, demonstrating continued compliance with Sections (b), (c), and (d) above. Should Applicant continue the Employer Sponsored Housing plan beyond the minimum five (5) year period, Applicant shall file with the Growth Management Director annual reports demonstrating such compliance until the Employer Sponsored Housing program is terminated, either by Applicant or as set forth in Section (g) below. (g) Revocation /Termination. An approved Employer Sponsored Housing plan shall be revoked or terminated upon the following: (1) Applicant's failure to maintain the Employer Sponsored Housing plan in accordance with Sections (b), (c), and (d) above, including, but not limited to, compliance with all aspects of the approved management plan. (2) Failure of the Applicant to file an annual report as required herein, or failure of the Applicant to demonstrate in the annual report continued compliance with the approved plan. (3) Sale of any dwelling unit included in the plan. (h) Effect of Revocation /Termination. Upon revocation or termination of an approved .Employer Sponsored Housing plan, occupancy of any units included in the approved plan shall be limited to a maximum of five (5) unrelated persons as otherwise provided for in applicable City of Palm Beach Gardens Land Development Regulations. • z:l dots\ RienchmansCreek lSanMaterMLDRProvision 2 CITY OF PALM BEACH GARDENS • NOTICE OF PUBLIC HEARING BY THE PLANNING, ZONING, AND, APPEALS BOARD AND CITY COUNCIL CITY OF PALM BEACH GARDENS, FLORIDA PLEASE TAKE NOTICE that the PLANNING, ZONING AND APPEALS BOARD of the City of Palm Beach Gardens, Florida will conduct a Public Hearing on March 6, 2007, at 6:30 p.m., and the CITY COUNCIL will conduct Public Hearings on April 5, 2007 and April 19, 2007, at 7:00 p.m., or as soon thereafter as can be heard, at the City Hall Building located at 10500 North Military Trail, Palm Beach Gardens, Florida regarding: Ordinance 10, 2007 — EMPLOYER SPONSORED HOUSING Public Hearing Request: A request initiated by Stephen Mathison on behalf of Frenchmen's Creels, Inc., for an amendment to the Land Development Regulations (LDRs), in order to provide for an Employer Sponsored Housing program in the City of Palm Beach Gardens. Employer sponsored housing is a private sector venture initiated when an employer voluntarily provides living quarters for their • employees with property they Have purchased. An employer, such as Frenchmen's Creek, may utilize the program to house their employees in multi - family developments with over 500 units. Currently, the LDRs allow a. maximum occupancy rate of four persons not related by blood or marriage in a dwelling. The Applicant proposes an Employer Sponsored Housing program that would allow an employer to house up to five employees not related by blood or marriage in a three bedroom unit or a two bedroom unit with a den. In consultation with the Applicant, staff has proposed protections to maintain the integrity of the residential communities and included additional regulations to further protect the Public health, safety and welfare. Please note that the following large multi- family developments, Garden Lakes, Westwood Gardens, Union Square and San Matera, would be eligible for the program if the City Council adopts the LDR amendment as proposed. However, the total number of units in each development dedicated to employer sponsored housing is limited to five percent of the community. All members of the public are invited to attend and participate in said public hearing. All documents pertaining to said request may be inspected by the public in the Growth. Management Department (561.- 799 -4243) located at the Municipal Complex Building during regular business hours, Monday through Friday, 8:00 a.m. - 5:00 p.m., except for holidays. • PLEASE TAI {E NOTICE AND BE ADVISED that if any interested party wishes • to appeal any decision made by the Planning, Zoning and Appeals Board with respect to any matter considered at this public workshop, such interested persons will need a record of the proceedings and may need to ensure that a verbatim record is made, including the testimony and evidence upon which the appeal is to be based. In accordance with the Americans with Disabilities Act and Section 286.26, Florida Statutes, persons with disabilities needing special accommodations in order to participate in this proceeding are entitled to the provision of certain assistance at no cost. Please call the City Clerk's Office at 561- 799 -4122 no later than 5 days prior to the public hearing if this assistance is required. For hearing impaired assistance, please call the Florida Relay Service Numbers: 800 -955 -8771 JDD) or 800 - 955 -8770 (VOICE). 0 • 1 ORDINANCE 10, 2007 Date Prepared: January 30, 2007 4 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM 5 BEACH . GARDENS, FLORIDA, RELATING TO EMPLOYER - 6 SPONSORED HOUSING; CREATING A NEW SECTION 78 -193, 7 CODE OF ORDINANCES, TO BE ENTITLED "EMPLOYER - 8 SPONSORED HOUSING "; AMENDING SECTION 78 -751, CODE OF 9 ORDINANCES, ENTITLED "DEFINITIONS "; PROVIDING FOR 10 CODIFICATION; AND PROVIDING AN EFFECTIVE DATE. 11 12 13 WHEREAS, Section 78 -751, Code of Ordinances, defines family as including a 14 group of not more than four (4) persons not related by blood or marriage, living together 15 as a single housekeeping unit in a dwelling; and 16 17 WHEREAS, the City has received a request (LDRA- 07 -01- 000011) from Stephen 18 Mathison on behalf of Frenchman's Creek, Inc. for approval of an amendment to the 19 land development regulations to create provisions for an Employer- Sponsored Housing 20 program; and 21 22 WHEREAS, the Growth Management Department has reviewed said application, 23 has determined that it is sufficient, and has recommended its approval; and 40 WHEREAS, this Land Development Regulations amendment petition (LDRA -07- 26 01- 000011) was reviewed by the Planning, Zoning, and Appeals Board at a public 27 hearing on March 6, 2007, which recommended its approval by a vote of _ -_; and 28 29 WHEREAS, the City Council has determined that adoption of this Ordinance is in 30 the best interest of the residents of the City of Palm Beach Gardens. 31 32 33 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY 34 OF PALM BEACH GARDENS, FLORIDA that: 35 36 SECTION 1. The foregoing recitals are hereby affirmed and ratified. 37 38 SECTION 2. Section 78 -193, Code of Ordinances, to be entitled "Employer - 39 Sponsored Housing" is hereby created to read as follows (deleted language is s ken 40 }hr; new language is underlined): 41 42 43 44 45 LJ � `' 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 LJ 26 27 28 29 30 31 32 33 .34 35 36 37 38 39 40 41 42 43 44 45 Fri U Date Prepared: January 30, 2007 Ordinance 10, 2007 Sec. 78 -993 Employer- Sponsored Housing. (a) Purpose. Employer- Sponsored Housing, pursuant to the criteria and limitations provided herein, will assist in meeting housing needs in the City by allowing the implementation of an approved management plan for providing employee living quarters at appropriate locations. Permitted Locations. Employer- Sponsored Housing programs shall be limited to a multi - family development with a minimum of 500 dwelling units. (c) Criteria. The Applicant shall demonstrate compliance with the following criteria at the time of application: The application shall be submitted by a single employer whose place of business is located within the City of Palm Beach Gardens. (2) The application shall be solely for providing employee living quarters. (3) The property subject to the application shall be in a multi - family development with a minimum of 500 dwelling units. (4) Occupancy shall be limited to a maximum of five (5) unrelated persons occupying a three (3) bedroom unit or a two (2) bedroom unit with a den. The altering of existing floor plans is prohibited. The Applicant shall be the owner or lessee of a minimum of ten (10) dwelling units within the multi - family development, and there shall be no more than an aggregate maximum of five percent (5 %) of the units in said development participating in the program. If the owner is not the Applicant, the Applicant shall submit a notarized affidavit indicating the owner's consent to participate in the program. Management Plan. At the time of application, the Applicant shall provide a management plan, which at a minimum shall contain the following elements: Documentation that demonstrates that the application meets the criteria for the program. Provision fora single point of contact responsible for the program. .(3) A plan for transportation of employees to and from the place of employment. ON Date Prepared: January 30, 2007 Ordinance 10, 2007 1 (4) Estimated term of existence of the Employer- Sponsored Housin program. 4 (5) Estimated turnover of occupancy-of employees, i.e., minimum 5 26 months' stay for each employee. 6 Employer- Sponsored Housing program for a minimum of five (5) years. 28 7 29 Examples of any additional elements to the management plan that 8 the Employer- Sponsored Housing application, the Applicant shall provide would benefit employees and /or mitigate potential impacts to the 9 32 community as requested by the City_ 10 continue the Employer- Sponsored Housing program beyond the minimum 34 11 (7) If a two (2) bedroom unit with a den is used in the program, the 12 the Employer- Sponsored Housing program is terminated, either by the Applicant shall demonstrate that adequate parking is being 13 38 provided by meeting the minimum requirements in accordance with 14 (,g) Revocation /Termination. An approved Employer- Sponsored Housing City Code, or by restricting the number of parking spaces used to 15 41 two spaces. 16 M The Applicant's failure to maintain the Employer- Sponsored 43 17 (8) A notarized affidavit that the applicable HOA or POA has been 18 aspects of the approved manaaement Dlan. notified of the application. 19 20 (e) Review, Approval and Appeal. All Employer- Sponsored Housing 21 applications shall be reviewed by Growth Management Staff and shall be 22 approved in writing by the Growth Management Director only upon 23 demonstration by the Applicant of compliance with Sections (b). (c). and U 3 (d) above. Upon denial of an application, the Applicant may appeal the 40 Growth Management Director's decision in accordance with City Code. 26 Upon approval of the application, the Applicant shall maintain the 27 Employer- Sponsored Housing program for a minimum of five (5) years. 28 29 (f) Annual Report. For a minimum period of five (5) years after approval of 30 the Employer- Sponsored Housing application, the Applicant shall provide 31 an annual report on the anniversary of approval demonstrating continued 32 compliance with Sections (b), (c), and (d) above. Should the Applicant 33 continue the Employer- Sponsored Housing program beyond the minimum 34 five (5) year period, the said Applicant shall file with the Growth 35 Management Director annual reports demonstrating such compliance until 36 the Employer- Sponsored Housing program is terminated, either by the 37 Applicant or as set forth in Section (g ) below. 38 39 (,g) Revocation /Termination. An approved Employer- Sponsored Housing 40 program shall be revoked or terminated upon the following: 41 42 M The Applicant's failure to maintain the Employer- Sponsored 43 Housing program in accordance with Sections (b), (c), and (d) 44 provided herein, including, but not limited to, compliance with all 45 aspects of the approved manaaement Dlan. U 3 Date Prepared: January 30, 2007 Ordinance 10, 2007 1 (2) The Applicant's failure to file an annual report, as required herein, *3 or the Applicant's failure to demonstrate continued compliance with the approved program in an annual report. 4 5 (3) The sale of any dwelling unit included in the plan. 6 7 Effect of Revocation /Termination. Upon revocation or termination of an 8 approved Employer- Sponsored Housing plan, occupancy of any units 9 included in the approved plan shall be limited to a maximum of four (4) 10 unrelated persons or as otherwise provided for in the Code of Ordinances. 11 12 SECTION 3. Section 78 -751, Code of Ordinances entitled "Definitions" is hereby 13 amended to read as follows (deleted language is ; new language is 14 underlined): 15 16 Sec. 78 -751 Definitions. 17 18 Employer- sponsored housing means a multi - family dwelling approved by the City as 19 part of the Employer- Sponsored Housing program, designed solely to house employee 20 living quarters at a maximum occupancy of five (5) persons not related by blood or 21 marriaae. livina together as a sinqle housekeepinq unit in a three (3) bedroom or _a two 22 (2) bedroom with a den. 23 40 SECTION 4. Codification of this Ordinance is hereby authorized and directed. 26 SECTION 5. This Ordinance shall become effective immediately upon adoption. 27 28 29 30 (The remainder of this page left intentionally blank) 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Fly U 0 Date Prepared: January 30, 2007 Ordinance 10, 2007 1 PASSED this . day of , 2007, upon first reading. wPASSED AND ADOPTED this day of , 2007, upon 4 second and final reading. 5 6 7 CITY OF PALM BEACH GARDENS FOR AGAINST ABSENT 8 9 BY: 10 Joseph R. Russo, Mayor 11 12 13 Jody Barnett, Vice Mayor 14 15 16 Eric Jablin, Councilmember 17 18 19 David Levy, Councilmember 20 21 22 Hal R. Valeche, Councilmember 23 46 ATTEST: 26 27 28 BY: 29 Patricia Snider, CMC, City Clerk 30 31 32 APPROVED AS TO FORM AND 33 LEGAL SUFFICIENCY 34 35 36 BY: 37 Christine P. Tatum, City Attorney 38 39 40 41 42 43 44 45 6 G: \attorney_share \ORDINANCES \employer sponsored housing - ord 10 2007.doc 5 • C7 • v as w O CL N v CD 0 o 0 CD 0' -0 N: E 57 CD m (D (D 0 0 O � 7 rn (n v � CD N 0 (0 O O O V Ul S CD Q v w F 0 CD 0 (D Q ODD OD D2 m "Dva� '� z cn o m cn �ov,vc0i -' o lo o � (n 0) 0(D ` .d 3 ; a o m ' (D CD g� g0 0 � n o O rtt O� (n 3 v _� O �( I�,v . CD CD 0 3 b ' o Qo a a n , to = 7< 4 (D (n Q°} Q° a) °o En 3 m C o m o ` 0 ;CD n. ti% 90 D cn 0 n O' U PO �. a ro 0 0 m . CD n 2V v HiUEt (n � ggg� o N C -;CD a W O m S Wr 3 e t PQ S((S,4 i 0) (D (n (D � ' f;n �vu 'n 169 �' 1 Q CD :3 CD 0 C) A. co (It (n --4 ° 0) A ® o A f N CD p Ap'071�(11, N :3 . O . pN O (0 (D 0 v' -a -w 0 N 00 ENi '' Ln O 10 N > Clt 00 a N 0 CD .6 (D Q (D co 3+' A O W C) W' (0 dN.l N 0) co W 0 (D O_ \ } \ d y W O � W a W a »I O� 16 c v N 0) 0) (NJ) F 70 of (b cc T C (D P W FL O O O O O® O O® O N " (D O :p O O t® O< O 0— P _ (D CA) a FCTt -a �n1 (n (n O cn N o it'o (0a o 7 K <o o vo C A de "�I (D 'O CD < CD O I&q N e» W i u to N o co -, N M T n 0 3 3 Co co n 0 n C) :r (D :, v C Q N CD .7 0 1 O ci OD Do ;Im On '� z cn o m ° ��'3 iU Tt o oT' e (n N .3 -' o lo o � (n _D n 0 O ` .d �(U R°s qL cn N ( ' (D a N 0 � 3 3 0 M _. (n 3 w CL (� 0 m CD o 3 b ' o Qo a a n , r' cn Q° 0 °o En (D PN C1 7u' o O� n. ti% (D n s• U CD �. a R ;9 HiUEt (n � C W O 3 PQ S((S,4 i 0) (D (n C) N cn t 3 o v' -a -w 0 N 00 ENi '' Ln O 10 N > Clt 00 a N Uti .6 (D Q (D co 3+' rj 0 09 CJt 0) Efl c). # A W O � W a W a »I O� 16 c v N 0) 0) (NJ) co Oi tN€ 70 of (b Oyo IN P W v O O O O O® O O® O (p� O 0 (D O :p O O t® O< O 0— O O Opp OO� a 0 0000 'O CD < CD O I&q N e» W i u to N 5R: €►J 69 5v (Jl tai_ 69 A En bs (Tt v 3 O -,j l ON rN ° ) j A (D § � CD pj 0 O O O N &a D 7 N -4 m Pi 4� , N M (U W O Oo � fl? A N v co c0 N j � s O O O O O 0 O O O_ Op cn O O ®O 0o•OO� o0 o-0(D CIO cO�` v 0, Z3 o co -, N M T n 0 3 3 Co co n 0 n C) :r (D :, v C Q N CD .7 0 1 O ci 2002 Economic Census: Summary Statistics by 2002 NAICS - Palm Beach Gardens city, FL Page 2 of 2 Source: 2002 Economic Census, GeOgrapWc Area Series Questions? Last revised: November 07, 2005 • Census Bureau Links: Home • Search • Subjects A -Z • FAQs • Data Tools • Catalog • Census 2000 • Quality • Privacy Policy • Contact Us . "inq'You Kate Info and De d ns Page Last Modified: November 07, 2005 http : / /www.census.gov /econ/census02 /data /fl /54075.HTM 12/4/2006 • Workforce Housing Needs Assessment Prepared for: Housing Leadership Council of Palm Beach County, Inc. • Prepared by: Florida International University Metropolitan Center �r. June 29, 2006 is C • ej The Metropolitan Center at Florida International University: The Metropolitan Center at Florida International University (FIU) delivers information and expertise to decision makers, community leaders and citizens as they seek to forge solutions to urban problems. The Center is engaged in the study of housing, demographics, economics and politics in South Florida. The overall goal of the Center, as an "applied research" institute, is to provide decision - makers with the best possible information to forge solutions to the problems confronting South Florida's urban areas. Toward that goal, the Center provides research, training, and technical assistance to governmental and nonprofit institutions in South Florida. Metropolitan Center 150 S.E. 2nd Avenue, Suite 500 Miami, Florida 33131 (305) 349 -1251 http:iirnetropolitan.fiu,edu Study Team Ned Murray, Ph. D., AICP, Associate Director Dario Moreno, Ph. D., Director Rosa Davis, Research Associate and Project Manager Dario Gonzalez, Research Associate Maria Ilcheva, Research Associate Vanessa Brito, Communication Director Stephanie Smith, Research Assistant Lina Duran, Research Assistant Amanda Gorski, Research Assistant Javier Correoso, Research Assistant Anthony Villaverde, Research Assistant Survey Research Team Dario Moreno, Ph.D., Director Maria Ilcheva, Research Associate Ned Murray, Ph.D., AICP, Associate Director The Metropolitan Center at FIU extends our sincere thanks and appreciation to the following individuals and organizations for their technical assistance and support throughout the study process: Housing Leadership of Palm Beach County Steering Committee Economic Council of Palm Beach County, Inc. Mike Jones Arthur J. Menor Marty Perry Robert C. Kneip Rod Macon Barda Kosovrasti Palm Beach County Housing Needs Assessment Metropolitan Center ;�, Essentially, populations follow job growth. Employment and population growth will occur through the retention and expansion of existing firms and new economic growth resulting from start -ups, spin -offs, and relocations to Palm Beach County. The future demand for housing will be defined by the location, type, and wage levels of Palm Beach County's future employment growth. To better understand the current state of employment in Palm Beach County with respect to the recruitment and retention of workers, the "Housing Demand Analysis" element of the study included an "Employer Survey." The purpose and intent of the survey was to examine the extent to which housing values in the Palm Beach County are impacting the ability of employers to recruit and retain employees. The survey was designed as a telephone interview consisting of both closed- and open -ended questions, designed to elicit elaboration on several potential aspects of the correlation between housing and employment. The survey included the top 50 employers in Palm Beach County and a sampling of approximately 150 smaller employers based on industry type, size, and geographical representation within Palm Beach County. Key statistical findings from the survey results include the following: ► The majority of Palm Beach County employers (58.4°/x) reported the cost of housing in Palm Beach County has impacted their ability to recruit new employees. ► 70.6% of large employers (100 or more employees) indicated the cost of housing in Palm Beach County has impacted their business /institution's ability to recruit new employees. ► 44.2 % of employers indicated that the cost of housing in Palm Beach County has impacted their ability to retain existing employees. ► 72.6% of large employers indicated that the cost of housing in Palm Beach County has impacted their ability to retain existing employees. • ► The majority of employers (69.1 %) who consider Palm Beach County's cost of housing to be impacting their recruitment ability believe that it is caused by a gap between wages and housing prices. ► The cost of housing has affected recruitment efforts for all levels of employees, with entry - level positions (38.3 %) being the most affected, followed by technicians and trade personnel (34.4 %). ► 67.8% of employers who recognized that the cost of housing in Palm Beach County has impacted their ability to recruit new employees have had to expand or modify their recruitment methods to attract prospective employees. The need to protect and preserve an adequate inventory of workforce accessible housing is a growing economic development challenge in Palm Beach County and all of South Florida. Rapidly appreciating housing values have diminished the supply of affordable owner and renter units, thus creating a severe mismatch with the housing demand of the local workforce. The economic imbalance is exacerbated by the lack of production of workforce - priced owner and renter housing units. In addition, wholesale speculation in the investment market during 2004 -2005 directly contributed to the rapid conversion of multi - family rental housing into condominiums resulting in a substantial loss of the existing rental housing inventory. Palm Beach County is a large land area and larger still with respect to disparities in household income and property values. Yet, Palm Beach County is bound together by a single economic base, principally comprised of service - providing industries that fuel the larger tourism economy of South Florida. Additionally, resident and non - resident population growth has spurred significant growth in the Professional Services, Construction, and Health Care and Social Assistance • industries. This is an important understanding, as local labor markets are fairly structured and Palm Beach County Housing Needs Assessment Metropolitan Center Business Development Board of Palm Beach County .- Kelly Smallridge Peggy Blackwood Workforce Alliance, Inc. Kathryn Schmidt Greater Boca Raton Chamber of Commerce . Troy McLellan Chamber of Commerce of the Palm Beaches Dennis Grady Greater Delray Beach Chamber of Commerce Bill Wood North Palm Beach County Chamber of Commerce Casey Steinbacher Palms West Chamber of Commerce Vivian Palmer Geoff Sluggett Michael Horwitz Technical Consultant to the Housing Leadership Council Owen Beitsch, Real Estate Research Corporation, Inc. • Housing Leadership Council of Palm Beach County Technical Advisors r Grateful acknowledgement is given to the individuals and organizations too numerous to mention that attended meetings, offered suggestions on the design of the study and provided data to make this study as complete as possible. A special thanks to the following individuals and organizations who volunteered their time and resources: Judy Ayers, U.S. Department of HUD Kristen Carr, Regional MLS, Inc Bob Gray, Strategic Planning Group, Jacksonville Brad Hunter, Metrostudy Tracey Lamport, United Way of Palm Beach County Tom Lanahan, City of Greenacres John McHenry, Ph.D. Jane Pike, Jupiter- Tequesta -Hobe Sound Association of Realtors Laurel Robinson, West Palm Beach Housing Authority Rebecca Rust, Agency for Workforce Innovation Paula Ryan, City of West Palm Beach Palm Beach County Planning and Zoning Department Karen Roberts, Human Resources Association of Palm Beach County Greta Von Unruh, Economic Development Research Institute, Inc. Palm Beach County Housing Needs Assessment Metropolitan Center �z Y XECUTINE45UN1MARY 111, 1511 1 Jill -1 The Palm Beach County Workforce Housing Needs Assessment was prepared by The Metropolitan Center at Florida International University (FIU) on behalf of the Housing .Leadership Council of Palm Beach County, Inc. (HLC /PBC). The purpose of the Housing Needs Assessment is to provide a quantitative study that will serve as a baseline for understanding and measuring Palm Beach County's housing supply and demand relationship. In establishing their organization, the HLC /PBC set forth a vision of "attainable housing for all members of the Palm Beach County workforce" and a mission to "'increase the availability of housing throughout Palm Beach County for the workforce at all income levels." The HLC /PBC has three primary goals: ► To conduct research on the state of workforce housing in Palm Beach County through credible, independent experts; ► To identify strategies and funding options that can be implemented by utilizing a combination of government, industry and private cooperation and partnerships; and ► To promote, support and implement, through education and advocacy, plans that will help provide attainable workforce for every city and the unincorporated areas of Palm Beach County. To this end, the FIU Metropolitan Center's approach was to: . ► Prepare a comprehensive housing database and analysis designed to assist Palm Beach County in determining future housing policies and strategies; ► Combine economic and housing market analyses, utilizing the most current and reliable primary and secondary data sources; and ► Provide a clear and workable database that can be updated regularly. The methodology used by the FIU Metropolitan Center in the research and preparation of the Palm Beach County Workforce Housing Needs Assessment is to link current and future housing demand and supply factors and conditions with existing and future population and employment characteristics and projections. The housing demand and supply assessment examines the existing and future housing needs of Palm Beach County's resident worker population and provides several layers of affordability gap analysis based on prevailing wages, household incomes, and housing values. The study attempts to clearly illustrate the important relationship between housing supply and demand, and the economic significance of creating and maintaining an adequate supply of affordable homeowner and renter housing. The study provides further evidence that the economic base of Palm Beach County and South Florida is largely supported by the nondurable service - providing industries. These industries currently comprise 87 percent of Palm Beach County's employment base. While the majority of these jobs are directly related to South Florida's tourism -based economy, recent economic growth in Palm Beach and South Florida has been fueled by unprecedented population growth. Growth in the Retail Trade, Health Care and Social Assistance, Administrative Support, and Waste Management and Construction industries are all directly attributed to the region's continued population growth. Palm Beach County's future housing demand will be largely determined by ongoing and planned economic development activity that will result in expanded employment opportunities. • Palm Beach County Housing Needs Assessment Metropolitan Center iv • have a certain level of geographic; arrangement that relates to housing supply and demand. At the core of the labor market are the primary jobs, those that consist of career professional and technical positions with livable wages and benefits, including teachers, nurses, police officers and firefighters. Surrounding the core primary jobs is the secondary labor market consisting of generally low -wage and unstable employment in the nondurable goods sector, including the consumer services areas of the local economy. The study's analysis of Palm Beach County's labor market found that the vast majority of local employment is found in low -wage occupations within the service sectors of the economy. In fact the average annual wage in Palm Beach County for all occupations is only $27,851. This has profound implications from a local policy standpoint, because in order to effectively address the demand for resident worker housing, Palm Beach County and its municipalities must first consider the relationship between housing supply and demand and the dynamics of the local labor market. The study determined that Palm Beach County and South Florida underwent an explosive three - year housing boom between 2003 -2005 that resulted in a severe housing supply and demand imbalance. In the single - family housing market, the median house price -to- income ratio, a key economic indicator in assessing local market trends and vitality, increased from 5:1 to 7:1 during the three -year period, thereby outpacing other high priced metropolitan markets. Rapid appreciation created an inflationary housing market that opened substantial affordability gaps in many of Palm Beach County's municipalities based on existing household incomes. The housing market imbalance is also evident in Palm Beach County's rental housing. The average rent in Palm Beach County is currently $1,122 per month, which represents a 52% increase from 2000. Rent levels in municipalities with large concentrations of rental housing and workforce populations including West Palm Beach, Boynton Beach, Delray Beach, and Boca Raton are above the Palm Beach County average rent price. Of particular importance to Palm Beach County's leading industries and occupations, the current average rent price exceeds the affordability capacity of all households earning 80 percent or less of the area median income • (AMI). Home price appreciation is expected to decrease to more modest single digit levels, with estimates of 5 -6 percent annually, though initial depreciation could continue through the first six months of 2006 as the market adjusts to the inflationary pattern of the last three years. This will most likely occur in the upper end of the housing market and in certain geographical sub - markets. However, the increasing inventory of single - family homes currently on the market is an issue of concern. In fact, Palm Beach County's single - family home sales in April 2006 declined by 43 percent from April 2005, a negative trend that has continued since November 2005 and has returned Palm Beach County to a mid -1990s sales activity level. Palm Beach County's affordable housing shortage is largely due to several key factors, including inflationary housing values that far exceed the income of most County residents; the substantial loss of multi - family rental housing through condominium conversions and the overall decline in new housing construction. Other contributing factors include rising interest rates, increases in construction costs and materials and the increasing costs associated with homeownership (taxes, insurance, etc.). The loss of the County's affordable housing supply, through rapid inflation and condominium conversions, is not recoverable. While housing values are expected to adjust to overall demand in the housing market, projected economic growth and demand for second "resort" homes will continue to drive the market for single - family homes and condominiums. Rent prices will also remain high due to the current low inventory, vacancy rates and sharp decline in rental housing production. Further, the high home value to income ratio is not likely to lower despite a recent decrease in median sale values and a projected return to modest appreciation levels. The current ratio of • greater than 7:1 is extreme and creates affordability gaps that cannot be addressed without deep Palm Beach County Housing Needs Assessment Metropolitan Center Vi • subsidies and /or a heightened level of riew affordable housing production. This market condition should persist due to the continuation of an economic growth pattern in Palm Beach County that is tourism- and population growth -based with new employment occurring largely in low -wage service and retail occupations. So, while job growth has been significant in recent years and, in fact, outpaced new housing starts, there is little correlation between resident worker demand and current housing values. • r� Additionally, recent employment projections provided by the Florida Agency for Workforce Innovation (AWI) show an increase of 111,797 new jobs in Palm Beach County by 2013. This has significant housing demand implications, due to the direct correlation between the growth in the workforce age (20 -64) population and current /future housing demand and location. Currently, the largest concentrations of the workforce age population are located in West Palm Beach (55,527), Boca Raton (46,394), Delray Beach (36,749) and Boynton Beach (36,720). Projections for 2025 indicate that the largest increases will occur in Wellington (20,241), West Palm Beach (17,026), Royal Palm Beach (14,283), Boynton Beach (12,273) and Jupiter (12,032). Palm Beach County's housing demand will be spurred by continued economic growth and net migration. Current and future demand creates the need for single- family and rental housing units priced at levels consistent with the household incomes and occupational wages of the local labor market, including various targeted workforce occupations. The ability of Palm Beach County and its municipalities to provide for this demand will ultimately determine the County's capacity for housing its current and future workforce. The following "key findings" highlight the important housing demand and supply factors that Palm Beach County will need to consider in order to effectively address its resident worker housing needs. Key Findings ► Palm Beach County's median annual wage for all occupations is $27,851. ► Service providing industries account for 87 percent of all jobs in Palm Beach County. ► According to the Florida Agency for Workforce Innovation (AWI), the largest growth in employment is expected to occur in Administrative Support & Waste Management, Remediation Services and Health Care and Social Assistance. The majority of the occupations associated with this employment earn less than $30,000 annually. ► Palm Beach County has a housing supply imbalance that has been exacerbated by a continuing trend toward upscale single and multi - family development that is incompatible with the housing demand of the majority of Palm Beach County's working residents. ► The substantial loss of Palm Beach County's rental housing supply as a result of condominium conversions coupled with the overall decline in rental housing production has resulted in record -low vacancy rates and soaring rent prices throughout the County. Only 17 percent of Palm Beach County's households earn more than $100,000 annually. ► The housing affordability gap based on the current median sale price ($392,900) of a single - family home in Palm Beach County is $209,071. ► Approximately 90 percent of Palm Beach County's households would be unable to purchase a single - family home at the current median sale price. Palm Beach County Housing Needs Assessment Metropolitan Center Vii • ► Municipalities within Palm Beach County with high concentrations of the resident workforce also have some of the largest affordability gaps, including Boca Raton, Delray Beach, Boynton Beach, Greenacres, and Palm Beach Gardens. • C� ► Municipalities with high concentrations of Palm Beach County's resident workforce also show some of the highest appreciation rates (2004 -2005) for single - family homes, including West Palm Beach (36 %), Greenacres (31 %), Lake Park (29 %) and Delray Beach (28 %). ► The affordable home purchase price is among the lowest in Palm Beach County's municipalities with largest concentrations of the workforce, including West Palm Beach,($134,146), Delray Beach ($161,622) and Boynton Beach ($147,772). ► Based on employment and occupations projections, Palm Beach County's future workforce housing demand (50 -120% of AMI) will total approximately 98,000 units between 2005 -2025. ► Future housing demand will consist of 28,906 units for households earning between 80 -120% of AMI and 69,060 units for household earning less than 80% of AMI. ► Future housing demand will be greatest in municipalities with currently high concentrations of the resident workforce, including West Palm Beach (11,018 units), Boynton Beach (7,619 units), Royal Palm Beach (6,108 units) and Greenacres (5,727 units). Palm Beach County Housing Needs Assessment Metropolitan Center Viii r � �J Palm Beach County Workforce Housing Needs Assessment CREDITS.............................................................................................................. ............................... ii EXECUTIVESUMMARY .................................................................................... ............................... iv KeyFindings .................................................................. ............................... ............................vii INTRODUCTION AND METHODOLOGY ........................................................... ..............................1 Defining. Affordable Housing and Measuring Affordability ........................... ..............................1 I. HOUSING SUPPLY ANALYSIS ........................................................................ ..............................5 HousingInventory by Type .......................................................................... ..............................5 Condition of Existing Housing ...................................................................... ..............................8 HousingOccupancy ................................................................................... .............................11 DevelopmentTrends ................................................................................ ............................... 14 RealEstate Market ..................................................................................... .............................15 11. EXISTING HOUSING DEMAND .......................................:.............................. .............................18 Labor Market and Economic Base ............................................................. .............................18 Figure 1: 2006 Inventory of Single- family and Multi- family Units: Top Ranking Household Composition and Household Income ....................................... .............................22 Figure 2: 2006 Housing Inventory by Jurisdiction ...................................... ............................... Affordability Gap and Cost Burden ............................................................. .............................25 Figure 3: Age of Housing Units in Palm Beach County ............................... ..............:...............8 III. FUTURE HOUSING DEMAND ................................... ............................... .. ............................... .34 Industry and Employment Growth ............................................................ ............................... 34 OccupationalGrowth ................................................................................ ............................... 38 Palm Beach County Employer Survey ....................................................... .............................40 Figure 7: Condo Conversions by Municipality: 2005 - 2006 ....................... ............................... Future Housing Demand Projections ......................................................... .............................42 Figure 8: New Rental Apartments: Starts and Completions from 2000 -3rd Quarter 2005...... 13 IV. HOUSING SUPPLY AND DEMAND ASSESSMENT .................................... .............................47 1994 -Sept 200514 Housing Demand Assessment ................................................................... .............................47 Statistical Current and Projected Housing Supply ...................................................... .............................50 Housing Affordability Gap Analysis ............................................................ .............................52 16 Assessment of Housing Supply and Demand Conditions on Future Employment and Economicgrowth ...................................................................................... ............................... 53 TABLE OF FIGURES Figure 1: 2006 Inventory of Single- family and Multi- family Units: Top Ranking Jurisdictions ... 5 Figure 2: 2006 Housing Inventory by Jurisdiction ...................................... ............................... 7 Figure 3: Age of Housing Units in Palm Beach County ............................... ..............:...............8 Figure 4: Age of Housing Units by Municipality ........................................... ..............................9 Figure 5: Substandard Housing by Municipality: 2000 ............................... .............................10 Figure 6: Owner - Occupied Units by Jurisdiction ...................................... ............................... 12 Figure 7: Condo Conversions by Municipality: 2005 - 2006 ....................... ............................... 13 Figure 8: New Rental Apartments: Starts and Completions from 2000 -3rd Quarter 2005...... 13 Figure 9: New Housing Units Authorized by Permit in Palm Beach County: 1994 -Sept 200514 Figure 10: Median Selling Price for a Single- family Home in Largest Metropolitan Statistical Areas (MSAs): Year End 2003 and 2005 ................................................... .............................15 Figure 11: Median Sales Price by Jurisdiction: 2004 - 2005 ...................... ............................... 16 Figure 12: Major Industry Employers Palm Beach County: 2000 -2004 ..... .............................19 Figure 13: Nonagricultural Employment in Florida: West Palm Beach, Boca Raton, Boynton BeachMD ................................................................................................... .............................20 Figure 14: Top Occupational Employment: 2006 Wage Estimates ............ .............................21 • Palm Beach County Housing Needs Assessment Metropolitan Center X Figure 15: Tenure by Household Income as Percent ofArea Madan Income: 2005 Area Figure 16: Household Income as Percent of Area Median Income by Municipality ................ 24 Figure 17: Enclaves (Municipalities with incomes higher than 12096 of the AK8| and populations of5.00Oor|ean).AK4|=$52.825 ............................................................................ 28 Figure 18: General Municipalities: (Municipalities with incomes at or below 12096 of the AK4| and populations of over 5O0O).Ak4|=$G2.825 ......................................................................... 2G Figure 1Q: Affordability Gap for Single-family Homes by Municipality ..................................... 28 Figure 2O: Affordability Gap for Condo/Town House by Municipality ............. ........................ 3O Figure 31: Affordability Gap for 2 Bedroom Rental Apartment by Municipality: 2OO8 ............. 31 Figure 22: Occupations bv Area Median Income of$52,825:2O05 ........................................ 32 Figure 23: Housing Affordability by Occupation Based on Median Phoa of Single-family ' Home in Palm Beach County: 3Q2.9OU ................................................................................... 33 Figure 24: Palm Beach County Employment Growth 2O00-20O4 ........................................... 34 Figure 25: Select Top Producing Employers: 2UU5---------------------..35 Figure 28: Palm Beach County Employment Growth by Industry: 2OU5-2013 ........................ 36 Figure 27: Industry Sub-sector Growth by Total New Emp|nymenL------------'37 Figure 29: Types of Companies Expected to Grow in the State ofFlorida: 2OO5-2U13 ......... �38 Figure 2Q: Occupations Gaining the Most Jobs in Palm Beach County 2UO5'2O13 ............... 30 Figure 3O- Fastest Growing Occupations 20U5'2013 .............................................................. 3Q Figure 31: Projected Housing Demand 20O5-2025 .................................................................. 42 Figure 32, Housing Demand 8U'12096ofAML-----------------------'44 Figure 33: Housing Demand Below 8O%/fAM) ..................................................................... 45 Figure 34: Regional Areas ofUnincorporated Palm Beach County ......................................... 4G Figure 35: Concentration of the Leading Occupations by Municipality ................................... 4Q 0 Appendices 40 Appendix A: WORKFORCE HOUSING NEEDS ASSESSMENT: MUNICIPAL PROFILES Appendix B: PALM BEACH COUNTY EMPLOYER SURVEY REPORT Palm Beach County Housing Needs Assessment Metropolitan Center The housing market in Palm Beach County and Southeast Florida, like many metropolitan areas throughout the nation, is facing serious challenges. In recent years, rapidly escalating increases in housing values has threatened to make housing unaffordable for low and moderate - income households, as well as the working middle class. At the local level, many in both the public and private sectors have come to recognize the link between an adequate supply of affordable housing and sustainable economic growth. To develop this understanding and to move forward with real policies and solutions to address these housing issues, it is important for communities to assess the critical relationship between local housing supply and demand. The growing housing affordability crisis has serious consequences: ► First, we are putting Palm Beach County's economy at risk. High housing costs make it difficult to fill jobs and discourages businesses from locating to or expanding in the area. Meanwhile, many young college graduates from our state college and university system are forced to pursue jobs in other areas of the country that have a lower cost of living. Based on this study's findings, this dynamic is already occurring. ► Second, we are threatening the social fabric of our communities and neighborhoods. Due to escalating housing costs, people cannot afford to maintain their existing community ties or live close to their jobs or extended families. Many of us could not even afford to buy our own homes at today prices. Palm Beach County and its 37 municipalities are each challenged to respond to this affordable • housing crisis by recognizing the critical role they play in housing policy and strategy formulation. This point is echoed in the recent "The State of the Nation's Housing 2006" report produced by the Joint Center for Housing Studies at Harvard University. The report states the following: "In today's environment, perhaps the biggest housing challenge of all is to create the political will to make a more concerted assault on the nation's affordability problems. The fact that local business communities are beginning to make workforce housing a priority is a positive sign that this commitment may be developing. In addition, as the impacts of high housing costs and metropolitan sprawl increasingly affect the day -to -day lives of middle- and upper- income households, the voices calling for housing policy reform may become louder." The report goes on to state that "making significant headway will be difficult without the combined efforts of all levels of government to expand housing subsidies, create incentives for the private sector to build affordable housing, institute land use policies that reduce the barriers to development and educate the public about the importance of affordable housing." Given the extreme housing market conditions that currently exists in Palm Beach County and Southeast Florida with respect to the mismatch between housing values and household incomes there is a need for bold solutions that will require the formation of working private- public partnerships and new levels of inter- governmental cooperation. Defining Affordable Housing and Measuring Affordability Housing affordability is generally defined as the capacity of households to consume housing services and, specifically, the relationship between household incomes and prevailing housing • prices and rents. The standard most used.by various units of government is that households Palm Beach County Housing Needs Assessment Metropolitan Center • should spend no more than 30 percent of their income on housing. This is also the standard definition for housing programs administered by the Department of Housing and Urban Development (HUD) and most state programs, including various housing programs administered through the State of Florida's Housing Finance Corporation (FHFC) and Department of Community Affairs (DCA). However, this definition of housing affordability has its limitations because of the inability to determine whether households spend more than 30 percent of their income on housing by necessity or choice. Specifically, the definition does not consider that upper income and smaller households can afford to spend much more than 30 percent of their incomes on housing and still have enough income left over to satisfy other basic needs, whereas low income households that pay even 10 percent of their incomes on housing costs may be forced to forgo essential medical care and healthy food (The Brookings Institution, 2002). Affordability Indices One measure of housing affordability is the cost of homeownership, commonly conveyed through housing affordability indices. These indices generally indicate that affordability increased substantially toward the end of the last decade, primarily as a result of lower interest rates during that period. A housing affordability index for an area brings together the price and the income elements that contribute to housing affordability. The following describes the most recognized affordability indices: National Association of Realtors (NAR) Index: The most common index is that produced by the National Association of Realtors (NAR). The NAR index measures the ability of the median income household in an area to afford a median priced house. In addition to the median income and median house price in an area, the NAR index considers current mortgage interest rates, assumptions about the down payment required to purchase the median price home, and the maximum percentage of • household income that can be spent on housing. An index of 100 indicates the typical (median) family in the area has sufficient income to purchase a single - family home selling at the median price (Shimberg Center for Affordable Housing, 2004) • Housing Opportunity Index: The National Association of Home Builders (NAHB) has developed a Housing Opportunity Index, which is defined as the share of homes affordable for median household incomes for each metropolitan statistical area (MSA). The NAHB Index has certain intuitive limitations, however, as housing affordability scores are generally more favorable in metropolitan areas that are also rated as "least desirable places to live" according to Places Rated Almanac (Brookings Institution, 2002). The "median house price- income ratio" used by the National Association of Realtors and other housing analysts is a key economic indicator in assessing local market trends and vitality. Nationally, the median house price -to- income ratio has more than tripled in the past five years in many high priced metropolitan markets such as New York City, Boston, Los Angeles and South Florida. While housing affordability indices are useful tools, they typically examine affordability from only an ownership perspective. For households of lower income in a rapidly appreciating housing market, rent price increases have far exceeded growth in incomes, thus worsening the housing affordability problem. Palm Beach County Housing Needs Assessment Metropolitan Center • Link between Economid Growth and Housing Need Palm Beach County's housing affordability problem has widespread economic impacts, including a growing recognition of the important link between an adequate affordable housing supply and economic growth. Many of Florida's business sectors, including professional services, retail trade, and health care, are finding it increasingly difficult to attract and maintain workers for entry and mid - management positions. There is increasing evidence that working families have begun to move to locations which have more affordable housing, both in and outside the State of Florida. Methodology and Scope of Study The Palm Beach County Housing Needs Assessment was prepared by The Metropolitan Center at Florida International University (FIU) on behalf of the Housing Leadership Council of Palm Beach County, Inc. (HLC /PBC). The purpose of the Housing Needs Assessment is to provide a quantitative study that serves as a baseline for understanding and measuring Palm Beach County's housing supply and demand relationship and its impact on the economic sustainability of the county and its municipalities. In establishing their organization, the HLC /PBC set forth a vision of "attainable housing for all members of the Palm Beach County workforce" and a mission to "'increase the availability of housing throughout Palm Beach County for the workforce at all income levels." The HLC /PBC has three primary goals: ► To conduct research on the state of workforce housing in Palm Beach County through • credible, independent experts; ► To identify strategies and funding options that can be implemented by utilizing a combination of government, industry and private cooperation and partnerships; and • ► To promote, support and implement, through education and advocacy, plans that help provide an attainable workforce for every city and the unincorporated areas of Palm Beach County. To this end, the FIU Metropolitan Center's approach was to: ► Prepare a comprehensive housing database and analysis designed to assist Palm Beach County in determining future housing policies and strategies; ► Combine economic and housing market analyses, utilizing the most current and reliable primary and secondary data sources; and ► Provide a clear and workable database that can be updated regularly. The methodology used by the FIU Metropolitan Center in the research and preparation of the Palm Beach County Housing Needs Assessment is to link current and future housing demand and supply factors and conditions with existing and future population and employment characteristics and projections. The housing demand and supply assessment examines the existing and future housing needs of Palm Beach County's resident worker population and provides several layers of affordability gap analysis based on prevailing wages, household incomes, and housing values. The study attempts to clearly illustrate the important relationship between housing supply and demand, and the economic significance of creating and maintaining an adequate supply of affordable homeowner and renter housing. Palm Beach County Housing Needs Assessment Metropolitan Center •. Specifically, the study includes the following elements: ► Housing Supply Analysis: This section provides estimates of the current housing inventory /supply in Palm Beach County based on housing type, tenure, values and geographic sub -area. ► Housing Demand Analysis: This section examines current and projected workforce demand based on a labor market and economic base analysis, as well as population and household trends. ► Housing Demand and Supply Assessment: This section assesses the relationship between current and projected housing supply and demand and determines the level of impact on housing affordability and economic sustainability. Palm Beach County Housing Needs Assessment Metropolitan Center • • • The Housing Supply Analysis provides an assessment of the existing inventory of housing in Palm Beach County and its municipalities, including the condition of the housing stock, vacancy and absorption rates, housing values and development trends. For the purposes of this study, housing inventory is defined as the total number of housing units in the County, including occupied and unoccupied units. Housing supply, on the on the other hand, refers to the amount of units available for sale or rent at any given time. Housing Inventory by Type Inventory of Single - Family and Multi - Family Units Since 2000, the housing inventory in Palm Beach County has increased by 13 percent, growing from 535,791 units to approximately 603,077 in 2006. Unincorporated Palm Beach County and West Palm Beach account for the majority of the housing inventory in Palm Beach County. These areas, along with Wellington, also reported the highest levels of growth since 2000. Multi- family housing (313,675 units) represents the majority of the county's housing inventory with the largest concentration (129,134 units) found in Unincorporated Palm Beach County. Figure 1: 2006 Inventory of Single- family and Multi- family Units: Top Ranking Jurisdictions Goes not include mobile homes, boats and other housing structures. Palm Beach County Housing Needs Assessment Metropolitan Center • is As shown in Figure 2, the distribution of single- family and multi - family homes varies considerably among the municipalities in Palm Beach County. However, many of the highest concentrations (greater than 50 percent) of multi - family housing are located in the larger eastern municipalities, including Delray Beach, West Palm Beach, Boynton Beach and Boca Raton. Palm Beach County Housing Needs Assessment Metropolitan Center • • l� u Figure 2: 2006 Housing Inventory by Jurisdiction Jupiter Inlet Colony Golf Village Haverhill Cloud Lake Atlantis Glen Ridge Lake Clarke Shores Wellington Manalapan Royal Palm Beach Gulf Stream Pahokee Lantana South Bay Palm Beach Gardens Lake Worth Palm Beach - Unincorporated Tequesta Village Jupiter Boca Raton Belle Glade Riviera Beach Boynton Beach West Palm Beach Mangonia Park Briny Breezes Lake Park Ocean Ridge Delray Beach North Palm Beach Greenacres City Palm Beach Shores Palm Beach Palm Springs Juno Beach Highland Beach Hypoluxc South Palm Beach Palm Beach County Housing Inventory by Jurisdiction O Single Family ® Mulwamily Source: (teal Quest, 2006 and 2000 Census Does not include mobile homes. boats and other Palm Beach County Housing Needs Assessment Metropolitan Center 7 • Condition of Existing Housing • Age of Housing The age of a jurisdiction's housing is an important indicator in determining the overall condition of the housing stock. The assumption is that older housing units tend to require more repairs and upgrades than newer housing. Despite the level of growth and development over the past ten years, approximately 41 percent of Palm Beach County's housing units are now over 25 years old (Figure 3 below). Figure 3: Age of Housing Units in Palm Beach County Age of Housing Units in. Palm Beach County Before 1960s 2000 -2005 1960 10°i 1970s 22% i i f I Source: Real Quest, 2006 and 2000 U.S. Census 1980s 29% 1990s 20% The distribution of older housing is significantly greater in municipalities than the County as a whole (See Figure 4). Many of the highest concentrations of the County's older housing stock are located in eastern Palm Beach County municipalities, such as Lake Worth, Lantana, and Lake Park, and the Glades communities of Belle Glade, South Bay and Pahokee. Palm Beach County Housing Needs Assessment Metropolitan Center • Figure 4: Age of Housing Units by Municipality 0 • Hypoluzo Wellington Royal Palm Beach Jupiter Greenacres City Patin Beach Gardens Palm Beach - Unincorporated Juno Beach Highland Beach Boynton Beach West Palm Beach Delray Beach Tequesta Village Haverhill Boca Raton Golf Village Riviera Beach Atlantis Palm Springs v Manalapan Q Pahokee Ocean Ridge South Bay Gulf Stream Lake Clarke Shores Belle Glade Jupiter Inlet Colony North Palm Beach Lake Park Palm Beach Lantana South Palm Beach Ivlangonia Park Briny Breezes Palm Beach Shores Lake Worth Glen Ridge Cloud Lake Palm Beach County Age of Housing by Municipality r— o 2000 -05 O 1990s p 1980s ® Before 1980s I 0% 20% 40% 60% 80% 100% 120 Percent of Units Source: Real Guest, 2006 and 2000 U.S. Census Palm Beach County Housing Needs Assessment Metropolitan Center 9 L` • • Housing Problems and Substandard Housing According to the U.S. Census, Palm Beach County had 30,360 substandard units in 2000. Substandard units are defined as existing housing with any of the following problems: lack of complete plumbing, lack of kitchen facilities, and /or overcrowding. Figure 5 reveals that the highest concentration of substandard housing is found in Unincorporated Palm Beach County (11,300 units). The largest concentrations of municipal substandard housing are found in the older eastern cities, including West Palm Beach (3,774 units) and Lake Worth (2,399). Figure 5: Substandard Housing by Municipality: 2000 Unincorporated I 11;31p well Palm Beach - 2 774 '# Lake Worth { Y,399 i Delray Beach I - 4,994. .. .. ' Bovnlon Beach i 1,914-1 Belle Glade Riviera Beach 1 Boca Paton .1;000 Greenacres Gly l 845�:,i a" � Pahokee l 521 i 1 Jupiter EM 448 - _.•E Palm Springs 410.. wellinglon Royal Palm Beach 371 Ilm Lake Park 362 Palm Beach Gardens ® 308 - > Lanlana ®3(14 South Bay I 287. •;° .. . , ,_.,- .: -. .•. .. .,-.. ., -! S North P.tlm Beach I 129 Mangonia Park 'g 66- I - Palm Beach 154.'.1 Tequesla village j 45....- Lake Clarke Shores 132 I - Haverhill 129 - - • -i .I Juno Beach i 23- - .•:. Hypoluxo I14 "l SOUIh Palm Beach Palm Beach Shores g it Highland Beach Briny Breezes (8 Ocean Ridge 4 Manalap2n 0 -• Jupiter Inlet Colony 0 Gulf Stream 10 - 1 Golf Village O . .: + �..: .. .:� ,• -.i Glen Ridge 0 E Good Lake 10 { AIIanlis 10 ' 0 2,000 4,000 6.000 8,000 10.000 12.000 Source. 2000 U.S. Census Palm Beach County Housing Needs Assessment Metropolitan Center IN • Housing Occupancy Owner - occupied Units According to the U.S. Census, approximately 400,047 units or 74.7 percent of Palm Beach County's occupied housing units are owner - occupied. The high level of homeownership is even more pronounced among municipalities, with half the cities demonstrating ownership rates higher than 70 percent (See Figure 6). The high levels of homeownership can be attributed to several factors, including the increase in single and condominium construction in the past ten years, low interest rates, a greater variety of mortgage options and government programs encouraging homeownership. Owner- occupancy levels are highest in the smaller "enclave" communities such as Atlantis, Manalapan and Golf Village. Contrastingly, owner- occupancy levels are the lowest in established eastern municipalities such as Lake Park, Lake Worth and Riviera Beach and the Glades communities of South Bay, Belle Glade and Pahokee. Renter- occupied Units Renters occupy approximately 135,771 units or 25.3 percent of the occupied housing units in Palm Beach County. However, there has been a notable loss of rental units in last few years as a result of condominium conversions. The vast majority of rental units (107,974 units) are located in Unincorporated Palm Beach County. The highest municipal concentrations are found in West Palm Beach (12,075 units), Delray Beach (7,002 units) Lake Worth (6,415 units) and Boca Raton (5,482 units). Condominium Conversions From 2005 to 2006, Palm Beach County lost 13,385 units or 10 percent of its rental inventory to condominium conversions. Such transactions call for multi - family rental properties to be renovated, converted to condominiums, and resold for a profit. The dramatic increase in condo • conversions in recent years has been fueled by the large cash returns to both investors and rental property owners.` As shown in Figure 7, the municipalities that experienced the highest losses were West Palm Beach (4,514 units), Boca Raton (2,295 units) and Boynton Beach (2,201 units). The result has been the reduction of affordable rental housing options and increased market pressure on the remaining rental inventory. In recent months, however, some condo conversion projects have reverted to rental housing due to a slowing of sales in the condominium sales market. Vacancy Rates The vacancy rate for apartments in Palm Beach County is at an all time low. From 2003 to November 2005, the County's vacancy rate has declined from approximately 6 percent to 2.4 percent. The high level of condominium conversions in the past two years has been a major factor contributing to the current record low vacancy rates. Absorption of Rental Units Another major factor that has contributed to record low apartment vacancy rates in Palm Beach County has been the overall decline in rental housing construction (see Figure 8). Despite an annual demand of approximately 5,656 units in Palm Beach County, there were only 1,332 apartment units completed and a mere 450 units initiated as of the third quarter of 2005. As a result of the low supply in rental units, the County has less than a 1 -month supply of new rental apartment units on the market at any given time. The average number of units absorbed per month in 2005 was 182 units. • Jow Gose. Condo Conversion Craze. National Real Estate Investor. June 1, 2004. Palrn Beach County Housing Needs Assessment Metropolitan Center fi k • • Figure 6: Owner - Occupied Units by Jurisdiction Occupied Housing Units by Jurisdiction ms Ow ner O Renter I Atlantis Manalapan Golf Village Briny Breezes Jupiter Inlet Colony Lake Clarke Shores - ' Gulf Stream Royal Palm Beach = t Ocean Ridge Highland Beach Tequesta Village Palm Beach South Palm Beach Wellington Glen Ridge = Jupiter Haverhill North Palm Beach Boca Raton Boynton Beach t Juno Beach Greenacres City Delray Beach Palm Beach Shores 4 Lantana i::. Palm Springs CIO" Lake . .. i Hypoluxo ,.I. .. Pahokee r South Bay i Riviera Beach Lake Worth West Palm Beach : Mangonia Park i Lake Park Belle Glade i Palm Beach County 01/6 201% 401/ 600/1 80% 100 Jurisdiction • Source: 2000 U.S. Census and RealQuest, 2006 Palm Beach County Housing Needs Assessment Metropolitan Center 12 Figure 7: Condo Conversions by Municipality: 2005- 2006 Condo Conversions in Palm Beach County: 2005-2006 | Lakepwm � Lake Worth ! 8ronnao,00City � oOO 1,000 1,500 2,000 2.500 3,000 3.500 4,000 4,500 5,008 � unhv ' ' ----'-'--- Source: Apartment Realtor Advisor and oonuu.S.Census ' Figure 8: New Rental Apartments: Starts and Completions from 2000-3rd Quarter 2005 noorCe:fwm Beach County oo2,tvovHoo,/on Report: Fourth Quarter zVos. Reinhold P. Wolff Research. Inc. pa/m Beach County Housing Needs Assessment Metropolitan Center 13 West Palm Beach Boca Raton Boynton Beach � ! Palm Beach Gardens / Delray Beach | ' Royal Palm Beach | � Jvnno Wellington | Lakepwm � Lake Worth ! 8ronnao,00City � oOO 1,000 1,500 2,000 2.500 3,000 3.500 4,000 4,500 5,008 � unhv ' ' ----'-'--- Source: Apartment Realtor Advisor and oonuu.S.Census ' Figure 8: New Rental Apartments: Starts and Completions from 2000-3rd Quarter 2005 noorCe:fwm Beach County oo2,tvovHoo,/on Report: Fourth Quarter zVos. Reinhold P. Wolff Research. Inc. pa/m Beach County Housing Needs Assessment Metropolitan Center 13 • Development Trends Housing Permits Although Palm Beach County's housing inventory has grown steadily since 1997, the number of authorized building permits has declined in recent years. Palm Beach County's housing supply /inventory has increased by 67,286 units or 13 percent between 2000 -2006. During this period the County has averaged over 12,200 new housing units per year. The largest increases occurred in Unincorporated Palm Beach County (28,481 units), West Palm Beach (7,403 units), Wellington (4,968 units), Jupiter (4,458 units), Palm Beach Gardens (4,088 units) and Royal Palm Beach (4,063 units). The highest growth rates occurred in Royal Palm Beach (50 percent growth) and Wellington (34 percent growth). ` Palm Beach County's new housing construction (2000 -2006) is comprised of 43,895 single - family and 16,723 multi - family units. Unincorporated Palm Beach County absorbed 55 percent (24,018 units) of the new single- family homes. Municipalities with the largest increases include Wellington (3,768 units), West Palm Beach (3,576 units), Royal Palm Beach (3,130 units), Palm Beach Gardens (2,483 units) and Jupiter (2,024 units). The largest increases in new multi - family units occurred in West Palm Beach (3,058 units), Unincorporated Palm Beach County (2,531 units), Jupiter (2,062 units), Boynton Beach (1,376 units) and Delray Beach (1,323 units). While there has been a 13 percent growth in the Palm Beach County's housing supply since 2000, there has been a steady decline in both single - family and multi - family housing starts in the past two years. Single- family housing starts peaked in 2003 (10,788 starts) but declined by 4 percent in 2005 with an additional 8.5 percent (8,900 starts) decline projected for 2006. Likewise, multi- family housing starts declined 4.7 percent from a peak of 4,578 units in 2004 to 4,364 units in 2005. A further 9.9 percent (3,930 starts) is projected for 2006. From the third quarter of 2004 - to the third quarter of 2005, single - family permit activity decreased by 6 percent. Multi- family permits experienced an even deeper 16 percent decline during this period. Figure 9: New Housing Units Authorized by Permit in Palm Beach County: 1994 -Sept 2005 • Source: Palm Beach County Quarterly Housing Report: Fourth Quarter 2005. Reinhold P. Wolff Research. Inc. Palm Beach County Housing Needs Assessment Metropolitan Center 14 0 • •i Rea! Estate Market Owner Market In the last three years, the growth in real estate values has been unprecedented at the national, state and local levels. The rapid increase in single - family home prices has been especially strong in the South Florida market. In fact, South Florida accounted for some of the highest appreciation rates in the nation and the State.' Figure 10: Median Selling Price for a Single- family Home in Largest Metropolitan Statistical Areas (MSAs): Year End 2003 and 2005 F 1/ 111 Bill, v y, West Palm Fort Lauderdale Miami (57% Orlando (60% Tampa (40% Jacksonville i I Beach (62% (58% Change) Change) Change) Change) (35% Change) Change) i Source: Florida Association of Realtors 2006 Single - Family The median sales price for a single - family home in Palm Beach County increased from $315,000 in 2004 to $390,100 in 2005, an appreciation of 24 percent in one year. Individual municipalities show similar rates of appreciation ranging from 21 to 36 percent during this period. Current housing values for single - family homes are the result of a substantial market appreciation period that began with a 10 percent increase from 2001 -2002, then rapidly escalated to 62 percent increase for single - family between 2003 -2005. Double digit increases in median sale values are evident throughout Palm Beach County. The highest appreciation rates for single - family homes occurred in West Palm Beach (36 %, $329,950 median value), Royal Palm Beach (33 %, $365,000 median value) and Greenacres (31 %, $390,000 median value). Condominiums /Townhouses Condominium /townhouses have also experienced a considerable appreciation in real estate values. The median sales price for a condominium /townhouse in Palm Beach County increased ' Florida Association of Realtors' Sales Report for the Quarter ending December 2005 Palm Beach County Housing Needs Assessment Metropolitan Center W • from $165,000 in 2004 to $215,000 in 2005, an increase of 30 percent. Except for a few variations, most municipalities experienced an appreciation rate between 25 to 45 percent. i Appreciation rates for condominiums between 2003 -2005 soared in many municipalities, including Jupiter (71 percent /$334,000 median value), Greenacres (43 %, $215,000 median value) and Lake Worth (34 %, $142,500 median value). During the third quarter of 2005, 38.9 percent (671 units) of all condominium sales were in the $175,000 - $249,999 price range followed by 25.5 percent (441 units) of sales in the $250,000 - $349,999 price range. During this quarter, the highest median sales prices for condominiums occurred in East Boca Raton ($304,000) and West Palm Beach ($300,000). Figure 11: Median Sales Price by Jurisdiction: 2004 -2005 son=tt .• tt- tt .- Palm Beach County 315,000 390,100 24% 165,000 215,000 30% Man onia Park 73,500 124,900 70% - -- 75,000 - -- Pahokee 60,500 102,500 69% N/A N/A N/A Palm Beach Shores 387,500 625,000 61% 264,250 349,000 32% Ocean Ridge 830,000 1,225,000 48% 425,000 250,000 -41% Atlantis 390,000 529,500 36% 166,000 225,000 36% North Palm Beach 405,000 550,000 36% 245,500 275,000 12% West Palm Beach 242,500 329,950 1 36% 125,000 164,000 31% Royal Palm Beach 275,000 365,000 33% 165,935 202,900 22% Greenacres City 297,500 390,000 31% 150,000 215,000 43 % Lake Park 179,900 232,500 29% 180,000 231,500 29% Wellington 360,000 465,000 29% 193,750 249,000 29% Delray Beach 363,500 465,000 28% 128,500 163,000 27% Palm Beach Garden 398,250 510,000 28% 212,000 268,250 27% Boynton Beach 274,000 349,000 27% 160,550 210,000 31% Jupiter 387,750 484,000 25% 195,000 334,000 71% Boca Raton 369,900 457,500 24% 177,000 235,000 33% . Highland Beach 3,435,000 4,268,000 24% 482,500 600,000 24% Palm Springs 185,000 229,000 24% 76,000 150,000 97 % Palm Beach 415,000 512,000 23% 320,000 375,000 17% Riviera Beach 129,700 160,000 23% 218,450 258,000 18% Lantana 196,750 240,000 22% 190,000 190,000 0% Lake Worth 253,500 308,000 21% 106,000 142,500 34% Lake Clarke Shores 319,000 370,000 16% 152,000 219,000 44% South Bay 62,180 68,450 10% --- --- --- Belle Glade 65,500 70,500 8% Haverhill 204,000 220,000 8% - -- 127,000 --- Te uesta Village 401,000 412,000 3% 189,529 269,900 42% Manala an 2,726,000 2,395,000 >'. 419,000 -- Hypoluxo 1,292,500 787,500 ;`3`;1> 247,500 320,000 29% Jupiter Inlet Colony 1,915,000 972,500 °.-';. --- --- - -- Juno Beach 517,450 - -- - -- 367,500 430,000 17% South Palm Beach --- --- - -- 272,000 396,000 46% • - -- No sales reported for the year Municipalities for which sales data was not available Source: ML5 Palm Beach County Housing Needs Assessment Metropolitan Center were not included on the 16 list • Market Trends Nationwide and in South Florida, there is evidence that the rapid appreciation in both single - family homes and condominiums of the last few years has contributed to an oversupply of properties for sale, creating significant slowdowns in the market. Factors contributing to the slowdown in the housing market include inflationary housing values, rising interest rates, increases in construction costs, and building materials and the increasing costs associated with homeownership (taxes, insurance, etc.). These factors are indicative of an over priced housing markets. ` Although there are signs that the housing market is slowing down, housing values are still escalating. As of March 2006, the median price of a single - family home in Palm Beach County was $392,900, an increase of approximately 1 percent from March 2005. The median sales price of condominium /townhouses escalated from $215,000 to $220,200 during the same period. It is premature to determine what impact the slowdown in the market will have on the housing market. Sales trends in various housing sub - markets will need to be monitored closely over the next 1 -2 years. Rental Market In addition to the surge in home sale prices, rental prices have also experienced a dramatic increase throughout South Florida. In 2000, the median rent for a two- bedroom apartment in Palm Beach County was $700. In 2005, the rent for a two - bedroom unit was approximately $1,122, an increase of 52 percent. At the municipal level, rent prices are significantly higher. Residential leases range from $1,375 in Palm Springs to $3,225 in the Town of Palm Beach. An analysis of new market rate rental activity in Palm Beach County in 2005 indicates that most rental housing development is upscale with rents ranging upwards of $1,00042,000 a month. • likewise, planned market rate rental development in 2005 was also directed toward the upscale rental market. Tax credit apartment developments, which target households earning between 30- 60% of the area median income (AMI), currently average $774.00 /month. The highest average rents in Palm Beach County are East Boca Raton ($1,609) and Delray Beach ($1,375). Rising rent prices are attributed to the low inventory of market rate multi - family rental housing and record low vacancy rates. This condition has been exacerbated by condominium conversions within the past year and the general decline in rental housing production over the last several decades. • Palm Beach County Housing Needs Assessment Metropolitan Center 17 U H" O G DEMAND z s k t.. 51 1 MIN Housing demand refers to the amount and type of residential property desired for purchase or rent in a given market at a given time. The elements that affect housing demand include growth and change in the labor market and industrial base, housing values, household income and population and household composition. Each of these key elements will be discussed in this section. The economic analysis begins with a discussion of Palm Beach County's existing labor market and economic base, including its major industries, occupational employment, and wage rates. Subsequent analysis is given to projected industry and employment growth, including the fastest growing occupations in Palm Beach County. Labor Market and Economic Base Local housing and labor markets are inextricably linked to one another. Essentially, industries are served by local housing markets that provide choices and opportunities for both existing and expanding labor markets. As such, the availability of an existing supply of various housing types and price levels must be maintained to address the housing demand of the variety of occupations that comprise the local industrial base. The need to protect and preserve an adequate inventory of workforce - accessible housing is a growing economic development challenge in Palm Beach County and all of South Florida. Rapidly appreciating housing values have diminished the supply of affordable owner and renter units, thus creating a severe mismatch with the housing demand of the local workforce. The • economic imbalance is exacerbated by the lack of production of workforce - priced owner and renter housing units. In addition, wholesale speculation in the investment market during 2004 -2005 directly contributed to the rapid conversion of multi - family rental housing into condominiums resulting in a substantial loss of the existing rental housing inventory. • In order to effectively develop local policies and strategies that address the demand for workforce housing, Palm Beach County and its municipalities must first consider their larger economic development vision and goals and the relationship between housing supply and demand and the dynamics of the local labor market. Local labor markets are fairly structured and have a certain level of geographic arrangement that relates to housing supply and demand. Housing choice and affordability are key indices in determining the relative strength of this important supply and demand relationship, Local labor markets are comprised of two major employment areas, primary and secondary, and several tertiary areas that include the job training and welfare segments of the labor market. For the purpose of this analysis, focus is given to the two major employment areas of Palm Beach County's labor market. At the core of the labor market are the primary jobs, those that consist of career professional and technical positions with livable wages and benefits. This level of employment is often associated with "knowledge- intensive" industries that offer significant opportunities for career mobility. Primary employment is generally found in Central Business Districts (CBDs) and office parks located within larger metropolitan areas including suburban locations. Surrounding the core primary jobs is the secondary labor market that consists of generally low -wage and unstable employment in the nondurable goods sector, including the consumer service areas of the local economy. Secondary employment is generally scattered throughout a city and the larger metropolitan area. Palm Beach County Housing Needs Assessment Metropolitan Center 18 L` • The economic base of Palm Beach County and South Florida is largely supported by the non- durable service providing industries. These industries currently comprise 87% of Palm Beach County's employment base. While the majority of these jobs are directly related to South Florida tourism, recent economic growth in Palm Beach and South Florida has been fueled by unprecedented population growth. Growth in Retail Trade, Health Care and Social Assistance, Administrative Support and Waste Management and Construction industries are all directly attributed to the region's continued population growth. Together, these industries comprise the economic base of Palm Beach County and all of South Florida. The most recent 2004 County Business Patterns (Figure 12) clearly shows that Palm Beach County's major industry employers are found in the service providing sectors of the economy, including Retail Trade (72,924), Health Care and Social Assistance (63,556), Accommodation and Food Services (52,317); and Administrative Support & Waste Management, Remediation Services (40,989), followed by Professional, Scientific & Technical Services (36,530) and Construction (35,752). In total, these industries alone comprise 302,068 jobs or 64% of Palm Beach County's employment base. Figure 12: Major Industry Employers Palm Beach County: 2000 -2004 Source: County Business Patterns, 2000 -2004 The most recent employment data for Palm Beach County released by the Florida Agency for Workforce Innovation (AWI) shows the most significant growth continuing within the same major industries (see Figure 13). A closer look at industry sub - sectors shows that for the 2005 -2006 reporting period, employment growth was strongest in Employment Services (9.5 percent), General Merchandise (7.8 percent), Ambulatory Health Care Services (6.8 percent) and Administrative and Waste Management Services (6.5 percent). Palm Beach County Housing Needs Assessment Metropolitan Center 19 Total Employees 448,651 470,989 22,338 5% Retail Trade 67,135 72,924 5,789 9% Health Care & Social 59,041 63,556 4,515 8% Assistance Accommodation & 42,247 52,317 10,070 24% Food Services Administrative Support & Waste Management, 58,161 40,989 (17,172) (30 %) Remediation Services Professional, Scientific 29,019 36,530 7,511 26% & Technical Services Construction 29,643 35,752 6,109 .21% Source: County Business Patterns, 2000 -2004 The most recent employment data for Palm Beach County released by the Florida Agency for Workforce Innovation (AWI) shows the most significant growth continuing within the same major industries (see Figure 13). A closer look at industry sub - sectors shows that for the 2005 -2006 reporting period, employment growth was strongest in Employment Services (9.5 percent), General Merchandise (7.8 percent), Ambulatory Health Care Services (6.8 percent) and Administrative and Waste Management Services (6.5 percent). Palm Beach County Housing Needs Assessment Metropolitan Center 19 0 Figure 13: Nonagricultural Employment in Florida: West Palm Beach, Boca Raton, Boynton Beach MD E* Source Florida Agency for Workforce Innovation: Employment by Industry, 2006 The Florida Agency for Workforce Innovation's (AWI) most recent Quarterly Census of Employment & Wages (QCEW -ES -202, 3" Quarter, 2005) for Palm Beach County provides annual salaries and wages for all industries. According to the employment and wage census, average annual wages in Palm Beach County ranged from a low of $18,212 (51,097 jobs) in Accommodation and Food Services to $58,932 (34,446 jobs) in Professional, Scientific & Technical Services. However, the bulk of employment was found in Retail Trade (69,039 jobs/ $27,704 annual wage) followed by Health Care and Social Assistance (67,887 jobs /$42,876 annual wage) and Administrative Support & Waste Management & Remediation Services (59,632 Palm Beach County Housing Needs Assessment Metropolitan Center 20 Total :Nona r,icOltur61'Ern lo. ment , . x592 OQ0 57:5;50U' 1'6,500. ';2.9 %; Total Private YiA Goods Producing 525,500 509,200 i� 63,000 61,100 16,300 3.2% 1,900 3.1% Construction 43,800 41,800 2,000 4.8% Specialty Trade Contractors 25,800 25,400 400 1.6% Manufacturing Service Providing Private Service Providing 19,100 529,000 462,500 19,300 514,400 448,100 -200 14,600 14,400 -1.0% 2.8% 3.2% Trade, Transportation, and Utilities 105,000 103,000 2,000 1.9% Wholesale Trade 22,300 22,200 100 0.5% Retail Trade 72,500 70,900 1,600 2.3 %° Food and Beverage Stores 15,000 15,300 -300 -2.0% General Merchandise Stores 12,400 11,500 900 7.8% Transportation, Warehousing, and Utilities 10,200 9,900 300 3.0% Information 10,900 11,000 -100 -0.9% Financial Activities 40,600 39,400 1,200 3.0% Finance and Insurance 24,900 24,700 200 0.8% Depository Credit Intermediation 8,000 7,600 400 5.3% Professional and Business Services 129,100 122,900 6,200 5.0% ® Professional and Technical Services 37,200 36,500 700 1.9% Management of Companies and Enterprises 8,900 8,500 400 4.7% Administrative and Waste Services 83,000 77,900 5,100 6.5% Employment Services 52,900 48,300 4,600 9.5% Education and Health Services Ambulatory Health Care Services 32,900 30,800 2,100 6.8% Hospitals 16,700 16,700 0 0.0% Leisure and Hospitality 73,700 71,300 2,400 3.4% Accommodation and Food Services 57,000 54,800 2,200 4.0% Accommodation 11,200 10,700 500 4.7 % Food Services and Drinking Places 45,800 44,100 1,700 3.9% Other Services 26,000 25,400 600 2.4% Total Government 66,500 66,300 200 0.3% Federal 6,200 $,200 0 0.0% State 9,200 9,200 0 0.0% Local 51,100 50,900 200 0.4% E* Source Florida Agency for Workforce Innovation: Employment by Industry, 2006 The Florida Agency for Workforce Innovation's (AWI) most recent Quarterly Census of Employment & Wages (QCEW -ES -202, 3" Quarter, 2005) for Palm Beach County provides annual salaries and wages for all industries. According to the employment and wage census, average annual wages in Palm Beach County ranged from a low of $18,212 (51,097 jobs) in Accommodation and Food Services to $58,932 (34,446 jobs) in Professional, Scientific & Technical Services. However, the bulk of employment was found in Retail Trade (69,039 jobs/ $27,704 annual wage) followed by Health Care and Social Assistance (67,887 jobs /$42,876 annual wage) and Administrative Support & Waste Management & Remediation Services (59,632 Palm Beach County Housing Needs Assessment Metropolitan Center 20 • i jobs/$29,976 annual wage). Em'oloyrhent in Local Government in Palm Beach County accounted for 46,796 jobs, with an average annual wage of $40,812. However, a closer look at "occupational" employment and wages for Palm Beach County by 'occupation category" and "hourly wage" provides a more telling picture of the local workforce. The 2004 Labor Market Statistics report produced by the Florida AN indicates the specific "occupations" found within the broader industrial classifications shown above. The Labor Market Statistics report provides total employment figures and 2005 hourly wage estimates for all occupations, including mean, median, entry- and experienced- level wage rates. Figure 14 indicates that Palm Beach County's largest occupational employment is found in retail and services. These occupations generally have low entry and median hourly wage rates. In fact, many of the occupations that comprise Palm Beach County's major employment base — retail sales persons (22,570 jobs /$10.55 median hourly wage), office clerks (13,510 jobs /$10.59 median hourly wage), cashiers (13,430 jobs /$8.17 median hourly wage), waiters and waitresses (13,070 jobs /$6.85 median hourly wage) — are also represent the bottom of the occupation wage scale. Figure 14: Top Occupational Employment: 2006 Wage Estimates Source: Florida Agency for Workforce Innovation, Occupational Employment and Wagos, 2006 The above occupational employment and wage statistics indicate that Palm Beach County's labor market structure is largely skewed toward the secondary labor market (low wage retail and service sector occupations). As previously noted, these low -wage occupations offer little in terms of benefits, job security and career mobility. However, these occupations represent the industries that comprise Palm Beach County's economic base and, as such, must have access to an adequate supply of housing types at affordable price levels. Palm Beach County Housing Needs Assessment Metropolitan Center 4 • Household Composition and Household Income • • Very Low to Moderate Income Households Generally, very low -, low- and moderate - income households are categorized based on the area median income (AMI). The area for the purposes of this study is Palm Beach County. The following describes the income limits for each category: • Low - Income: Below 50% of the median for the area • Moderate - Income: Between 51 -80% of the median for the area • Middle- Income: Between 81- 120% of the median for the area Figure 15 identifies the number of low- and moderate- income households in Palm Beach County. As indicated, in 2005 approximately 39 percent of households in the County were found to be within the low- to moderate- income categories. When analyzed by tenure, the data reveals that 56 percent of renter households in Palm Beach County are low -to- moderate- income (less than 80 percent of AMI) compared to 33 percent of owner households. Figure 15: Tenure by Household Income as Percent of Area Median Income: 2005 Area Median Income (AMI): 52,825* Low Income: <50 % AMI 25,884 61,700 15% Moderate Income: <80 % AMI 41,732 69,321 17% Middle Income: <120% AMI 62,862 62,908 16% High Income: <150% AMI 78,709 80,436 20% High Income: 151% +AMI 78,709+ 125,682 31% Total 400,047 100% Total Low to Moderate Income 41,732 or Less 131,021 33% 4A, •�� Low Income: <50% AMI 25,884 42,689 31 %� Moderate Income: <80% AMI 41,732 33,941 25% Middle Income: <120% AM] 62,862 24,006 1$�/a High Income: <150% AMI 78,709 20,564 15% High Income: 151% + AMI 78,709+ 14,571 11% Total 135,771 100% Total Low to Moderate Income 41,732 or Less 76,630 56 % "' Low Income: <50% AMI 25,884 104,389 19% Moderate Income: <80% AMI 41,732 103,262 19% Middle Income: <120% AMI 62,862 86,914 16% High Income: <150% AMI 78,709 100,999 19% High Income: 151% + AMI 78,709+ 140,253 26% Total 535,818 100% Total Low to Moderate Income 41,732 or Less 207,651 3g% Source: 2000 U.S. Census Adjusted for inflation 2nd housing growth. Palm Beach County Housing Needs Assessment Metropolitan Center 22 • The concentrations of low- and moderate= income households become more visible when viewed at the municipal level. As shown in Figure 16, the highest concentrations of poorer households are found in the Glades communities of South Bay (66 percent low and moderate), Belle Glade (64 percent low and moderate), Pahokee (61 percent low and moderate), and many of the older eastern cities, including Riviera Beach (54 percent low and moderate), Lake Worth (49 percent low and moderate) and West Palm Beach (48 percent low and moderate). • r Palm Beach County Housing Needs Assessment Metropolitan Center 23 • Figure 16: Household Income as Percent of Area Median Income by Municipality SOUrce: Metropolitan Center Palm Beach County Housing Needs Assessment Metropolitan Center 24 Household Income as Percent of Area Median Income of $52,825 i <80% A MI o 80 -120 A MI o <150 A MI o 150 +A MI .t.... Soulh Bay � _....._ ........ .. ............... . ..... ., .,....:.. t ._..._._,.. ... . ..._... . ,.., W..t_.� ...... . .I .. .....__..... ... ... ...... , r . ._....._.......,,r; - '.. Belle Glade Pahokee 1 I Rviefa Beach o Briny BfeP.ZP,s 1 :s Lake Park _ x a.A.:. ,o Lake Worth Lantana:::•? 7 - Palm Springs I ,, -.. i WesI Palm Beach . . .. _'• ,.:, .: ,.; ,;..: a. , ...,. . t.: ;,;, _ . , Greenacres City ,: •:',* Wngonia Park ,r. . i South Palm Beach 1 i Boynton Beach • • : +..,. - Glen Rdge A o -o Delray Beach k Goud Lake Rahn Beach Shores. Juno Beach m K- Aw'rhill 1- ypoluxoF North Palm Beach TegueslaVillage '•" Boca Raton , -1: Allantis , Palm Beach Garden Jupiter '• - I - Royal Palm Beach Lake Garke. Shores Hyhland Beach .. ._ , , o• • :: Ocean Rdge Jupiter Inlet Colony _ Palm Beach 011MEM Wellington Gulf Stream IMERM, -. -: ,,. •'. Manalapan Goll Village Palm Beach County 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 1 Households SOUrce: Metropolitan Center Palm Beach County Housing Needs Assessment Metropolitan Center 24 • Affordability Gap and Cost Burden • • Given the disparity between incomes and housing prices discussed above, it is important that a "Housing Affordability Gap Analysis" be performed to determine the extent of workforce housing demand. For the purpose of this study, workforce is defined as households that earn 120 percent of the AMI or less, as these are the households most likely to be cost burdened by the existing housing prices. It is important to note, however, that cost burden is also evident at the 120 -150 percent AMI range though, as shown, very few occupations fall within this income. The following section provides a Housing Affordability Gap Analysis. The analysis is also performed by target workforce occupations. Housing affordability is defined as housing costs that do not exceed 30 percent of monthly gross income. The computation for the housing affordability was performed using the median sales price for a single - family home and a condominium /town home in relation to the median household income or annual occupational wage. Favorable financing terms are applied (Fixed 30 -year mortgage at 6.2 percent interest with a 5 percent down - payment) with taxes and insurance included. Debt ratios are not factored into the housing affordability calculations. It is important to note that municipalities with a median income over 150 percent of the AMI and with populations of less than 5,000 people were not included in the affordability gap analysis. These municipalities are largely comprised of small wealthy "enclaves" with a small number of home sales. Figure 17 and Figure 18 list separately the enclave communities and "general municipalities" with pertinent information regarding housing inventory, household income, population and residential sales values. Palm Beach County Housing Needs Assessment Metropolitan Center 25 N 00 N fR Q In N O O O O 0 In c O (C 7 Q. O sZ C (C m ® 4- O 0 O N 2) In 0) O U c 3 In m R Q U 7 d (6 U C rL 0. 0) 7 lL Q Q o 0 0 0 0 o Q o MEMO 00 00 z z r0 0 '' m o Z V V Lo 0 r 0 N LS7 M N (D i:: 00 O Lr) cD (n M . <. v v Lr) N V U; Q Q 0 0 0 0 Q O Q O Z z Z o 0 o Z o Z 0 Lr ui o Ld L . 5 r (N N * N • "ire [f Lo N r- M CO Co �n. 00 O O Lf) N N 'N L0 O Cl) fl- r r� O N r M N (O M %T 00 Ct N Cl) Cl) V (D 00 N M r N r M �Ow¢=�iC3, • • • '7 M 00 LD N r N 00 N r V N O Li) M N ... I- Lo d' co r V' CO CO 00 '` r r. (D (D N � e» V V R (D (D '- 0 0 0 r co N oo �;� Q v0? E � • •su M O (O N C' Lo V N Cam, N L 0 N (D O O co V CO N N 00 O � N N M I co O CD T 0 Lo 0 M N o�Ea CD 3 t r C N N CJ O O U O L a � f� 4 � N ry CO p .0 U. m m m cn Cl o K � U m m . > ie c �n C. _j m v0 V ] m U Q7 0- O C7 C7 :-5 T 't O U 0 0 L U m z 0 o O 0 0 N N L C U @ N '7 Z � 0 0 0 N o cu o � N vl C C m O E � O` N N � � v N @ C O U N U v� O @ m N L S O Si � N i U � � a � N O U O O a m @N N E U (D N V O O N d (O ul L p) N m R C m N i ) L L O E E o m 7 O d) < N F N m @ o N n V N N L C O .T m O m N @Ea)o.S e � m E E y S D LL O O O O V m T m C N C vi fn E �- O p LL O C N N C Y O T J m O m 3 N E 5 Q^ o W Q N U� N� O N O Q N 0 O {L U 26 o O:`..:: 0 0 0 0 o O o 0 Ln o 0 0) o N O O 0 N r r.; � v Lo z = Lo Lo ( m ow— flop Kt� MEMO ajo rR U; • =:fp��i3 ..,.? 1 . 5 • "ire :� 1 I o SEEN Kt� MEMO rR • =:fp��i3 • "ire :� �Ow¢=�iC3, • • • E� • �;� Q v0? E � • •su N Cam, o�Ea 3 t f� 4 a: � • C. i 0 0 0 Q Q o 0 o Q Q o 0 0 o Q o 0 0 0 o Q o O Lo O o . O O ' O o O O O o O O O O LO V .O � O o O 0 O o O O I- O 1- CA O Lo o M M O O O M 00 Iz M N Il- Lo I- V Cl) Cl) 0) V M Lo M V M M M N N N M O O O Q O O O Q O Q O O Q Q Q O O LO CA - O Z O O O O O Lo I� Z O O O O U) r o 0 O 0 Z O to _ Z O O O O Z Z Z O M O o LO M o Lo O U') U") V Cn M t` Lo V 0 M 0 O M �- co UJ V M N N N co N N M N N N C' CN N 00 M I. V O 00 O N M Il- M CO O O O V N U') O co N t- oo .- m- O Lo 00 00 O ti O O M - O O r- O f` 00 V Lr LO LO Cn N N M N 00 00 00 r- Lo .:' d O V O N O Lo 0O (O 00 N N r- O V M O :. O r- 1 O Ln N V V N O O M Cl) Cl) O O M oo N O V 00 V O N M - O r M N P- M (0 c0 �- O N I- V M V O O (f) O O CM 00:- V M N V O M V N M M o V M I- M = M .- N !,- Lo 00 to (o N M M () V V C. O M M o M (D M M M N ': O O M I� L( f, (D (D (D - (D to Lo LO tf) V '[}' V V V V V V M M M M M N N M Lo V CO I- o M O r Ln N M o tO U-) V N O N M D Ln CO M M CO M - M M O CD Lo (D LO CY) D) (D V 1 O U) M o _ UJ CO (3) M V N M CO to V tO V 00 LO N 1- M N Lo I- (o V Cl) Lo tO Lo N M M V 00 Cl) N N t- O Cl) Ln N O CD M 1- 00 " °., O r M N (D o 0 M M V o) U) �- 00 M F- o (O o "� (D M N n CD V V O N M M M M V N - M �- V - N N C N U Vn O N N M O O O LO to tO M O M (D o co O N (o o M V N N (D r- 0 O) - M N V U-) Lo m m r- M N V m M M Lo to m m V O C CD M V co O O O 0 I- _ o co M L _ Ln CD N M N V N 0 O O N 0 N 0 o � U o e? N r N co E N (n U m U N Lf). U U lG co N E co {YT L N = x U m Z) @ U N .�_. C2 " N d@ N Y N m O N N -0 N O (n N L1 r_ =a CD O d @ d V) m O N l m C7 > Cl O �n ' (U li O ' a '6 N (ll O O N @ 0 ` N O (m z=a o o ca () -mi m a 27 0 0 U 2 0 D LO � o � o V N c c U @ 7 � O O n N D N N V N E O � (6 N Q N �) � N N � C D O U a m o � U N O @ N N ID I L O N U U `Ry N 5 � n _U ti C, N U O � C cc 0 E o o o U (C N N a0 N L @ 0 N C E @ N m o 2 N O O N N v F N m o O c T 0 N= 0 M J _ L c C ti N O li CO -o "' O O O c = U E L E r _ N L 0 0- a o - 3 n o r E o }°_)oaC r %) m O .0 i O 0 0 i O 0 0 G) o m o F O N U U U F V) N N Q 70 Z m C O 2 m c 0 N o U U L C U gym. N O m a E ° • Affordability Gap by Owheir Households Housing affordability calculations reveal a substantial "affordability gap" for single- family homes in Palm Beach County with affordability gaps ranging from $18,000 to $447,430. The current ($392,900) median sale price for a single - family home in Palm Beach County creates a $209,471 affordability gap based on the $52,825 area median income (AMI). Significantly, affordability gaps are particularly acute in many of the larger municipalities that house the county's workforce, most notably, West Palm Beach, Palm Beach Gardens, Riviera Beach, Greenacres and Boynton Beach. While substantial affordability gaps are not surprising in exclusive enclaves such as South Palm Beach, Highland Beach and Juno Beach, the widespread level of unaffordability among the balance of Palm Beach County's municipalities is striking. In fact, 29 of the 37 municipalities in Palm Beach County show affordability gaps for single - family home purchase. In 26 of these municipalities the affordability gap exceeds $100,000. • • Although there may be relatively lower home sale prices in some sub - markets, depressed single - family home values within a larger inflationary market should be viewed with caution. Depressed housing values are usually indicative of substandard housing conditions or other neighborhood - related factors. Figure 19: Affordability Gap for Single- family Homes by Municipality ixt�t 4.1;1 a p�ag m '"� .pv''iy'�' °t� '� � r Palm Beach a .5, ea • s , Sm le•famil a tr I t� E �'j'^�`y� p Nq� Income �,,,� S 4 Homesx y N�� � �! Medan, ' (` �Ai i.� ��W«k R�"' �X�{ h�' Yji 1 t x t t �k �� �� r y.Y� n� ti i � 'F�•'m�t�'yy : t 514ti °fP�ic .r k..h i+i'�1 k d1�� �. �iVlediarl,,.. fit; Belle Glade* I Boca Raton*** Boynton Beach*** Delray Beach :� • �:� Lake Worth- . : • :� �. Ma nqqniq Park.. �� North ' ff�'lid�l'L7 Palm Beach* Palm Beach Garden— Palm Beach Shores* • :� ��� Palm Springs* Beach— �III'iL7 : • : : Royal South Palm Beach" Palm Beach•County Housing Needs Assessment Metropolitan Center 28 • 0 • Welli 130 West Palm Beach — 1 43,109 1 134,146 I 310,000 I 330 I 1 c= `35d 'Due to the low amount of sales, the median sales price was calculated based on sales from Jan 2005 to March 2006. "No sales as of March 2006 ".' Median based on sales from Jan to March 2006 Palm Beach County Housing Needs Assessment Metropolitan Center 29 • The affordability gaps for condominiums and town houses in Palm Beach County are less than the gaps for single - family homes, ranging from a low of $3,084 to a high of $216,448. The current ($220,200) median sale price of a condominium in Palm Beach County creates an affordability gap of $35,265 based on the household AML Affordability gaps within the condominium market are also widespread, but not as extreme as the single - family market. Affordability gaps exist in 20 municipalities and, excluding the County's enclave communities, the largest gaps are found in Riviera Beach ($143,907), Jupiter ($143,422), Palm Beach Gardens ($89,528), Boynton Beach ($80,097) and West Palm Beach ($69,713). Figure 20: Affordability Gap for Condo /Town House by Municipality . .. , Palm Beach County $52,825 $184,935 $220,200 035,265) Belle Glade ** 26,628 81,040 N/A N/A N/A Boca Raton- 70,626 238,580 265,000 428 (21_6,420'; Boynton Beach * ** 46,709 153,663 233,-750 210 ;80 )SP Briny Breezes ** 40,540 136,942 N/A N/A N/A Delray Beach- 50,842 167,514 205,000 276 {53'.s 1 Glen Ridge ** 46,304 156,424 N/A N/A N/A Greenacres City* 43,304 143,874 215,000 29 (71.126; Haverhill ** 59,377 196,298 N/A N/A N/A H oluxo * ** 58,946 199,096 250,000 11 • Ju iter * ** 64,410 217,578 361,000 100 Lake Park* 39,837 126,576 231,500 76 '` Lake Worth * ** 35,207 112,061 149,000 146 Lantana* 41,785 136,828 215,000 98 Mangonia Park ** 38,526 133,828 N/A N/A N/A North Palm Beach * ** 62,321 210,224 276,500 44 (i=;2'! Pahokee ** 31,335 97,892 N/A N/A N/A Palm Beach * ** 110,852 374,431 439,900 45 Palm Beach Garden * ** 70,073 185,472 275,000 100 ; ; Palm Beach Shores* 55,438 185,472 349,500 14 Sa- t 2`< Palm S rings * ** 42,232 140,753 195,000 26 i=,: %- Riviera Beach* 37,642 120,093 264,000 104 c; Royal Palm Beach 64,200 216,866 219,950 44 South Bay** 27,616 84,520 N/A N/A N/A South Palm Beach* 46,158 152,552 369,000 35 Te uesta Village * ** 68,958 232,708 288,750 24 `, ;6,042: Wellington* ** 82,376 278,257 273,500 55 4,757 West Palm Beach * ** 43,109 140,037 209,750 589 %!, 'i3 "Due to the low amount of sales, the median sales price was calculated based on sales from Jan 2005 to March 2006. "No sales in 2006 as of March Median based on sales from Jan to March 2006 Source: MLS, 2.000 Census and 2006 Bureau of Labor Statistics (Median income is adjusted for inflation) • Palm Beach County Housing Needs Assessment Metropolitan Center 30 . Affordability Gap by Renter Households An . affordability gap for monthly rent was observed in all municipalities with the exception of Tequesta Village and Wellington where median household incomes are among the highest in Palm Beach County. Housing affordability gap levels in the rental market are extreme. The average rent in Palm Beach County in 2005 was $1,122 /month, a 52 percent increase from 2000. Rent levels in municipalities with large concentrations of rental housing and workforce populations, including Palm Beach Gardens ($1,700), Delray Beach ($1,622), West Palm Beach ($1,600) and Boca Raton ($1,600) are above the Palm Beach County average monthly rent. The current average rent for Palm Beach County and most municipalities exceeds the affordability level of all households earning 80 percent or less of the area median income (AMI). • • Figure 21: Affordability Gap for 2 Bedroom Rental Apartment by Municipality: 2006 Boynton Beach 46,709 996 1,400 Briny Breezes 40,540 865 1,400 (;53 it Delray Beach 50,842 1,084 1,622 (5363} Glen Ride 46,304 988 1,375 (3,f3i Greenacres City 43,304 924 1,600 �7C3j Haverhill 59,377 1,266 1,600 Hypoluxo 58,946 1,257 1,375 !? 8) Jupiter 64,410 1,374 1,400 Lake Park 39,837 850 1,700 (; ;0) Lake Worth 35,207 751 1,375 (E3?4 Lantana 41,785 891 1,375. (48, Man onia Park 38,526 897 1,600 703) North Palm Beach 62,321 1,329 1,700 r3; r Palm Beach 110,852 2,364 3,225 Palm Beach Garden 70,073 1,494 1,700 ;? Palm Beach Shores 55,438 1,182 1,600 (^ i8 Palm Springs 42,232 901 1,375 L ?; - ?; Riviera Beach 37,642 803 1,600 T: Royal Palm Beach 64,200 1,369 1,600 South Palm Beach 46,158 984 3,225 i2.2 «1 Tequesta Village 68,958 1,471 1,400 71 Wellington 82,376 1,757 1,600 157 West Palm Beach 43,109 919 1,600 'rirSl -Due to the low amount of sales, the median sales price was calculated based on sales from Jan 2005 to March 2006. "No sales in 2006 as of March Source: MLS, 2000 U.S. Census and 2006 Bureau of Labor Statistics (Median income is adjusted for inflation) Palm Beach County Housing Needs Assessment Metropolitan Center 31 r -� �J f. ' I Affordability Gap by Occupations Applying the median single - family home price of Palm Beach County ($392,900), a Housing Affordability Gap Analysis was performed for a sampling of occupations that represent the majority of the workforce in the County, including often targeted occupations such as teachers, registered nurses and police officers. As shown in Figure 22, most of the ".target workforce" occupations fall at or below the 120 percent of AMI category. In comparison, the "Top 5 Occupations with the Most Employees" are all under 50 percent of the AMI. Figure 22: Occupations by Area Median Income of $52,825: 2005 Jccan6t116 nal,6afea6rii ._..'.. R. ,. }., ,_ 3 . A; 50% AMI...f <BO% AMI =E <420%'AM1 <�50� /?AMI f5f Top 5 Occupations wiih':the-Mosi.Nuii) ers of.Emplovees Waiters and Waitresses X Cashiers X Landscaping and Grounds keeping Workers X Retail Salespersons X Office Clerks, General X Sample of Workforce Occupations Waiters and Waitresses X Combined Food Preparation and Serving Workers, Including Fast Food X Cashiers X Hairdressers: Hairstylists, and Cosmetologists X Retail Salespersons X Cooks, Restaurant X Construction Laborers X Secretaries, Except Legal, Medical, and Executive X Maintenance and Repair Workers, General X Automotive Service Technicians and Mechanics X Elementary School Teachers, Except Special Education' X Secondary School Teachers, Exc. Special and Voc. Ed.' X Police and Sheriffs Patrol Officers X Registered Nurses X Accountants and Auditors X General and Operations Managers X Lawyers X Top 5 Occupations Gaining the MosfNevv. Jobs . Waiters and Waitresses X Combined Food Preparation and Serving Workers, Including Fast Food X Janitors and Cleaners, Except Maids and Housekeeping Cleaners X Retail Salespersons X Registered Nurses X Source. RU Metropolitan Center Palm Beach County Housing Needs Assessment Metropolitan Center 32 • Using the 30 percent affordability standard, the gap analysis indicates that housing is unaffordable for all of the occupations sampled, except for lawyers, genera I/operations managers and accountants. With affordability gaps well in excess of $200,000 for most occupations, homeownership may be unattainable for many of Palm Beach County's resident workforce. • • Figure 23: Housing Affordability by Occupation Based on Median Price of a Single- family Home in Palm Beach County: 392,900 Retail Salespersons S3 Office Clerks, General t, 14,1 vtt; Cashiers 3c•5. IR3 Waiters and Waitresses :'31)1,x; _2 Landscaping and Grounds keeping Workers 1 (ii':a534' Sam !e of "target Workforce" Occu atrogs Lawyers $32,848 $205,548 General and Operations Managers 52 :; ' ? 120,352 Accountants and Auditors 5,552 Elementary School Teachers, Except Special Education* ;253::''3 _31.30 �':i Secondary School Teachers, Exc. Special and Voc. Ed.* 22:`;, ; ut.l8ti; Registered Nurses 1 '? 39 Police and Sheriff's Patrol Officers :.'.!`: = r 05 Cooks, Restaurant Combined Food Preparation and Serving Workers, Including Fast Food 1, 3 tc,'' Waiters and Waitresses (1;'3:2f;1; Hairdressers, Hairstylists, and Cosmetola ists 141,'11 1) Cashiers Retail Salespersons !295,<..?1; '13 9: 3) Secretaries, Except Legal, Medical, and Executive {314, 5 Construction Laborers 1, 2 7 1. :: y 064.1 Automotive Service Technicians and Mechanics Maintenance and Repair Workers, General Top 5 Occu ations Gainin fhe.`Most New.Jobs 20Q4 2012 `, , Registered Nurses 1 ` ' ` >" $39 Retail Salespersons !31 1:� 1. '(,3 Janitors and Cleaners, Except Maids and H_ ousekee in Cleaners Waiters and Waitresses i;z15 „% '; "::.2 &1'; Combined Food Preparation and Serving Workers, Including Fast Food (348 c13 :' Source: FIU Metropolitan Center Palm Beach County Housing Needs Assessment Metropolitan Center 33 0 ,7 • Industry and Employment Growth Palm Beach County's future housing demand will be largely determined by ongoing and planned economic development activity that will result in expanded employment opportunities. Employment growth will occur through the retention and expansion of existing firms and new economic growth resulting from start -ups, spin -offs, and relocations to Palm Beach County. Basically, populations follow job growth and the demand for housing will be defined by the location, type and wage levels of Palm Beach County's future employment growth. Through 2005, Florida continues to have the fastest job growth rate and lowest unemployment rate of the ten most populous states in the nation. The current 3.0 percent unemployment rate (April, 2006) is below the national average and has remained so since mid -2002. Palm Beach County's 2.85 percent unemployment rate has run similar to its Tri- County neighbors, Miami - Dade (3.6 percent) and Broward (2.7 percent) Counties. An analysis of recent economic growth in Palm Beach County shows most of the new job growth occurring within the County's existing industrial and employment base shown in Figure 24. While Retail Trade continues to be the largest employment sector, Professional, Scientific and Technical Services, Construction and Accommodation and Food Services have been the fastest growing. In fact, during the five -year period of 2000 -2004, employment growth in Professional, Scientific and Technical Services (26 percent growth) led all industries, followed by Accommodation and Food Services (24 percent growth), Construction (21 percent growth). Health Care and Social Assistance, Palm Beach County's second largest employment base, had an 8 percent growth keeping pace with the largest industry employer, Retail Trade. Accommodation and Food Services (10,070) and Professional, Scientific and Technical Services (7,511) created the most jobs. Administrative Support & Waste Management, Remediation Services, the County's fourth largest employment base (40,989), declined by 30 percent during the five -year reporting period as jobs in "employment services" were drastically reduced. In total, the top industries created 27,710 jobs or 75 percent of Palm Beach County's employment growth between 2000 -2004. Figure 24: Palm Beach County Employment Growth 2000 -2004 80,000 70,000 60,000 T 50.000 0 40.000 E 30,000 w 20.000 10,000 0 Employment Growth: 2000 -2004 a 2000 o 20041 Retail Trade (9 %) Health Care & Social Accommodation & Adninistrative Professional, Construction (21 %) Assistance (8 %) Food Services (24 %) Support & Waste Scientific & Technical Management, Services (26%) Remediation Services (•30 %) Industries ......._.... .... .......... _........._ .._.- -------- ....._....._....._.,_._,... _._._....._..... -- Source: U.S. Census Bureau. County Business Patterns Palm Beach County Housing Needs Assessment Metropolitan Center 34 • • A more detailed analysis of the top three industry employment sectors = Retail Trade, Health Care and Social Assistance and Accommodation and Food Services — finds a concentration of employment within certain industry sub - sectors. Palm Beach County's Retail Trade industry largely consists of Food and Beverage Stores (16,323 jobs), most notably Supermarkets and Grocery Stores, followed by General Merchandise Stores (10,037 jobs). Employment in the Health Care and Social Assistance industry is largely found in Ambulatory Health Care (27,879 jobs), General Hospitals (14,079 jobs) and Nursing and Residential Care Facilities (12,424 jobs). Palm Beach County's Accommodation and Food Services industry employment is highly concentrated in Food Services and Drinking Places (40,199). The fastest growing industry in the County, Professional, Scientific & Technical Services, finds most of its employment in Legal Services (8,149 jobs), Computer Systems Design & Related Services (6,934 jobs) and Accounting, Tax Preparation, Bookkeeping & Payroll Services (6,791 jobs). Although the economic base of Palm Beach County and South Florida is largely supported by the Retail Trade and Leisure & Hospitality industries, there is significant diversity within other sectors of the local economy. Palm Beach. County's Construction Industry accounts for 38,000 jobs, Merchant Wholesalers of durable and non - durable products account for nearly 20,000 jobs, while the Credit Intermediation & Related Services (Banking) industry sub - sector accounts for nearly 12,000 jobs in the County. Figure 25 provides a list of major employers and is representative of the goods and service- producing industries that comprise Palm Beach County's economic base. Figure 25: Select .• Producing Employers: 00 Select •• ••• • oeFt • • o U.S. Sugar Corp. 2,100 Agriculture Belle Glade Florida Crystals 2,000 Agriculture West Palm Palm Beach Newspapers 1,475 Newspaper Publishing West Palm Pratt & Whitney Rocketd ne 1,100 Aerospace Engineering West Palm DiVosta Building Corp. 1,090 Construction PB Gardens A. Duda & Sons Growers 1,070 Agriculture Belle Glade Thomas Produce Co. 1,000 Agriculture Belle Glade IBM Corp. 1,000 Electronics R &D Boca Raton Hollander Home Fashions 900 Home Furnishings Boca Raton Rexall Sundown 670 Pharmaceutical Boca Raton Siemens Companies 650 PBX Systems Boca Raton Implant Innovations 525 Dental Implants PB Gardens Walgreens Distribution 500 Pharmaceuticals, Consumer Goods Jupiter Osceola Farms Co. 500 Agriculture Belle Glade Belcan Engineering Group 467 Aerospace Engineering PB Gardens Sugar Growers Coop. 463 Agriculture Belle Glade Pepsi Cola Bottling Co. 450 Bottled Soft Drinks Riviera LRP Publications 450 Multimedia Publishing PB Gardens Lockheed Martin Corpora_ tion 363 Aerospace Engineering Riviera Catalfumo Construction, Inc 310 Construction PB Gardens Hardrives, Inc. 300 Highway Construction Delray Thies Distributing 300 Beer Distribution Boca Raton NABI 254 Pharmaceuticals Boca Raton Sikorsky Aircraft 250 Helicopters West Palm American Media International 250 Newspapers Boca Raton Ans ach Companies 185 Surgical Equipment PB Gardens .Leading :Service= Producin 'Erin to ers School Board 21,618 Education County Wide Palm Beach County 6,379 County Government West Palm Tenet Healthcare Corp. 5,000 Healthcare County Wide Columbia PB Healthcare System, Inc. 3,750 Healthcare County Wide Palm Beach County Housing Needs Assessment Metropolitan Center 35 C7 • Power & Light Hd trs 2,924 Utilities 13,934 Juno Office De of Hd trs 2,680 Office Supplies Delray Boca Raton Resort & Club 2,200 Hotel Boca Raton City of Boca Raton 1,991 City Government Boca Raton The Breakers 1,800 Hotel Palm Beach Boca Raton Community Hospital 1,700 Health Care Boca Raton City of West Palm Beach 1,700 City Government West Palm Florida Atlantic University 1,400 Higher Education Boca Raton Veterans Affairs Medical Center 1,400 Health Care West Palm Jupiter Medical Center 1,400 Health Care Jupiter BellSouth 1,300 Communications West Palm Bethesda Memorial Hospital 1,280 Health Care Boynton South Florida Water Management District 1,202 Re ional Gov't., Special Purpose County Wide Washington Mutual Bank 1,061 Banking County Wide PGA National Resort & Spa 1,000 Hotel PB Gardens NCCI 990 Insurance Actuarial Boca Raton Wackenhut Corporation 990 Security Services PB Gardens Bank of America 961 Banking County Wide Wachovia 950 Banking County Wide Palm Beach Community College 927 Higher Education Lake Worth City of Boynton Beach 914 City Government Boynton Tropical Shipping 600 Port Shipping Company Riviera Palm Beach Atlantic University 514 Higher Education West Palm Applied Card Systems 500 Call Center - Credit Cards Boca Raton SYSCO Food Services 405 Food Distribution Riviera Florida Public Utilities 365 Utilities West Palm Lynn University 350 Hi her Education Boca Raton Oasis Group 325 HR Services West Palm L nn Insurance 300 Insurance Boca Raton AMR (American Medical Res onse ) 213 Ambulance Service Lake Worth Source: Table replicated from Business Development Board of Palm Beach County, Inc. According to the Florida AWI, Palm Beach County is projected to gain 111,473 jobs between 2005 -2013, an average annual increase of nearly 13,934 new jobs per year (see Figure 26 below). The largest growth in employment is expected to occur in Administrative Support & Waste Management, Remediation Services (18,673 jobs), followed by Health Care and Social Assistance (16,676 jobs) and Government (12,565 jobs). These industries, alone, constitute 43 percent of Palm Beach County's projected job gain between 2005 -2013. Figure 26: Palm Beach County Employment Growth by Industry: 2005 -2013 • � Total, All Industries 614,057 725,530 13,934 2127 Professional and Business Services 113,969 145,606 3,955 3.47 Education and Health Services 76,561 96,156 2,449 3.20 Administrative and Support and Waste Management 70,219 88,892 2,334 3.32 Health Care and Social Assistance 67,973 84,649 2,084 3.07 Trade, Transportation, and Utilities 102,865 117,248 1,798 1.75 Government 65,709 78,274 1,571 2.39 Local Government 50,616 61,667 1,381 2.73 Professional, Scientific, and Technical Services 35,167 46,153 1,373 3.90 Leisure and Hospitality 66,851 77,588 1 1,342 1 2.01 Palm Beach County Housing Needs Assessment Metropolitan Center 10I:1 • Source: Florida Agency for Workforce Innovation, Labor Market Statistics, 2006 A more detailed analysis of industry sub - sectors indicates that the highest annual employment growth rate between 2005 -2013 will be in Educational Services (4.25 percent), Social Assistance (4.05 percent), ISPs, Web Source Portals and Data Processing Services (3.91 percent) and • Professional, Scientific & Technical Services (3.90 percent). Among the top twenty growth rate sub - sectors in Figure 27 below are most of Palm Beach County's largest industry employers, including Administrative and Support Services, Local Government, Professional, Scientific and Technical Services and Ambulatory Health Care Services. • Figure 27: Industry Sub - sector Growth by Total New Employment Source: f"lorida Agency for Workforce Innovation (AWI), Labor Market Statistics, 2006 Palm Beach County Housing Needs Assessment Metropolitan Center 37 • According to the Florida AWI, the fastest "type of company" projected to grow in Florida between 2005 -2013 is Administrative and Support Services (3.8 percent growth rate) followed by Social Assistance (3.4 percent growth rate) and Ambulatory Health Care Services (3.2 percent growth rate). Companies in the Administrative and Support Services sub - sector group are engaged in activities that support the day -to -day operations of other organizations (e.g., general management, personnel administration, clerical activities, cleaning activities) and are often integral parts of the activities of establishments found in all sectors of the economy. As previously discussed, Palm Beach County's existing and projected employment base is concentrated in service and retail industries and occupations. This is generally consistent with statewide projections for companies expected to grow between 2005 -2013 (see Figure 28 below). In fact, the three fastest growing types of companies statewide — Administrative and Support Services, Social Assistance, and Ambulatory Health Care Services - also rank within the top growth industries in Palm Beach County. 0 Figure 28: Types of Companies Expected to Grow in the State of Florida: 2005 -2013 Source: Recreated from Florida Agency for Workforce Innovation (AWI) - Labor Market Statistics: Industry Projection Data 2005 -2013 Occupational Growth Growth in occupations is directly related to industrial growth, which in turn is determined by critical factor and demand conditions including the availability of labor, changing markets and emerging technologies. Housing supply and affordability are also important factor conditions (inputs) that impact the ability of local industries to recruit and retain workers. Understanding the specific occupations that comprise both the existing and future industrial base allows communities to better address the existing and future housing demand of their workforce. The Florida AWI provides projections for the fastest growing occupations and those gaining the most new jobs during the period of 2005 -2013. The top three occupations projected to gain the "most new jobs" include Retail Salespersons (2,882 jobs), Registered Nurses (2,865 jobs) and Landscaping and Groundskeeper Workers (2,706 jobs). The top three "fastest growing" • occupations include Computer Software Engineers, Systems Software (820 jobs /7.12 percent Palm Beach County Housing Needs Assessment Metropolitan Center 38 annual change), Computer Software Engineers, Applications (894 jobs /7.03 percent annual ©: change) and Network Systems and Data Communications Analysts (547 jobs /3.67 percent annual change). Average wages for these growing occupations vary considerably, ranging from the low of $9.95/hr for Landscaping and Groundskeeper Workers to $39.63/hr for Computer Software Engineers, Systems Software (See Figures 29 and 30 below) Figure 29: Occupations Gaining the Most Jobs in Palm Beach County 2005 -2013 Source: Recreated from Agency for Workforce Innovation - Labor Market Statistics: Industry Projection Data 2005 -2013 © Figure 30: Fastest Growing Occupations 2005 -2013 ® 2013 Palm Beach County Housing Needs Assessment Metropolitan Center 39 Palm Beach County Employer Survey As previously stated, there is an inextricable link between local housing and labor markets. Industries are served by local housing markets that provide a spectrum of choice and opportunity for both existing and expanding labor markets. As such, it is important to periodically gauge the health of the local employment base with respect to housing demand and supply and any effect they may have on the labor market. The Housing Demand Analysis element of the Palm Beach County Housing Needs Assessment included an "Employer Survey" (see Appendix B) that was intended to examine the extent to which housing values in the County are impacting the ability of employers to recruit and retain employees. The Palm Beach County Employer Survey was designed as a telephone interview. The survey instrument consisted of both closed- and open -ended questions designed to elicit elaboration on many potential aspects of the correlation between housing and employment. The survey included the top 50 employers in Palm Beach County and a further judgmental sampling of approximately 150 smaller employers based on industry type and geographic representation within Palm Beach County. The results of the telephone survey were entered into a SPSS format and cross- tabulated. The SPSS file also serves as a database and benchmark for further survey research. The following is a statistical summation of the key findings from the Palm Beach County Employer Survey: The majority of Palm Beach County employers (58.4 %) reported the cost of housing in Palm Beach County has impacted their ability to recruit new employees. ► The cost of housing has effected recruitment efforts for all levels of employees with entry level positions (38.3 %) most effected followed by technicians and trade personnel (34.4 %). ► 70.6% of large employers (100 employees or more) and 46.2% of businesses employing less than 100 people consider the cost of housing in Palm Beach County has had an impact on recruiting new employees. ► The majority of employers (60.1 %) who consider the Palm Beach County cost of housing to be affecting their recruitment ability also think that it is caused by a gap between wages and housing prices. ► 67.8% of employers who recognized that the cost of housing in Palm Beach County has impacted their ability to recruit new employees have had to expand or modify its recruitment methods to attract prospective employees. 70.6% of large employers indicated the cost of housing in Palm Beach County has impacted their business /institution's ability to retain existing employees, compared to 46.2% of smaller employers. ► 82.5% of employers who consider "proximity to workplace" and "commute time" important to their employees estimated the average round trip commute time of their employees to be 45 minutes or less. Based on the statistical analysis of the Palm Beach County Employer Survey, there is a significant correlation between the employers' ability to recruit and retain workers and the cost of housing in Palm Beach County. It also appears that employers are aware of the causes and implications of housing costs and the relationship to recruitment, marketing, and the commute • Palm Beach County Housing Needs Assessment Metropolitan Center 40 • time of employees. These issue Will be further analyzed in the concluding Housing Demand and Supply Assessment. • Palm Beach County Housing Needs Assessment Metropolitan Center 41 • Future Housing Demand Projections Future housing demand will be determined by employment and population growth. The axiom is that people follow jobs. As previously cited, the Florida Agency for Workforce Innovation (AWI) projects that Palm Beach County's employment will grow by 111,473 jobs between 2005 -2013 or approximately 13,934 new jobs annually. Florida AWI projections indicate that Palm Beach County's employment base will continue to expand and with substantially the same employment mix through 2013. In most metropolitan markets the ratio between new employment growth and housing demand is approximately 1:1.5. Historically, Palm Beach County's ratio of job growth to housing demand has been relatively equal. This is primarily due to the high level of service sector employment that is absorbed by existing households. The methodology for projecting future housing demand calculates Palm Beach County's projected employment growth by industry type and population projections to 2025 disaggregated by projected growth in the working age population (ages 20 -64). Population projections provided by the Florida Bureau of Economic and Business Research (BEBR) indicate that the County will grow to 1,742,508 residents by the Year 2025. These population projections include an increase of 178,202 persons within the workforce age population. Through 2015, growth in the county's workforce age population (131,436) will keep pace with projected employment increases through 2013. Significantly, between 2015 and 2025 it is expected that there will be a concomitant decline in job gain and population growth as near build -out occurs in Palm Beach County. Based on these projections, nearly 75 percent of the County's growth (2005 -2025) in its workforce age population will occur in the next ten years. Based on these projections, it is estimated that future employment and workforce age population growth through Year 2025 will create the additional demand for approximately 97,966 housing • units affordable to households earning less than 120 percent of the AMI. The demand will include approximately 28,906 new workforce housing units (80 -120 .percent of the AM]) and 69,060 workforce housing units for households earning less than 80 percent of the AMI. The method for calculating affordability is based on the projected employment mix and level of income according to occupations. These figures are then disaggregated to the municipal level based on projected growth in workforce age populations, household incomes and existing employment mix. As previously stated, these calculations, based on Florida AWI projections through 2013, assume a very similar and proportional employment mix. is Figure 31: Projected Housing Demand 2005 -2025 x t� Demand}BelowOemand,forTotal t Demand from 80 %AMI i�� 120% AMi r Se ow #� 12 ; 0% kAMI .. Palm Beach County .• c.c : •c. •.. :. .. • Boynton Beach c. • Greenacres City . ,. Palm Beach County Housing Needs Assessment Metropolitan Center 42 • Palm Beach County Housing Needs Assessment Metropolitan Center 43 Man onia Park 32 14 46 North Palm Beach 212 108 320 Palm Beach Gardens 1,073 530 1,603 Palm Beach Shores 63 30 93 Palm Springs 1,947 799 2,746 Riviera Beach 1,404 419 1,823 Royal Palm Beach 3,889 2,219 6,108 South Palm Beach 571 241 812 Te uesta Village 57 25 82 Wellington 3,710 2,756. 6,466 West Palm Beach 8,144 2,874 11,018 Enclave k Atlantis 20 3 23 Highland Beach 132 58 190 Juno Beach 386 140 526 Unin.cor.. orated Areas: -° South 6,522 2,676 9,198 Northeast 858 352 1,210 Northwest 1,510 619 2,129 Source: Metropolitan Center As shown in Figure 31, the greatest future demand for workforce housing will occur in West Palm Beach (11,018 units) and the South Unincorporated Area (9,198 units) Other municipalities with • high future demand include, Boynton Beach (7,619 units), Wellington (6,466 units) and Royal .Palm Beach (6,108 units). Figure 34 depicts the various regions in the Unincorporated Areas and the municipalities in Palm Beach County. It is important to note that future demand does not include the "existing" workforce housing demand within each of the above municipalities and sub - geographies. For each municipality and sub - geography, the total "unmet' existing workforce housing demand must be carried forth and added to the above future demand calculations. • Palm Beach County Housing Needs Assessment Metropolitan Center 43 Figure 32: Housing Demand 80=120 %0 of AMI Housing Demand for Households �' Between 80 %- 120% of Area Median Income,, 1 ,"rtnS, linen; C1_ II a Ff I-,I - lioo i• � � . , i t 4� � lc Loxahatche Wildlife Refuge I . r LAKE OKEECHOBEE IL f � r r� } >I Tj r 5 10 Palm Beach County Housing Needs Assessment Metropolitan Center 44 • Figure 33: Housing Demand Beibw 800/6 of AMI • • Housing Demand for Households Below 80% of Area Median Income I'iotis.l ll, U1111s li i I � -JUi1a :J001 - „1.1101.1 IH 1- 1,11 ljlj n 1 \ thR I�YrK L ltrl ,. _. I i i 1.... e04 0 5 Palm Beach County Housing Needs Assessment Metropolitan Center 45 If i','lit is J v k• J i C + � tttr n41i:s:rs O_ vz, s: t i r. +I. � � r J t:!117rrA�l r tiri'r i J i r ��, t I i 5 f • Figure 34: Regional Areas of Unincorporated Palm Beach County Palm Beach County Housing Needs Assessment Metropolitan Center 46 r 1r u Housing Demand Assessment 1. Significance Housing demand is largely driven by several key factor conditions — local employment patterns, shifts in population and household growth, and household income. Employment is the principal driver of population and household growth. Moreover, job availability and the opportunity for career advancement are the magnets for sustained population and household growth, including growth in personal and household income. Conversely, economic decline and associated job loss has the opposite effect, typically resulting in decreases in population, households and household income with a profound effect on residential markets. Therefore, a clear understanding of the relationship between current and projected employment and wages, population and households and household income is fundamental to a housing demand analysis. 2. Analysis — Key Findings The industry and employment analysis performed in Section II shows that Palm Beach County's economic base is principally comprised of service - providing industries, most notably, Retail Trade, Health Care and Social Assistance, Accommodation and Food Services and Administrative Support & Waste Management, Remediation Services. In total, service- providing industries account for 87 percent of all jobs in Palm Beach County. While service - providing industries are essential to Palm Beach County's economy and do offer livable wages among many of the associated occupations, the vast preponderance of employment is found in low -wage earning occupations. In fact, Palm Beach County's 2005 median annual wage for all occupations was only 27,851. Palm Beach County's economic and employment profile is reflected in the median household incomes of both owner and renter - occupied housing units. The study's income analysis shows that 32 percent of the County's owner - occupied housing units earn 80 percent or less than the area median income (AMI). For renter - occupied units, 55 percent of households earn less than 80 percent of the AMI. With the exception of a few affluent municipalities, the employment and income profiles of Palm Beach County's municipalities are remarkably similar. In fact, many of the more populated municipalities in Palm Beach County have household median incomes that are less than the AMI, including:. Lake Worth (35,207), Riviera Beach (37,642), West Palm Beach (43,109), Greenacres (43,304), and Boynton Beach (46,709). This is due to the fact that the employment of the housed labor force within the larger communities of Palm Beach County is representative of the service- providing industries that comprise the .County's economic base. In .calculating housing affordability, the standard ratio used by most mortgage lenders and housing professionals is that housing expenses should not exceed 30 percent of a household's gross monthly income. The study's housing demand analysis indicates that 31 percent of Palm Beach County's owner - occupied households are currently paying in excess of 30 percent of their income for housing expenses. The housing demand analysis also shows that 65 percent of Palm Beach County's renter households currently pay in excess of 30 percent of their income for housing expenses. Strikingly, nearly 50,000 renter households in Palm Beach County are currently paying in excess of 50 percent of their monthly income for housing expenses. The housing demand analysis included affordability calculations based on median household and occupational income using conventional lending terms and underwriting standards. The analysis determined that for 19 of Palm Beach County's municipalities the affordable purchase price for a single- family home would need to be less than $200,000. Significantly, affordability levels are Palm Beach County Housing Needs Assessment Metropolitan Center 47 lowest in many of the County's ii ore populated municipalities, including Lake Worth ($112,061), West Palm Beach ($134,146), Greenacres ($143,874), Boynton Beach ($147,772) and Delray Beach ($161,622). Coincidentally, these municipalities also comprise the largest concentrations of the County's workforce (See Figure 35). The housing affordability calculations for occupations include certain targeted workforce occupations, such as teachers, nurses, police officers and firefighters. Based on the current annual salaries of these workforce occupations, the affordable purchase price of a.single- family home or condominium, with the exception of registered nurses ($220,239), would also need to be less than $200,000. Elementary ($134,176) and secondary ($167,345) school teachers, at the low end of the targeted workforce wage scale, have the lowest affordability thresholds. Future housing demand will be determined by employment and population growth. The Florida Agency for Workforce Innovation (AWI) projects that Palm Beach County will add an *additional 111,797 jobs between 2005 and 2013. According to Palm Beach County Planning Department population growth estimates, the County will increase by approximately 327,000 persons during this approximate time span (2005- 2015). Based on this estimate, population growth should be sufficient to absorb the projected job gain. Significantly, population projections show an increase of 147,979 persons within the larger workforce age group (ages 20 -64), including 52,224 persons within the younger 20 -34 workforce aged group. Coincidentally, the projected increase in the workforce population will occur in municipalities where the largest concentrations of the workforce currently reside. This is due to the fact that Palm Beach County's employment and occupation mix is projected to remain fairly constant during the next 20 years and in- County mobility will be severely restricted due to extremely high housing values in the balance of municipalities. • 3. Impact of Current and Future Demand Palm Beach County's housing demand will be spurred by continued economic growth and net migration. Current and future demand creates the need for single - family and rental housing units priced at levels consistent with the household incomes and occupational wages of the local labor market, including various targeted workforce occupations. The ability of Palm Beach County and its municipalities to provide for this demand will ultimately determine the County's capacity for housing its current and future workforce. Recent trends show that job creation (13,934 jobs per year) is outpacing single- family housing (10,000+ units) starts in Palm Beach County, thus creating a shortage of single - family homes, particularly for households earning less than 120% of the AMI. Likewise, the current annual demand of 5,656 additional rental apartment units per year is far outpacing new rental housing starts and only minimally addressing the rental housing needs of Palm Beach County's households earning less than 80 percent of the AMI. Based on employment and occupations projections, Palm Beach County's future housing demand will total approximately 98,000 units between 2005 -2025. Future housing demand will consist of 28,906 units. for households earning 80 -120% of the AMI and 69,060 units for household earning less than 80 percent of the AMI. Future housing demand will be greatest in West Palm Beach (11,018 units), Boynton Beach (7,619 units), Royal Palm Beach (6,108 units) and Greenacres (5,727 units). The AWI projection of 111,797 new jobs in Palm Beach County by 2013 has significant housing demand implications, due to the direct correlation between the growth in the workforce age (20- 64) population and housing demand and location. Currently, the largest concentrations of the workforce age population are located in West Palm Beach (55,527), Boca Raton (46,394), Delray Beach (36,749) and Boynton Beach (36,720). Projections for 2025 indicate that the largest Palm Beach County Housing Needs Assessment Metropolitan Center 48 • 0 • Figure 35: Concentration of the Leading Occupations by Municipality Predominating Occupation Types by Municipality Ij V—A Sales and office occupations PfOCILIC(1011. tmii>portniion. and material moving occupations Ma i ia cienietit. professional. and related occupations F Forming. fishing. and forestry occupations Cunstwdi0l). extra ction, and maintenance occupations tfoi� i 1'. n F1 Palm Beach County Housing Needs Assessment Metropolitan Center 49 K -ND I LI I Miles I 10 j 't L oil =K 'C K -ND I LI I Miles I 10 j 't L increases will occur in Wellington (20,241), West Palm Beach (17,026), Royal Palm Beach (14,283), Boynton Beach (12,273) and Jupiter (12,032). The results of the "Employer Survey' conducted as part of the Palm Beach County Housing Needs Assessment indicated a positive correlation between housing demand and local employment. Existing housing demand with respect to local choice and affordability has impact the ability of local employers to recruit and retain their workers. The survey findings concluded that the situation is particularly acute among lower wage, entry level and technical /trade levels of employment. This is to be expected as lower -wage workers are most impacted by a rise in housing costs and have limited mobility within the housing market. However, lower -wage workers, as noted throughout this study, comprise the vast majority of Palm Beach County's resident employees. While hard statistical evidence is lacking, there is substantial anecdotal evidence and other indicators, e.g. the aforementioned employer survey, that workers are leaving the county in search of more affordable housing opportunities in Martin and St. Lucie Counties to the north and Broward County to the south. Current and Projected Housing Supply 1. Significance Housing supply factors include the total number of units by type, price range, tenure and absorption. Housing supply analysis must also consider development trends and projections based on building permit data and planned development activity. Furthermore, it is essential that a housing supply analysis capture the dynamics of a housing market, particularly in locations undergoing inflationary housing booms such as South Florida where property appreciation rates • have skyrocketed and where investors have significantly altered the housing supply through the wholesale conversion of the multi - family rental housing stock into condominiums. When combined with housing demand, these supply factors enable analysts to extrapolate data about employment, population and household incomes to determine the relative balance between local supply and demand. 2. Analysis — Key Findings As indicated in the preceding Housing Supply Analysis, in Section III, Palm Beach County's housing supply /inventory has increased by 67,286 units or 13 percent between 2000 -2006. During this period the County has averaged over 12,200 new housing units per year. The largest increases occurred in Unincorporated Palm Beach County (28,481 units), West Palm Beach (7,403 units), Wellington (4,968 units), Jupiter (4,458 units), Palm Beach Gardens (4,088 units) and Royal Palm Beach (4,063 units). The highest growth rates occurred in Royal Palm Beach (50 percent growth) and Wellington (34 percent growth): Palm Beach County's new housing construction (2000 -2006) is comprised of 43,895 single - family and 16,723 multi - family units. Unincorporated Palm Beach County absorbed 55 percent (24,018 units) of the new single - family homes. Municipalities with the largest increases include Wellington (3,768 units), West Palm Beach (3,576 units), Royal Palm Beach (3,130 units), Palm Beach Gardens (2,483 units) and Jupiter (2,024 units). The largest increases in new multi - family units occurred in West Palm Beach (3,058 units), Unincorporated Palm Beach County (2,531 units), Jupiter (2,062 units), Boynton Beach (1,376 units) and Delray beach (1,323 units). While there has been a 13 percent growth in the Palm Beach County's housing supply since 2000, there has been a steady decline in both single- family and multi - family housing starts in the 0 past two years. Single- family housing starts peaked in 2003 (10,788 starts) but declined by 4 Palm Beach County dousing Needs Assessment Metropolitan Center 50 • percent in 2005 with an additional 8.5 percent (8,900 starts) decline projected for 2006. Likewise, multi - family housing starts declined 4.7 percent from a peak of 4,578 units in 2004 to 4,364 units in 2005. A further 9.9 percent (3,930 starts) is projected for 2006. The vacancy rate for apartments in Palm Beach County is at an alt time low. Since 2003, the County's vacancy rate has declined from approximately 6 percent to a low of 2.4 percent in November 2005. The apartment market vacancy rate declined to 2.8 percent in August 2005 down from 3.6 percent in August of 2004. The lowest vacancy rates are found in east West Palm Beach (0.7 percent), Delray Beach (1.3 percent) and Central and West Boca Raton (2.0 percent). The major factors contributing to the low rental apartment vacancy rates in Palm Beach County has been condominium conversions that have resulted in the loss of nearly 14,000 rental units in the past year alone, and the decline in rental apartment construction. Although the annual demand for rental apartments in Palm Beach County is approximately 5,656 units, there were only 1,332 apartment units completed and a mere 450 units started as of the third quarter of 2005. As a result of the low supply in rental units, the County has less than a month's supply of new rental apartment units on the market at any given time. Current housing values for single - family homes and condominiums are the result of a substantial market appreciation period that began with a 10 percent increase from 2001 -2002, then rapidly escalated to 62 percent for single - family and 56 percent for condominiums between 2003 -2005. Double digit increases in median sale values are evident throughout Palm Beach County. The highest appreciation rates for single- family homes occurred in West Palm Beach (36 percent /$329,950 median value), Royal Palm Beach (33 %, $365,000 median value) and Greenacres (31%, $390,000 median value). Appreciation rates for condominiums between 2003 -2005 soared in many municipalities, • including Jupiter (71 percent /$334,000 median value), Greenacres (43 percent /$215,000 median value) and Lake Worth (34 percent /$142,500 median value). During the third quarter of 2005, 38.9 percent (671 units) of all condominium sales were in the $175,000- $249,999 price range followed by 25.5 percent (441 units) of sales in the $250,000- $349,999 price range. During this quarter, the highest median sales prices for condominiums occurred in east Boca Raton ($304,000) and West Palm Beach ($300,000). • As previously noted in Section III, rents in Palm Beach County have increased by 52 percent since 2000. As of November 2005, the average rent for a two - bedroom apartment in Palm Beach County is $1,122. An analysis of new market rate rental activity in Palm Beach County in 2005 indicates that most rental housing development is upscale with rents ranging upwards of $1,000- $2,000 a month. Likewise, planned market rate rental development in 2005 was also directed toward the upscale rental market. Tax credit apartment developments, which target households earning between 30 -60% of the area median income (AMI), currently average $774.00 /month. The highest average rents in Palm Beach County are east Boca Raton ($1,609) and Delray Beach ($1,375). Importantly, 41 percent of the County's housing supply is now over 25 years old. The age of the housing stock is an important element of a housing needs assessment due to the fact that often with age comes deferred maintenance issues that can become costly and result in the eventual loss of housing units. Older housing in various pockets can also be a source of relatively affordable housing in an appreciating market such as South Florida. Indeed, many of these pockets are located in older sections of eastern Palm Beach County municipalities such as Lake Worth, Lantana, and Lake Park. However, this housing stock needs to be preserved in order for it to be a viable inventory of affordable housing. Palm Beach County Housing Needs Assessment Metropolitan Center 51 • 3. Impact of Current and Future Housing Supply Palm Beach County's current supply of owner and renter housing has undergone an unprecedented increase in value over the past two years that has created a severe demand /supply imbalance. Palm Beach County's current median sale price ($390,000) and average rent ($1,122) far exceed the affordability level of most households, irrespective of most occupation and income categories, thus creating severe cost burdens for owner and renter households alike. The severity of Palm Beach County's housing supply and demand imbalance is perhaps best quantified by the median house price -to- income ratio, a key economic indicator in assessing local market trends and vitality. Nationally, the median house price -to- income ratio has more than tripled in the past five years in many high priced metropolitan markets such as New York City, Boston, and Los Angeles. In comparison, the median house price -to- income ratio in Palm Beach County has increased from 5:1 to 7:1 in just the last three years. Palm Beach County's affordable housing supply imbalance has been exacerbated by three important market conditions: 1) the continuing trend toward upscale single and multi - family development that is incompatible with the housing demand of the majority of Palm Beach County's working residents, 2) the substantial loss of the County's rental housing supply as a result of condominium conversions, and 3) the overall decline in rental housing production. Despite widespread housing demand throughout Palm Beach County for housing that is affordable for working households earning less than 120 percent of the AMI, nearly all planned residential development is priced at levels that only households earning well in excess of 200 percent of the AMI can afford. So, while overall housing production has declined in the past two years, the level of affordable housing production has been virtually non - existent. In the past three years, over 22,000 rental units have been converted into condominiums; nearly 14,000 in the past year alone. The loss of rental housing to condominium investment has been Countywide and has created cost pressures that have had a ripple effect across the rental housing market. Most evident has been the steady decline of vacancy rates to an overall level of 2.4 percent. As of June 2005, only 83 new rental units were in inventory, far below an acceptable supply to meet the current rate based on an estimated annual demand of 5,656 units. The decline in new rental housing production, as evidenced by the absence of construction start -ups during 2005 and projected for 2006, has created added cost pressure in the rental market. Housing Affordability Gap Analysis The housing affordability gap analysis for Palm Beach County and its municipalities reveals the extent of the demand /supply imbalance that has emerged during the past three years. The home price to income ratio for the county and most municipalities now far exceeds the national average. Rapid appreciation in the single - family home market coupled with the substantial loss of rental inventory has created a local housing supply that is financially unattainable for most Palm Beach County households. Significantly, only 17 percent of Palm Beach County's households earn more than $100,000 annually. And, more strikingly, approximately 90 percent of Palm Beach County's households would be unable to purchase a single- family home at the current median sale price. The analysis shows that affordability gaps for single - family homes are widespread throughout Palm Beach County. The current ($392,900) median sale price for a single - family home in Palm Beach County creates a $209,471 affordability gap based on the $52,825 area median income (AMI). Significantly, affordability gaps are particularly acute in many of the larger municipalities that house the County's workforce, most notably, West Palm Beach, Palm Beach Gardens, Riviera Beach, Greenacres and Boynton Beach. While substantial affordability gaps are not Palm Beach County Housing Needs Assessment Metropolitan Center 52 surprising in exclusive enclaves 'such as South Palm Beach, Highland Beach and Juno Beach, the widespread level of unaffordability among the balance of Palm Beach County's municipalities is striking. In fact, 29 of the 37 municipalities in Palm beach County show affordability gaps for single- family home purchase. In 26 of these municipalities the affordability gap exceeds $100,000. The current ($220,200) median sale price of a condominium in Palm Beach County creates an affordability gap of $35,265 based on the household AMI. Affordability gaps within the condominium market are also widespread, but not as extreme as the single - family market. Affordability gaps exist in 20 municipalities and, excluding the County's enclave communities, the largest gaps are found in Riviera Beach ($143,907), Jupiter ($143,422), Palm Beach Gardens ($89,528), Boynton Beach ($80,097) and West Palm Beach ($69,713). Housing affordability gap levels in the rental market are extreme. The average rent in Palm Beach County in 2005 was $1,122 /month, a 52 percent increase from 2000. Rent levels in municipalities with large concentrations of rental housing and workforce populations, including Palm Beach Gardens ($1,700), Delray Beach ($1,622), West Palm Beach ($1,600) and Boca Raton ($1,600) are above the Palm Beach County average rent price. The current average rent for Palm Beach County and most municipalities exceeds the affordability level of all households earning 80 percent or less of the area median income (AMI). The housing demand analysis indicates that 294,565 (55 percent) of Palm Beach County's households earn less than 120 percent of the AMI. In fact, 104,389 households earn less than 50 percent (25,884) of the AMI, which, coincidentally, is just under the median annual wage ($27,851) in Palm Beach County. Clearly, there is an extreme imbalance and mismatch between the housing demand of the majority of households and workers in Palm Beach County and the cost of the existing housing supply. • Assessment of Housing Supply and Demand Conditions on Future Employment and Economic growth As previously discussed, there exists a direct correlation between employment growth and future housing demand. Historically, metropolitan areas that have experienced economic growth have also seen strong housing demand, including appreciating housing values.. Housing prices tend to rise as jobs and incomes continue to grow. A number of factor conditions influenced the explosive 2003 -2005 housing market in Palm Beach County and South Florida, including economic growth, a heavy investor market, low mortgage interest rates and the proliferation of less conventional mortgage financing products such as adjustable rate mortgages (ARMs) and negative interest mortgages. Most economic analysts predict that the drop in single - family home starts and new home sales that became evident in the last six months of 2005 will continue in 2006 and 2007. Home price appreciation is also expected to decrease to more modest single digit levels with estimates of 5- 6% annually, though initial depreciation could continue through the first six months of 2006 as the market adjusts to the inflationary pattern of the last three years. This will most likely occur in the upper end of the housing market and in certain geographical sub - markets. However, the increasing inventory of single- family homes currently on the market is concerning. In fact, Palm Beach County single - family home sales in April 2006 declined by 43 percent from April 2005, a negative trend that has continued since November 2005 and has returned Palm Beach County to a mid_ 1990s sales activity level. Statewide, this six -month decline is only comparable to the high price markets of Naples and Sarasota. Likewise, condominium sales have also plummeted with a 50 percent decline in sales from April 2005 to April 2006. Paim Beach County Housing Needs Assessment Metropolitan Center 53 • Many observers and analysts, including the National Association of Realtors (NAR), believe that continued job growth and net migration will maintain the local housing market in South Florida, thereby preventing a housing market bust. Historical trends show that home price declines are rare and, in general, have only occurred as a result of prolonged job loss in a given housing market. Despite the general optimism that a housing market bubble burst is unlikely, and that a return to more modest appreciation levels will increase demand once again, there are three interrelated factors to consider with respect to Palm Beach County's housing market: 1) the growing affordable housing supply shortage, 2) an unwavering home value to income ratio and, most importantly, 3) an incessant development pattern that has produced a housing supply mismatch with the market demands of Palm Beach County's existing and future resident workforce. As previously discussed, Palm Beach County's affordable housing shortage is largely due to inflationary housing values that far exceed the income of County residents; the substantial loss of multi - family rental housing through condominium conversions; and the overall decline in new housing construction. The loss of the County's affordable housing supply through rapid inflation and condominium conversions is not recoverable. While housing values are expected to adjust to overall demand in the housing market, projected economic growth and demand for second "resort" homes will continue to drive the market for single - family homes and condominiums. Rent prices will also remain high due to the current low inventory and sharp decline in rental housing production. While much focus has been given to Palm Beach County's loss of affordable housing in terms of cost, conversion and new production, there is also the need to address the age and condition of the existing housing stock. As noted, approximately 41 percent of Palm Beach County's housing stock is now over 25 years old. Included in this amount are 52,595 housing units that are now • over 45 years old. Older housing typically comprises a significantly large inventory of relatively affordable housing in a housing market. However, evidence clearly shows that as the housing stock ages, code and deferred maintenance issues increase substantially. In most of the higher priced metropolitan areas in the country, workers can usually locate relatively affordable housing in certain geographical sub - markets or pockets that have not undergone rapid appreciation. Older, single - family homes in many of the less affluent neighborhoods in eastern Palm Beach County will need to be preserved as part of a viable affordable housing supply. The high median home value to median household income ratio is not likely to lower despite a recent decrease in median sales values and a projected return to modest appreciation levels. The current ratio of greater than 7:1 is extreme and creates affordability gaps that cannot be addressed without deep subsidies and/or a heightened level of new affordable housing production. This market condition should persist due to the continuation of an economic growth pattern in Palm Beach County that is tourism -based with new employment occurring largely in low -wage service and retail occupations. So, while job growth has been significant in recent years and, in fact, outpaced new housing starts, there is little correlation between demand and current housing values. Furthermore, with only a 1 percent growth in per capita income from 1999 -2003 it is unlikely that Palm Beach County's economic growth, now or in the foreseeable future, can offset the relative high cost of housing. Furthermore, substantial evidence now exists that Palm Beach County's employees are moving to other counties in search of affordable housing opportunities. This growing competitive disadvantage may become acute as commute times become longer and more expensive with the price of fuel, and as counties to the north expand their employment base with commercial and retail development to accommodate current and projected population growth. The results of the employer survey indicate that this dynamic is already occurring and that it is impacting both the recruitment and retention of Palm Beach County's employees. Palm Beach County Housing Needs Assessment Metropolitan Center 54 STEPHEN S. MATHISON, P.A. ATTORNEYS AT LAW. • Stephen S. Mathison, P.A. Of Counsel Frederic T. DeHon, Jr., P.A. VIA HAND DELIVERY March 16, 2007 Stephen Mayer, Senior Planner City of Palm Beach Gardens Planning & Zoning Department 10500 N. Military Trail Palm Beach Gardens, FL 33410 P.G.A. Concourse Building 5606 PGA Boulevard, Suite 211 Palm Beach Gardens, FL 33418 Telephone: (561) 624 -2001 Telecopier: (561) 624 -0036 Re: Frenchman's Creek, Inc. - Employer Sponsored Housing (Our File #1905.10) Dear Steve: • Steve asked me to deliver the attached letter for your consideration with respect to the Employer Sponsored Housing issue. Please forward it to Chairman Kunkle and include a copy of it in your file and thank you for your assistance. If there is anything you need from me do not hesitate to call, and thanks again. . Kind regards, Michael R. Wilson MRW cc: client z: \do cs\ Frenchman 'sCreek \SanMatera\Mayer.le5 • MAR .c. .13 'Z �e W , �i•Al • March 7, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: As you know, I have been active in the affairs of this City for over twenty years, including seven years as a member of the Planning and Zoning Board and seven years as a founder and director of the PGA Corridor Association. My company developed and operates the PGA Commons mixed -use project located on PGA Boulevard. Both our.company and our tenants are seriously affected by the need for attainable housing within a reasonable distance from PGA Commons. As an employer, developer, and landlord in this City, I strongly support the concept of the Employer Sponsored Housing initiative. Si P e �arining, Chairman arming Corporation 5520 PGA Boulevard Palm Beach Gardens, FL 33410 (561) 630 -8630 zAdocs \French mansCreek \SanMatera \Channing.Ie MAC 5520 PGA Boulevard, Suite 200, Palm Beach Gardens, FL 33418 (561) 630 -8630 • FAX (561) 630 -8631 � t l �J j�. �.� ��;. ���� �� � . - s�� STEPHEN S. MATHISON, P.A. ATTORNEYS AT LAW P.G.A. Concourse Building 0 5606 PGA Boulevard, Suite 211 Stephen S. Mathison, P.A. Palm Beach Gardens, FL 33418 Telephone: (561) 624 -2001 Of Counsel Telecopier: (561) 624 -0036 Frederic T. DeHon, Jr., P.A. VIA HAND DELIVERY March 16, 2007 Stephen Mayer, Senior Planner City of Palm Beach Gardens Planning & Zoning Department 10500 N. Military Trail Palm Beach Gardens, FL 33410 Re: Frenchman's Creek, Inc. - Employer Sponsored Housing (Our File #1905.10) Dear Steve: • Steve asked me to deliver the attached letter for your consideration with respect to the Employer Sponsored Housing issue. Please forward it to Chairman Kunkle and include a copy of it in your file and thank you for your assistance. If there is anything you need from me do not hesitate to call, and thanks again. Kind regards, Michael R. Wilson MRW cc: client z:\ docs \Frenchman'sCreek \SanMatera\M ayer.le5 40 MAR 1. ,19 March 7, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: As you know, I have been active in the affairs of this City for over twenty years, including seven. years as a member of the Planning and Zoning Board and seven years as a founder and director of the PGA Corridor Association. My company developed and operates the PGA Commons mixed -use project located on PGA Boulevard. Both our company and our tenants are seriously affected by the need for attainable housing within a reasonable distance from PGA Commons. • As an employer, developer, and landlord in this City, I strongly support the concept of the Employer Sponsored Housing initiative. 0 Chairman 1(!hanning Corporation 5520 PGA Boulevard Palm Beach Gardens, FL 33410 (561) 630 -8630 zAdocs \French mansCreek \SanMatera \Chann ing.le 5520 PGA Boulevard, Suite 200, Palm Beach Gardens, FL 33418 (561) 630 -8630 • FAX (561) 630 -8631 LYDIAN""' BANK & TR.UST March 7, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE:. Employer Sponsored Housing Ordinance Dear Chairman Kunkle: Lydian Bank & Trust and Virtual Bank maintain two offices located within the PGA Boulevard Corridor, and are committed to -participate as corporate citizens of Palm Beach Gardens. As the • employer of approximately 300 employees in our Palm Beach Gardens offices, with expectation of significantly growing this number, we recognize the need to be able to attract quality employees to our institution.. I urge your support of the Employer Sponsored IIousing initiative proposed by Frenchman's Creek as a step towards addressing this need which is vital to the economic health and vitality of the City of Palm Beach. Gardens. Sincerely, Rich P. Bursek, Executive Vice President, COO Lydian Bank & Trust iClP OF PAW Ii N G'C -,'K'1 MAR 2 2 2001 180 Royal Palm Way Palm Beach, Florida 33480 Telephone 561- 514-4900 Facsimile 561- 514 -4908 www.lydianbank.com r sip (,y K: March 21, 2007 City of Palm Beach Gardens Planning & Zoning Board ATTN: Chairman Craig Kunkle 10500 N. Military Trail Palm Beach Gardens, FL 33410 RE: Employer Sponsored Housing Ordinance Dear Chairman Kunkle: • Seacoast National Bank has recently located its Palm Beach County Headquarters on PGA Boulevard and is committed to growing Seacoast's presence both in Palm Beach Gardens and Palm Beach County. In doing so, we recognize the need for employers in Palm Beach Gardens to have the ability to attract and retain quality employees. I urge your support of the Employer Sponsored Housing initiative proposed by Frenchman's Creek, as supported by your Growth Management Staff. Sincerely, Greg E.1each President, Palm Beach Region • h`.p �)w m BCH GDNS MAR 22 2061 " "' " " "`" P.O. Box 32245, Palm Beach Gardens, Florida 33420 -2245 H DI C LENDER l�� li � : � ^� � :.� • CITY OF PALM BEACH. GARDENS MEMORANDUM. TO: Planning., Zoning, and Appeals Board (PZAB) Members DATE: March 20, 2007 FROM: Tara -Lynn Patton, Planning Manager SUBJECT: Gardens Pointe Public Workshop @ 3/27/07 PZAB Meeting Please be advised that the proposed Gardens Pointe site plan ameidment will be presented by the applicant at the March 27, 2007, PZAB meeting. This application requests approval of a I75 -room hotel, 4,000 square feet bank and 37,500 square feet of offce use on a 6.64 acre. site located on the northeast corner of Kyoto-Gardens Drive and Fairchild Gardens Avenue. The subject site is adjacent to the Landmark condominium development which is within the Regional Center Development of .Reg.ional Impact (DR1). Please be advised that the purpose of this public workshop is to solicit comments from and to inform the neighboring residents of the nature of the proposed development. This public workshop shall be utilized by the Planning, Zoning, and Appeals Board to provide non - binding comments to the developer from board members and residents as a means to give the public additional opportunities for comment in the development review process. Staff will be present to answer any questions that the PZAB or the residents may have. Please contact. me at 799 -4288 if you have any questions or require additional information. n .a PROJECT NARRATIVE Gardens Pointe PZAB Community Workshop March 27, 2007 Request/Location This is a request for an Amendment to the existing Gardens Pointe Site Plan. The site encompasses a total of 6.64 acres and is located within the Regional Center Development of Regional Impact (DRI), on the northwest corner of the intersection of Fairchild Gardens Avenue and Kyoto Gardens Drive. The site is surrounded on the north by Landmark residential towers, on the west by Downtown at the Gardens, east by Fairchild Gardens Avenue and the south by Viridian Office Park and the Palm Beach Gardens Medical Pavilion. The applicant is proposing an amendment to the existing site plan that would allow for the development of a 175 room 6 story hotel, a 37,500 sq.ft. 3 story office building, and a 4,000 sq.ft. 1 story bank building. This amendment will supersede . the current site plan approved on March 14, 2006 (Resolution 44, 2006) for a 240 unit residential community. Land Use and Zoning Compliance No proposed changes to the land use or zoning are requested. Thus, the project continues to be consistent with the existing land use and zoning. This is a vested multi -use DRI (with a Professional Office reference on the Land Use Map) and is zoned Planned Community Development (PCD). The proposed hotel, office and financial uses are not only in keeping with current City direction to encourage and maintain non - residential uses, but Comprehensive Plan policies. Specifically Policy 1.1.1.4 which provides for PCDs , Policy 1.1.6.4 which encourages a mix of uses and nodes vs. strip commercial development patterns and Policy 1.1.6.7 to expand the economic base are all furthered with this application. Please note this is site is within a an approved DRI which has been vested for concurrency until January 16, 2009 and is subject to a pending NOPC to extend that date to 2011 which is not considered to be a substantial deviation and neither TCRPC or DCA had any comments. CITY OF PALM BCH GDNS MAR 2 2 2001 P1! 1GNiNG DN 0 M dol A 40 1 tj ff MOT on r: MAIAN �-- Ovrm3 vme:P:IPV1eGfl2W4YH�lOf:�;ARO[NS PUIMCLSRDU�OIt)e- SPi.dr+q Ialout Nmc: layautl Pbttetl by: glroW Rottrd m: Pe 23, 2W7- 7:35an ■ ■■ ■ long ■ Z m H9F� ■�oF s 0 gg6 $ ` c ° o° a tic° �� gr�Ad pm°I Z g° �s $ fn =gip £ m �� a ocgo' m 7 a >m N < ° c 90 g =gym go gsA a < >£,fR rno 6. �gr 5i ow ma t pp OO Sy Lt 'L� g Z, = A �i K K 9 o E p Q O 1An OC A m� in mF . 4 Z. ° g 0 A D 8 zF A ' m Q== z� r ��ss+g 8 0 000 o Yom$ Fw °c� 99 m� y o ovo o m - 0 O8 (A� > zr]�, Cm pgm 1cz1il 1cz�i alit �cztil Lm S� moo zlf9mrlt > XZ m� D DDD mrSi N� g S 5 Ori �� ■ m z O D c m s x D o v p °a ppmn mom' ma oya �>> o o z c Z m o : G1 m = o § m o 'm m x r z .n 5 C yoy m _ P A i r Z " _ ,D., OA N Z m 7; my>y A= 0 m° O g m r ; C p z A A Z D_ .TI >c 25 0 m m m N O m V' P IAtI o A n FA o z v g p p cz °c_ N g o v = >> D a Om o m is K o o A O m D$ m o 'may, m ° o n N O m Z V n —I °c ' ; N m A z 5 A € I'°R N N x$ x$ N Cl tOR O °R1II o D m 'u O m > D > L ° SRp O N I O O m„ ml S'Qnr^R Ze Z y A m a ° N W o IN x A III N Ln T 71 v z > m D - >s B Ga m y ° > D ° a as xa D a a ° O aam 'A z a a 'D s a Ss °D D ° ail a p is 2s zZ z z Z 4] G> N 41 z z Lyt Dy Z z ° z L1 Oy N N z z D Ly1 z Ly1 Ll z z Dy 4l ErOy� m m mm n o z; m m r RD°I 1°II I°II m I°n In y mm mm mo O O IN A y �+ p qo moo 1 0 0� qF ¢� Rip �♦ i ,, a IS `a\ i it 14 I� i €o � P 1 X z n 0 r/� C r O z/� VI -04- 0 m� s 3,2 , tlB Fc A ° 4 O m � 9 Omn o o o °p N CpDAO m NDg A ~O Z a N A o ° 0c 0I? z voN> ° Oy Z C pO AS OT ZN °y 6'� �c OA N Z O O$ rD = =COpm m o m pD D OAmN 90AIR T v am Tl r'' ' r °� N zm >8>N T m z D zzz m O Q�AItR1 T m y N H O A n FA m ° 9 @o o� D N A =Or�D O° o C 4 O v rtl D yg o of $ A y o3 0 O � —I °c ' m € C7 z �W om_ ,9R D 'o 6 D Z 0 as C ml ° m a m 'd 2_ y A D Ln T z > m D - >s B m y y y ¢ N /w V)�c r MCC P. u �g g n o z; m O O A D A A m ' N m g Z Yr m O Q rRS. as 0 m� s 3,2 , tlB Fc A ° 4 O m � cn m v D m 1 z Z z O Ate' -•i\- 8 Id \+ `�' '.;(- r3p ' ' 'e'- �'" Pw � ,i"v. S��r F• ^ �i E�� :ti -. �� � ' -�„ , Ili zip 0 GI nap \ ♦+ \ • p � , 9 - E. rte.. � y ��E� ` o `,C a y eggg ���. \ � � p• IIRA' ` f ♦ ��"�� ♦\� (� n.`( �fl"` �n� y'°+•4 -6A RR 5i ry4^r�, 6.5 ', rwy .t M `��' F � �, � W A - t� G \ .. FQ{jkCQ�jli ♦i (� p3 '�I _ NCI Ull II + + +'r � 1, ♦ 8�d C ♦ '.. 2 I ISS• IR.!'a I,a gg { � �f 1I ;} 1 - � � ' Irl✓ 2a. qJ• 3 d (p 1 f + +Ills 1 + � .y ' � ..� r-• 4M 1 1 r CC m o jdA ♦ e+A.tl l .'t q y L' ,� 8n .� u � \ � I $ I i_ o z v { D +1 = Cl♦ I ?? p .... - + -�EE� _ �' Y }y n° \\ 1 II.� c ((�� 9. 9,,o III iM .` �� QJ i p•.1 a sn et �� �n _N� ii IB.S• ,R 1 ��. m$ _ — � �,��t��n � � AI® •.,��� v �:>uT .. �I — I I c G— R ,:\ li ' 1 `�'8 {1 ' _ _ - M__..- LO ®�1,� '• RI• Q! ♦ \ _ _- ___ -_ - -__ oR ` tl ,'�� 19 1 ` ii II ti s 5 c S I 1 °` •_ -�1 = ='ice_° I ��„ - -c'� - 4na: =mot _ — T, `- - - p 9 _ . -- -- �B � � l •.:,:r., ''-' _ •-�.� - Gr :� .�.• etc. -- ml�- �=- ,Rt- -- x -- n All °S g '^ off-' b 1 FMOA DW�pE110 $y r€ O _ Ram.RAeP1¢ ____________ ----- _______ -------- . _____ ______._______________,_nAEi'aP D --I R �.♦ a - -''k� __ O S QGG � Z S Z ?S rN1AIn TAAA �{'L V _ _ __ _ _ _ _ -- - - - - - -� - -- yr1. ______ ° K gee w, RA � �-------------- - - - - -- — -- --- --------- - - - - -- -- ---------------------------------------- - - - - -- - - - - -_ — (n Ew, CRAV�, BON & AS90CIATEBE � DALE DRAWIk 28JAND7 _ GARDENS POINTS m ;u �+j�, $¢ ENGINEERS PLANNERS SURVEYORS SCALE: 1 -a40' I� O Pa ° T g' p'c' 3W7 NSA PA KNAY. WTE 200. WW PAW BEACH. FLORDA 33411 o mM o PALM BEACH (aARDEN3 FLORIDA 1D, 0011 � -D — („1) ,R — DESIGN BY: J WN7Hp n ]sea N.W. SaRO 5RIFET FORT IAMEDALE FLORDA aaaoa ■�,/E i R��q �uPREPARE�D FOvRt:��n T¢: (RSq >.w -laao FAC (ou> Tao -awo DRAWN BY: O.M.MOOT O �$(� � "' KVLTER PROPERnES iLORDA LL4N�0 ENORIEEAM4 HAM1EYNC ! WPPM° BUSNESS Nw 271 -n Z d6 ROMDA IM3/SED IANDSGPE ARQIIIECfU18 BU4NE65 Nw C°OORI O CHECKED BY: OVERALL SITE PLAN .n9. RC.R A sssooAres mG In Q1oo DESCRIPTION: JEM I DATE: APPROVED BY: "fig = m 6p o66 a o m �m 9 mm� D e o W o� o m z D a m m m D /1 °Fo i mn-t c r °$ zn °_ o v JZ ♦�� ° o 0 O � —I € C7 z �W om_ as C 2_ D m - >s B m y y ¢ /w V)�c r MCC P. u �g n o z; e =_ Z Q a r r cn m v D m 1 z Z z O Ate' -•i\- 8 Id \+ `�' '.;(- r3p ' ' 'e'- �'" Pw � ,i"v. S��r F• ^ �i E�� :ti -. �� � ' -�„ , Ili zip 0 GI nap \ ♦+ \ • p � , 9 - E. rte.. � y ��E� ` o `,C a y eggg ���. \ � � p• IIRA' ` f ♦ ��"�� ♦\� (� n.`( �fl"` �n� y'°+•4 -6A RR 5i ry4^r�, 6.5 ', rwy .t M `��' F � �, � W A - t� G \ .. FQ{jkCQ�jli ♦i (� p3 '�I _ NCI Ull II + + +'r � 1, ♦ 8�d C ♦ '.. 2 I ISS• IR.!'a I,a gg { � �f 1I ;} 1 - � � ' Irl✓ 2a. qJ• 3 d (p 1 f + +Ills 1 + � .y ' � ..� r-• 4M 1 1 r CC m o jdA ♦ e+A.tl l .'t q y L' ,� 8n .� u � \ � I $ I i_ o z v { D +1 = Cl♦ I ?? p .... - + -�EE� _ �' Y }y n° \\ 1 II.� c ((�� 9. 9,,o III iM .` �� QJ i p•.1 a sn et �� �n _N� ii IB.S• ,R 1 ��. m$ _ — � �,��t��n � � AI® •.,��� v �:>uT .. �I — I I c G— R ,:\ li ' 1 `�'8 {1 ' _ _ - M__..- LO ®�1,� '• RI• Q! ♦ \ _ _- ___ -_ - -__ oR ` tl ,'�� 19 1 ` ii II ti s 5 c S I 1 °` •_ -�1 = ='ice_° I ��„ - -c'� - 4na: =mot _ — T, `- - - p 9 _ . -- -- �B � � l •.:,:r., ''-' _ •-�.� - Gr :� .�.• etc. -- ml�- �=- ,Rt- -- x -- n All °S g '^ off-' b 1 FMOA DW�pE110 $y r€ O _ Ram.RAeP1¢ ____________ ----- _______ -------- . _____ ______._______________,_nAEi'aP D --I R �.♦ a - -''k� __ O S QGG � Z S Z ?S rN1AIn TAAA �{'L V _ _ __ _ _ _ _ -- - - - - - -� - -- yr1. ______ ° K gee w, RA � �-------------- - - - - -- — -- --- --------- - - - - -- -- ---------------------------------------- - - - - -- - - - - -_ — (n Ew, CRAV�, BON & AS90CIATEBE � DALE DRAWIk 28JAND7 _ GARDENS POINTS m ;u �+j�, $¢ ENGINEERS PLANNERS SURVEYORS SCALE: 1 -a40' I� O Pa ° T g' p'c' 3W7 NSA PA KNAY. WTE 200. WW PAW BEACH. FLORDA 33411 o mM o PALM BEACH (aARDEN3 FLORIDA 1D, 0011 � -D — („1) ,R — DESIGN BY: J WN7Hp n ]sea N.W. SaRO 5RIFET FORT IAMEDALE FLORDA aaaoa ■�,/E i R��q �uPREPARE�D FOvRt:��n T¢: (RSq >.w -laao FAC (ou> Tao -awo DRAWN BY: O.M.MOOT O �$(� � "' KVLTER PROPERnES iLORDA LL4N�0 ENORIEEAM4 HAM1EYNC ! WPPM° BUSNESS Nw 271 -n Z d6 ROMDA IM3/SED IANDSGPE ARQIIIECfU18 BU4NE65 Nw C°OORI O CHECKED BY: OVERALL SITE PLAN .n9. RC.R A sssooAres mG In Q1oo DESCRIPTION: JEM I DATE: APPROVED BY: • 0 • 0—, lame: P:, Pm¢ RS12W4UH- UIUG -6MEN5 PUIMMn W40 I UG- 5P2.dxg L,a W— L., I P .d":g— ROW m: 1623. 2tW -7:3Im I i N m m 1 co to N m� o $ N a $ �I J r i Z Z OD M2 �� N 5,0 D x > v \ Z zo I � r 1 1 16.18 zmI- O \; Z C I I 15.01' v" s 1 111' 1 A M it vim rn mmm _ W k { {o ` fu? mf 18.5' > Z r y L Rig ' j�c mo f rl tl I i I `-=-cl n 1 ``n _ 0 ; C0 18.5' � i S ...: : ;u 0 25' � V Z N N O zm O 1 I 1 1 I m I 1 m O kv .Z7 Z .1 0� 1 1 M °� sj 15.03' , 1 I._ -4. BST.,, BST BBT 65T. \BS 57 7 77 I RC Ri — RC qw; RE , . � RC — — — om cc, Lm) s T n -r', oIV x j zD J� ��x Ax o >x °r*In jzx one °x� n�� m•'s z c—q r>�� D rTl f Mnz o ' CiX Um- Gi �! z 'D II W�l ��� co i= O I C N fTl G) fTl O f�1 C�j Z z fn n 7a r €b O w En< c ° c�i= aQ ter- ? _- -m C- ' `� O Z1 m C N v r- Z 03 Z) z OD Z m M r Ei1 mm m a �p HARDENS POINTE PALM BEACH HARDENS FLORIDA - CRAVEN•TFIOW'SM a ASSOCIATES, NC. ENGINEERS PLANNERS SURVEYORS 2017 VIVA PARNWAr. BATE 200. WEST ANN B CK nOWA 33111 — (W1) -W . IAA: (m) e — 3333 N.W 5M 3TAEET rMT` UDE LE. n DA 33300 RONDA DCEN9D ENOWEEAMw SURYEWIO A WC G BUb1NE53 Nw 211 NONDA NCDHD WA E NIQIIIECTSE BIIPNE6 Nw COODII! op x m ay zD .AO8 m �, Z p o „ea- m pr? AN m G) N a Z. m mo m Z nA m y L';$OIT m 5 C o� 0 !n D e > a ois S p AB m o M 0 m O O s 8 D➢ V 1 9 S A S 2]211 Z Z 0 0 Z Z rL o o Z Z Z D o n Z 2 o o v v N v v a v.>v v y y s s a a mm a a 1',NI mm a a a mmm > a m m m a m m� o $ N a $ �I J r i Z Z OD M2 �� N 5,0 D x > v \ Z zo I � r 1 1 16.18 zmI- O \; Z C I I 15.01' v" s 1 111' 1 A M it vim rn mmm _ W k { {o ` fu? mf 18.5' > Z r y L Rig ' j�c mo f rl tl I i I `-=-cl n 1 ``n _ 0 ; C0 18.5' � i S ...: : ;u 0 25' � V Z N N O zm O 1 I 1 1 I m I 1 m O kv .Z7 Z .1 0� 1 1 M °� sj 15.03' , 1 I._ -4. BST.,, BST BBT 65T. \BS 57 7 77 I RC Ri — RC qw; RE , . � RC — — — om cc, Lm) s T n -r', oIV x j zD J� ��x Ax o >x °r*In jzx one °x� n�� m•'s z c—q r>�� D rTl f Mnz o ' CiX Um- Gi �! z 'D II W�l ��� co i= O I C N fTl G) fTl O f�1 C�j Z z fn n 7a r €b O w En< c ° c�i= aQ ter- ? _- -m C- ' `� O Z1 m C N v r- Z 03 Z) z OD Z m M r Ei1 g" Ei€. p 4D o @ HARDENS POINTE PALM BEACH HARDENS FLORIDA - CRAVEN•TFIOW'SM a ASSOCIATES, NC. ENGINEERS PLANNERS SURVEYORS 2017 VIVA PARNWAr. BATE 200. WEST ANN B CK nOWA 33111 — (W1) -W . IAA: (m) e — 3333 N.W 5M 3TAEET rMT` UDE LE. n DA 33300 RONDA DCEN9D ENOWEEAMw SURYEWIO A WC G BUb1NE53 Nw 211 NONDA NCDHD WA E NIQIIIECTSE BIIPNE6 Nw COODII! PREPARED FOR: K�TER REQUIRED ALTERNATE SPACES PLAN 3E. D,�ED N .>,aE. D3 .I Pte, »„ N, �.1NI�;Dw x m�, .,~D I ..4=DD -11 . 141"` m°`wTM " " . N` ��"I` '�T .Kw „�mmN A .s=oa.,E3 � e�P��„ ©1�D, DRAWN: 29JAN07 I -2W V BY: J.GUNTHEI V BY: G.M.M00r (M Br. WED BY: t ( f I 0r� Fume: FAA Rrct910( MR I U64AR0[NS P(AMCU` D[YJ4UIU0- SPl.dwg l.ym2 Nme: LyaR l ma­'; gmool. Patted an: Feb 23, 20U] - 7:35m F- M D C)r D 2 s 0) M77 m' c. M' co 19, ;121 G 61 a s \N 9 18.5 — 24' z M =mZmm � o m=mm m (z -> f/y D n Mm �4=1mzv m m=�z M - AU) D I r U) FDD <r O 0 Wz > �y Q Z I -BS D d I U �M ;a to (j 058 D 0 WM On') �M Ir N SOD DZ7C n N Z ;oz pmV7 m' a) MD c) m z �u z ((,n ➢ .% co --i D 2 s 0) M77 m' c. M' co 19, ;121 G 61 a s \N 9 18.5 — 24' z M =mZmm � o m=mm m (z -> f/y D n Mm �4=1mzv m m=�z M - AU) D I r U) FDD <r O 0 Wz > �y Q Z I -BS D d FLORIDA TURNPIKE 56�\ LzL S MRITARY TRAIL b ALT. AIA rR M / , M TD V \ Fn ; n) \ D D O N Zr M T. r'� \ >m ODm -0 v ` n M(")�O \\ m L,;oDr- - \ `♦ NOD i-u D(')r N n m -0 0 \\ �� �ZN \ ^� 41, M ;v O � Mco W D ov \ � ., D C d O n 2> > n D Z Z '- -I _ -Z- \\ D / m wrn \\ rn g ` \\ i io / OD. v Y !n Z. . D _ ox N E+l �C7�Z�D ::: z .. _D F*I C7 m n \\ \ a z O °� zyXAm LG N O AZ W.wo M m \\ ul ) o / o r OR \ / Z n C\ n Z z > .: 5.:..:mm ra.�D O v -v x rr/ m CD N . , Eli` o 0 I. z Dv z `. E5 cl m v m n mom v x SON �O \ sr ` �mp !/ t D 0 O z in Z, N m " �r 02 moo L 16.5' >M r( z \\ / �x Z L any\ IA MA ~CH L C GARDENS POINTE m � Ar p m M g F PALM BEACH GARDENS PREPARED FOR: KOLTER PROPERTIES O / D q / Z 0 D SITE PLAN .% o 26 0 -�{ $ - - - -- O'1 { On C Z Eo mz > � IZ*I co —IC)n G-) z C) , ;D .� D � � x Z � nc M Jm �� x nU° m Wz I Z x-5 X8 ) FLORIDA TURNPIKE 56�\ LzL S MRITARY TRAIL b ALT. AIA rR M / , M TD V \ Fn ; n) \ D D O N Zr M T. r'� \ >m ODm -0 v ` n M(")�O \\ m L,;oDr- - \ `♦ NOD i-u D(')r N n m -0 0 \\ �� �ZN \ ^� 41, M ;v O � Mco W D ov \ � ., D C d O n 2> > n D Z Z '- -I _ -Z- \\ D / m wrn \\ rn g ` \\ i io / OD. v Y !n Z. . D _ ox N E+l �C7�Z�D ::: z .. _D F*I C7 m n \\ \ a z O °� zyXAm LG N O AZ W.wo M m \\ ul ) o / o r OR \ / Z n C\ n Z z > .: 5.:..:mm ra.�D O v -v x rr/ m CD N . , Eli` o 0 I. z Dv z `. E5 cl m v m n mom v x SON �O \ sr ` �mp !/ t D 0 O z in Z, N m " �r 02 moo L 16.5' >M r( z \\ / �x Z L any\ IA MA ~CH L v AP AA :.. - I .3 se Liman 'o � Z a .Z) O M z M GARDENS POINTE m � Ar p m M g F PALM BEACH GARDENS PREPARED FOR: KOLTER PROPERTIES O / s �zo q / Z SITE PLAN .% o v AP AA :.. - I .3 se Liman 'o � Z a .Z) O M z M CRAVEN- MiOIBPSON 6 ASSOCIATES, NC. ENGINEERS PLANNERS SURVEYORS FLORIDA 2047 WSTA PARKWAY. RATE 100. WEST PAW BEAM RDRDA JSNI ,d (an) aNrNnP rAx (mq Ree -lon JSBJ N.W. SM STREET FORT WUOERDAIE. RDRM AT30B TR>.. (au) T.m -ewo FAR: (PU) Tx-eao RARDA IKZNRL EMRNEFAAAA 51ATEY/10 M1PPNC BURNESS Nu 21M RgADA NCENSID 1ANDSGPE ARCNREC N9NM MP 0000114 aoe+ Nc�W m RNC mw TM Ix a lraawW a .ssan•rzs, Nc axo sruu NRT W RF.PRGNC[L N �Gma d1W RI RAM�TNWT PERNIA'roN 7R' Rr.`p.R�NacSW a rSSOtlN1E5 INC. r x M e a.5 1LS WC. ccemwl. i ©IVOT fI 11� .II 1 1 1 1 1 O / s �zo / / / / / / .% � O 0 - - - -- O'1 rn 0 81.36' n I .i ) CRAVEN- MiOIBPSON 6 ASSOCIATES, NC. ENGINEERS PLANNERS SURVEYORS FLORIDA 2047 WSTA PARKWAY. RATE 100. WEST PAW BEAM RDRDA JSNI ,d (an) aNrNnP rAx (mq Ree -lon JSBJ N.W. SM STREET FORT WUOERDAIE. RDRM AT30B TR>.. (au) T.m -ewo FAR: (PU) Tx-eao RARDA IKZNRL EMRNEFAAAA 51ATEY/10 M1PPNC BURNESS Nu 21M RgADA NCENSID 1ANDSGPE ARCNREC N9NM MP 0000114 aoe+ Nc�W m RNC mw TM Ix a lraawW a .ssan•rzs, Nc axo sruu NRT W RF.PRGNC[L N �Gma d1W RI RAM�TNWT PERNIA'roN 7R' Rr.`p.R�NacSW a rSSOtlN1E5 INC. r x M e a.5 1LS WC. ccemwl. i ©IVOT fI 11� .II 1 1 1 1 1 DRAWN: 29JAN07 :: T'm2D' N BY: J.GUNTHEI N 0Y: G.M.MOOT CED BY.' Omni DRAWN: 29JAN07 :: T'm2D' N BY: J.GUNTHEI N 0Y: G.M.MOOT CED BY.' i Doing ra F: my�12W9 IfX,- WENS P()I:YID511DDCOIOe SPI.Ewg L,a N — L,—tI RoUC3 bl•: gmootx Plotted — Pd. 23, 2W7 -7:39— MATCH LINE SEE SHEET SP- 3 I 1 v — - titi ✓/ � tia �� � " `fir �� �s I I � I I� �'1 � - S 16.5 ' - I t � 5' 18.5' 18.5' Rj 24' 0 16.5 I Y. I D 01. f -- > C z MO m I ` �/ z ati \^ r/2 I I rev Z m >! Ci i i� y j21 I I -p- `� p T" I 4 n t? K> R I ro 16.5 l� p.J 5� ps I 1 _;d x - g' 9 ( TYP �I 4!i I . TYP5. ' TYPr 24' _, . i FPML I Z W v O TYP. S n T m c S ° - 124' qtj n o T I 4E7_ - z -D m p c I N ,�, I rQ Il {�' -,o 7 I 1 iioo OM It • SI v � I I En N -- -- - ��• TYP. 25 m ' I I 1 0 {1 O' (TYP.) :. D 0 1 z (TYp.) - - Icn 16.33' ' -- �- . . � •. ��' �-- �AD•EL•�- y'-1�DL.^-'j,.�p ` �•--+ :..`Sxf_ ` .. c�l�i -.. -� i a � .. ." •. •.. � � -. j -�a sT i .85 es1c�..BSYc —�B ,;95 SST .BST i - BSr '� aDFt— _ I'- � �a B - B � Bs � 5 smnsorw -•t BsT„ sr RC RC — RC RC RC! 4+i.Sr ,p ---s61 - f3fi- WEi3-' —RC RC —RC —RC v'• — —_ —C - __ RC - -- ------- Re R Rtr R qI .� ff- PM Z D CA (n W O W(n 04� Ln rn m x D ON mOO p� �m o�'rn -� max- czN �T N -- m o inn jzx� -( m z r �yG� rn�J wl�x i M 1-1 M� a 4nx Lm) C) -i z DII aco 70m --srn v N I o ••• f_ <° M C N m G-) O �m n11 ZZ-�D MM 3>�r Ur_I O I I O (7 D I+i r 0 G� c° x Z m- n z m CDz ;;c D .'O Z 07 Z �•! Vt G C C Tj "t' --'- J>>..1_ — -- -•.b, _� -G] - - _ O D O ;C to v� O = M v° n m FAIRCHILD GARDENS z W Z co z m C7 -00 _ AVENUE � ° -1 m - -- N_- __- ______- _- _______ FXI�TING 16� DIP TO REM�11F�__ - -- --- - - - - -� - - -- D m _0 r r X C) �N �n Z KZ — — — -- — — — DC? — — — — — — — — _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ m m i _ _ _M -- - - - - -- z� rr zz -------------------- m z 0 vZOD m mz =on Ju ccn - n� D / Q ° III 1 m — 1 fnnmzm nCm>D V.T7"1r W �zom {�D>* � D r mInI- m=�z O�`<(Oir ITT D2Tr�2 T D D �r m r —__ U)RIDA_TURNPIKE� Ulz O D r0 c A DY S 0 ■ /a /�I co m Z 9 MILITARY TRAIL 1 -95 ALT. AIA D ' Us-1 i 2 'p to GARDENS POINTE CRAVEN •THOAIPSON 8 A85OMTESe W. DATE DRAWN: 29JAN07 M A it t ENGINEERS PLANNERS SURVEYORS O z€ PALM BEACH GARDENS FLORIDA C AV FAIRWAY. 9111E 2DO. WEST PAW BEACH RORDA 3WI SCALE- 1.020' I� V/ IR � y ry (ml) me-mlD IAIC (m1) me-1Dn DESIGN BY: J.GUNTNER B PREPARED FOR: 3se3 NA AaD STREET FORT tAUDERDAtE RDRDA =0B F nav (Aeq T.w -ewo FAw (os�) 7a-eao DRAWN BY: G.M.MOOTZ O /1 Z (�. [i m IrDWER PROPERTIES EIARDA DLEN4D E lc NOEL NO. SLRVEYNO a YAPPN0 BOeXLSS Nn m .ViT{ )85f d3 L^ EIgOOA 11CDlSED WAI 4 ARCMIECNRE BV51NE65 Nw OO 14 OSm rt�N. a¢+n Irtucal a ra roam n mcaPOOU A`�.rrn.na. we n� axnu Iw. ^6e'e1�n^u. eµ ^.F CHECKED Br. QE'}� pE •,, ee xvsRaouclP maoR R1 vun xinril oEwlsnx ane,,..ul a /SWGAiES INo - \1 SITE rte, enmxc wn x n e a.sov >s nq croxa.+ imp APPROVED BY: Dnwg I U ARDENS P( NNI[(SnEV4DIM -5FI -j IayviRNm: Lryy R1 P Hby: 9— MaW m: Peb 23, 2W7 -7:4Om r- n O FLDRIDA TURNPIKE 0 mz o D - m >m �6.L L MILITARY TRAIL b I -95 ALT, AIA rool1 � Z s \ \ o=1 z� \ \ m 00 v n C �0 +\V DZ N m� / ca / D FTNT Z Z m � z \ \ n / (Dig \ \ \ m m N i a + `a z 't _L TIpOO mnN \a 111{ FC m�bl 1 �> m N my \ \ @ga \\\ FT�t] (n m/ 1, /G � 10' \ s,•' R z \ f ` C / �� F-JI- p CD - - -- z 10 x 4i -- - -- - - -- - -- L as , �\ D v X\ \aa .� 10P' \cam \ \4 v \ "Dry �s " oF-- zDZ co) \ a m�� No 11-0, q \a \ \ m q m =m�vxAmZ- (m I- m °� m O .•�� � \ \ 'o mrn z m -m ED 0 c n AD n > n m o r /-o !3- p - - \ III D ! I 10,� � _ � : co) 12 �r l 5' m ' 10' QV, I I � I G D I I VZ i I 10' a � 6i1 a � cv r. �� g� w & �1 I I ON .• � C..( /(((p Zmm . 1i \ III q rs _ m rn r _ n ----- - - - - -- - — p A9 1s - - - - - - - - N rNa S _ O C r- S G7! uEn> r v z b —. 7 n x x J\ o\ I R3 N�zs X jl\ c �m�� F 10'1 0-i I Ii mo .� �' Ox� Rs !- oil n O �` II II II wl --, Y -i y x rn In m ('•� N p % i\ 'D CD (n T' N p-. -� p r ?m�O oEnax zy (nDO -Om Z G7O i - 16.5 �� I lO \tea=' ? A �'\ ~ Z C .i Y .TD7 ,1 �vv z / C\ \dW\1\lr'`�'� \ Z <-Zi„ z= Z O D `\, m rq i 6. Z W 1 18.5' 18.5 � r F,n• a �, i I 24' W R3.24' MATCH LINE SEE SHEET SP- 6 In x m m I� .Vw/ y O A O O v1W ZR' Z .� Z [<i Y� I y V ._ g" R � N CRAVEN•THOMPSON a ASSOCIA w• TESR ENGINEERS PLANNERS SURVEYORS 1047 VISTA PAD YAY. S lE 700 Watr PAIL eEAaL RORDA aT4fi (.1).es,on 3503 N. Sma SRIFEr FORT LAUDDroAFE, FLORIDA MOB I—) — (RU) no- — FLORIDA LICENSED FNPNEERMO. OURI1 "IRMO BODNESS Nw 2M FLORIDA LICENSED lARI05CAPE AR00IECRDR BUSME65 NR. 0000114 0 29dAN07 a;cf) m ) m20 O (Z m= m m co I DESIGN BY: z4 N -- $ DRAWN BY: G.M.MDOTi ZD � � DECKED BY: AZ -0 O ET7- Wl- 1]— is 7W AtC71 M —A J Rs�x!<,c5, wC AIQ aruu bro PE REPRODUCED IN WELF R N oA �ON iFRlaSgrl rs gAV[x MpnNN 4 ASlOpA1E5, IxC wRm+DDRArTR n = S w -' @) nvenolennu. cv. U) M m X p -v A n OD Z z m i - - -- ----- - - - - -- N01�6'2 195.71' >n N oZD p n W a] z> p A WDC �a) DXm f) W Ul C xN Q F- N p�N m D (D -n O A 7 i GZj :E Q prn� > i D v = Z im pj m v� t! J TT °m m X o I _r ! I 10,� � _ � : co) 12 �r l 5' m ' 10' QV, I I � I G D I I VZ i I 10' a � 6i1 a � cv r. �� g� w & �1 I I ON .• � C..( /(((p Zmm . 1i \ III q rs _ m rn r _ n ----- - - - - -- - — p A9 1s - - - - - - - - N rNa S _ O C r- S G7! uEn> r v z b —. 7 n x x J\ o\ I R3 N�zs X jl\ c �m�� F 10'1 0-i I Ii mo .� �' Ox� Rs !- oil n O �` II II II wl --, Y -i y x rn In m ('•� N p % i\ 'D CD (n T' N p-. -� p r ?m�O oEnax zy (nDO -Om Z G7O i - 16.5 �� I lO \tea=' ? A �'\ ~ Z C .i Y .TD7 ,1 �vv z / C\ \dW\1\lr'`�'� \ Z <-Zi„ z= Z O D `\, m rq i 6. Z W 1 18.5' 18.5 � r F,n• a �, i I 24' W R3.24' MATCH LINE SEE SHEET SP- 6 In x m m I� .Vw/ y O A O O v1W ZR' Z .� Z [<i Y� I y V ._ g" R � GARDENS POINTS PALM BEACH GARDENS FLORIDA CRAVEN•THOMPSON a ASSOCIA w• TESR ENGINEERS PLANNERS SURVEYORS 1047 VISTA PAD YAY. S lE 700 Watr PAIL eEAaL RORDA aT4fi (.1).es,on 3503 N. Sma SRIFEr FORT LAUDDroAFE, FLORIDA MOB I—) — (RU) no- — FLORIDA LICENSED FNPNEERMO. OURI1 "IRMO BODNESS Nw 2M FLORIDA LICENSED lARI05CAPE AR00IECRDR BUSME65 NR. 0000114 DATE DRAWN: 29dAN07 SCALE: ) m20 PREPARED FOR: KOLTER PHOPERf1ES DESIGN BY: dGUN20' DRAWN BY: G.M.MDOTi DECKED BY: SITE SITE PLAN ET7- Wl- 1]— is 7W AtC71 M —A J Rs�x!<,c5, wC AIQ aruu bro PE REPRODUCED IN WELF R N oA �ON iFRlaSgrl rs gAV[x MpnNN 4 ASlOpA1E5, IxC wRm+DDRArTR n = S w -' @) nvenolennu. cv. n��. APPROVED BY: • Orewq nnne: P:V'rd,CCb12UWlUA UI(N;- GaROtNS FUIMMR tMU I SFI.d, lorry[ R— LA, I Plotted bi: ymoaex Nottrd ai: F623 2UU7.7: — MATCH LINE SEE SHEET SP— 5 \ \ a n .1 lil 1' ^�a I I \ @\ k Ir \ \ 1 R3.24' I I \ h 19 I 16.5' I o \\ u > I ' 1 \ O 1@ \\ ` (DO i , 5 I � � 1 18.5'_ 18.5' \\ 0 $ b ><" " z p 24i I TYP7 " _(TgP7 -. 4 m Id! 4 Z� -- --� 1 � o Im 1@1 �? \I o \ uh d \C1Ng rM \ 1 wi �� P 1 I 1 1 iC= N L �j z Mm L'! i .Z) \:: O N P No B W 1 i• b cz "n 11� 6 h o uC, cl,� I `O� I mzoZn 1111 r(nW! yin 1u� m O 11 z y 11 h m cn ,� °� o0 111 ° ° x It 1 II I 1i -ocD 11 NamI1 11:mm n ° D �I� ° D '1Nt' (n - O l 111 m NO m 1 W -p P v�c� ��� lu I cn vo r 11 C m O G7 m m 1 1 1 a du 76 - -- �i a 9' 11)� p waa z F, In lo\` Zva -A Cp ��° 9 o °- 1111 11 0 b 1@ yl c'd11 --.L m�cc)) C) C Z��m — ,TLE �S• X m N Uj r— O— N - --�oN O y �_ Zmiorn 1-4 ;D CP Z Z Dm� o a W o F^ r tp I '1 r a �= 1 cu �� D ` -- ory Z mti. m�� - - -- 11 W• „c�o�lu - > > ;� .111 d O m DI mAa IA - \ �• G7�� 111 wf�x d� T'TNN �OZ Ilq I �° J 1 1 W 111 v min 4� h a 1�� M lu ti .� 1111 o > 0 II C��) h Q :..:\ ♦ A o f)1 z 'p �r � 1 N u �� 0, O O n D 11 mm �m n a c z -I z 111�Z cn > s 00'Ot 11 1 IQ m \ffi EL —`SAS ' ADEL QEL Y10 11 .. - ' a5 — ;.' C7 mK3 s i C7 1 r n D d 9 D 0 °D"'c "m m ° o cDN OZ 0= AmO m C) —mm F. i m� J rd m� X�m� ° ! m m-z .- ...4 -1V7�7 O0 C> K — p Om N [n �a,eJ > m Z O N Z F— W� D FBI SN3 zA W� Z o � Z z� S f�N � c) -0 D m --- - - - - -- —Oa m -- <" - -- ---- - - - - -z - - - - -- - -q O ° ° ZOA m� PALM BEACH GARDENS PREPARED FOR: KOLM PROPERTIES z 1 vLf)cN)� / p i R / S nI S m z m U) v m � V ZI 0r� �zom G) InCDZ m=�2 v* cn rD 1 � r _ (gym (Z _N m� r � z rDy DN Em )T 5-- ov�oz m (p O ° ° ZOA m� PALM BEACH GARDENS PREPARED FOR: KOLM PROPERTIES z 1 vLf)cN)� / p o ° '�► m mDC') vDicZi mJ p / �Amo m Dm a N �' - -I - ------------------ .� =J `n- / I m i - i i i R / S nI S m z m U) v m � V ZI 0r� �zom G) InCDZ m=�2 v* cn rD 1 � r _ co GARDENS POINTE m (p O ° 'm PALM BEACH GARDENS PREPARED FOR: KOLM PROPERTIES O p o I■ -111111111♦® SITE PLAN co co R CRAVEN- MiOWN" A ASSOMTM M /� ENGINEERS PLANNERS SURVEYORS f RIDA 2U17 WSTA PAREWAT. DATE 200. WEST PALM BEADN. FLORDA 5x11 Ty (DO) W 0 FAY (WI) BW!•-1D5) 2585 N.W. 5- STREET FORT UWERDALE. Fl RDA 55DOB )EL• (R31) )]9 -IIOD FAIN (95E) lA -I�OP R A 110ENSED ENOMEFMN0. SUR\FYNO R4IPPNC BUSHES' No. 271 R A UCDlgD W SGPE AR04TECiME BIISI11E65 Ne. OOOM14 n p CA q�H ➢pu)eRx KASSOCA)fA eC. ANe SNALL Npi of NEPRCOUCI➢ NiS art 4 vMb��l4 :K.'. cMmW1tt Qc ]W) ISWP/,iEG INC. 29JAN07 1.020' I■ -111111111♦® 29JAN07 1.020' L a n d s c a p e A r c b i t u r P c . _ n _ ��.tO I!.:� ! 90P.C;:1::0P 111.1LW1➢RJ1'liJlduJ..JOY.J @ ii.:.l.. l,. 11W1u_d1eLW�IY� +_. "sia = —=:� •. a •. �.ura • V 0 Q A L a n d s c a p e A r c h i t u r e S i t e P 1 a n n i n g 'A W C-W ° rn g� Mg ry$a And ! I. W? t7 °e X123 RW��� 87z Pn� -�ysa§�z �O�pn �•. I^ V�aPE €� A S ppyym WR 'pgEE amp '2 om � A b �S a� ,b vi v., by ems' N � n gyg Y z i4400 y y G o f " I° m R 00 00 0 0 rn tao n ry � O 90 00 � N M NN y Palms ❑ Trees 1 Palms El Trees 6 i j 44. ,� d �kh JAI �y.III y 1 m i N�k: IY]�! „j� ° yc ) ,�t,Y� •� 7� c i 9 i i i i T`I �D %0 1"' A A rs N W `$ ° o -4 in V1 in C� N Ut 6% w b tNi. pN �O NA A.�P O 2 b W Ci ' .. � m m .� g= N u N- W m � ;, + N V >w m N- g N� m 8 '_ W W m Zn w J k N a '• • '. m m q" V Ex 8 4 �A ^� >� F cs ? '' 9 2 e az 8m sR az " �. n ' Aw L iz QQ^ °xiS �z ° l S ^ L >° B9bm $8 g sm �'" 8 m rg is S 2m� g 8 g mp S g g Sc o c$ oc o+• o E �e < arm, z x 8 €+ 8 0 cC �o E^ r-Ig pp 8 pp �F g °C s Yi Nx P �^ o^ Lc € €3 yc Lo t Ni EG_m " R$ v$ v'8 E ac 3 iio`o $ �` s �y z m= 8p '. g sE z z ES 9 8z Q° H. 8i 0 y y fn y W • h 95 � no ,f - ra + m :7 F F u F F cF F ElZ F i i� 21 >r �£ r a F9, 2 F 2r r' u �p °Fg. F! a, s. 21 o2 �S 8i 2f' c r < Njj `2 ,-^'� ^,� �" m N . °- ♦ n a ? q n N v ,°.•� a °L so 74 c o si• ym c° yo ci' yO c� ^o o SN R'. £T -miw II y 'o � ' �! R ' ex +� si a °° ¢2 ag °' 4i rI tin i z12 �g 4^ s� 2 F� m 3 �i 2m F� !'� yn p° 9x QF 22 F 28 Fig °" Fp 2$ F� 2c Fy ~$ 2-- F 2., Fy$ VW g, p_" °>^ :W 2i F! .'j R °3i o'1 `� ti m^: �M a . $ °•p o'! �i F• 2i Fy 4i $M 4i $�' s 2s F' ci c'" 81 °`� 'c> F s IL 6+ G :o. £a£a E o' o� oz os sax' R z;;• z % :` '� $m °m oa i° x� °a ` " A ea pa as ' x e< a.m a1 8�F rM g �^,z mg99�E '"�' i" < ci a ai m� �'�� �i of z `F> oz z n '2 ' me d"i V 5 « 6 z � x 81 E 1! xE x � K 4 4 i 9 - 4 4 E _ �x of 0 N�rt�_ Groundcovers 101 Shrubs m G R ^ sm H 8 $ a � a 3°g > ' go v $6 z o F as IT x$ °F. c Zo 2^ S g=L Ins s R "� R $ �°. $ i $€ - m �'� 9� ° E` c 89 3 8 �8 $ �n E8 ` �$ JN C'' �G S£ sfA Rm °� `� i� �y 8^ zm " `� '� ° isN m� za ii �= Rxs a 8 a s 2 9s $ oa 'b 9R ^n ^ m m :` �• r • n' a y n o a' Op g u es °r ' pz �a R'4 °,af'Y 3 A°° °- NG �+ �_ p h'm s sue gA as C aZ� av �� ^3 E s�s °sy D� D N8 ;E> C �] 6^ i Em °'9A9 R ` 3 xy n o A q '.$ m_ �� O y �m -e '*a R -D ZN C > > VN$ S C€ bm cW = C 2= Os °V ^ g �E S q !T F F F F F F 2 F 2 F 2 i 2 F 2 F 2 rp 2 F 2 F 2 F 2 F 2 F 2 F u^ " > °g 4 % o ym W mY : E E CID Y Ld L-- v- 13 G' 6' y y ffi S o k 8 V -° + g- r 8 r °HE ro W�• �n�g b b r4 80 0 a W $ � c Cr �C � d21 W E' H VI O �$ 8. S. 1� �Q S h" C HS �o O b H K� 6 Groundcover ❑ 1 Palms El Trees 6 i j 44. ,� d �kh JAI �y.III y 1 m •+��'f N�k: IY]�! „j� ^�Ip yc ) ,�t,Y� •� 7� c i 9 i i i i T`I �D %0 1"' A A rs N W `$ ° o -4 in V1 in C� N Ut 6% w b tNi. pN �O NA A.�P O O w �• •.r Q .� y 00 LA b T `.6 8 Cr �C � d21 W E' H VI O �$ 8. S. 1� �Q S h" C HS �o O b H K� 6 Groundcover ❑ 1 Palms El Trees 6 i j 44. ,� d �kh JAI �y.III y 1 •+��'f N�k: IY]�! „j� ^�Ip yc ) ,�t,Y� •� 7� '�.Ir' 1 T`I t g Q a 8 g Ali ` W m 8 rr 21 J Qc 11 pp 's 6� R r 24 us o C€ �o 2 m a: t Ni EG_m " aa gg A DE 6 z z >" sE z z y y fn y W • � � no ,f - ra + m :7 F F u F F cF F 9 F i i� 21 >r �£ �; a F9, 2 F 2r r' u �p °Fg. F! a, s. 21 o2 �S 8i 2f' c `2 ° to n N v ,°.•� 2 $ '.� " a ex IL E G °'. C « 6 < z z CA Gardens Pointe p Palm Beach Gardens, Florida o� n iY 1� r V1 V O CID 0.1 r rr V� PhM doWUndwap@ Dada EDG=::m Sh-t F1066 34997 I e 1 • / 1 1 ♦ e D e . 1 n O x • a p w1Yw.LrtWtl♦YDalpOmmappam BmItlL- .mOiHe11NU0,oel L a n d s c a p e A r c h i t u r e S i t e p 1 a �u•FP n n i n g � o o d sN P� F \ As GEM \. VARIES + p S «�= i 5 lilt O C7 O dV 0 o' b' S W p L3. ro -- �F_ . k mi Il9 b O 0 H ANN mo� B K$c s � 9 0 b O C � V C Vy• n O >7 ng a m� o�" `> ��� 8 + 1 9H . gu , y' m n O N✓'' act" � ° gg s� §tea S f �u•FP dV 0 o' b' S W p L3. ro -- �F_ . k mi Il9 b O 0 H ANN mo� B K$c s � 9 0 b O C � V C Vy• n O >7 ng a m� 'I "(NA)IJ ��� 8 + 1 9H '+ H gu , � ;; ° gg p §tea S � o o d sN P� F \ As GEM \. VARIES + p S «�= i CO Gardens Pointe Palm Beach Gardens, Florida s ng a m� 'I "(NA)IJ ��� �H 4-3 /11, e gu , ;; p §tea S � o o P� F \ As GEM \. S «�= i o s tA o 2 F s � 0 H O y R 1 p� �a Rg ° � a LL mo dwspo Mdb s im_(7M a,Ia 325SW IDS ywat .... . Sant lace Street swan, motia. sass 1 e I • I I i v a D . . I a e ° wlew]adtiveDedpOlapcom BmdL_JDGiBe➢aoalhmt m� � o o F \ ° 1 \. p� �a Rg ° � a LL mo dwspo Mdb s im_(7M a,Ia 325SW IDS ywat .... . Sant lace Street swan, motia. sass 1 e I • I I i v a D . . I a e ° wlew]adtiveDedpOlapcom BmdL_JDGiBe➢aoalhmt J mO m IOR a mon ME, :--Em ■ ■I , ME ME ME W 4 0 � IN Q i- - - -- rin - -- +- I s 0 � ® N lD O 0 c a m I � III II l a I H1 I u u o I s B ' B O$q�g 1 sheet title: OFFICE BUILDING PLANS file norne:_KGP- OFFICE- ELEVI.DWG qp!-' � €e���" s N `�e �. I -_LA° I MIXED USE DEVELOPMENT GARDENS POINTE THE GARDENS DRI project no: 06034 revisions: date: 02@1/07 drawn by: SC o• -6% PLAM BEACH GARDENS, FLORIDA by: JG HkA EHo checked GARDENS POINTE DEVELOPMENT, LLC Q LIVER • G LIDDEN • S PINA & PARTNERS ARCHITECTURE - INTERIOR DESION, INC. PHONE: 561.684.6841 - FAX: 561.694.890 - E -MAIL: ivfo yng yerthileclv.°rm 1401 FORUM WAY, SUITE IOD - WEST PALM BEACH, FLORIDA 11401 Icnl.r.�: enwe000eovr ®mown .un•m rL OUer .nw.l� x.r«ple. w e..l.mn,wenmwewm euusen r i J 1' • •I INN ■■,' - MEL _JOE ■■ ■■■■■■■■ ■■■■■■■■ 0 r 9 On -- W C a� ir. I � I I I I ■■■■11 00 Vrn ii no ii ii no: 06034 , ■�I : m ii ee �� is ONE MEan ■■■ ii�a7 ME drawn by: SC�oe •a 0 ���$ PLAM BEACH GARDENS, FLORIDA ■■■■1� ■ MEN ■,I ..o ■■ ii 1 N d d 4 n j N'. L 5� �5Z 0 r 9 On -- W C a� ir. I � I I I I ■■■■11 00 Vrn ii no ii ii no: 06034 , ■�I : m ii ee �� is ONE MEan ■■■ ii�a7 ME drawn by: SC�oe •a 0 ���$ PLAM BEACH GARDENS, FLORIDA ■■■■1� ■ MEN ■,I ■■ ME ME ME ME ME ■■ ii ME MEMO' mm I I o a� m O O Vrn �e �m9� a�� 'd1g� MIXED USE DEVELOPMENTi GARDENS POINTE no: 06034 ' project date: 02/21/07 revisions: ° g" r "g G I o a� m O O sheet title: OFFICE BUILDING ELEVATIONS file name: KGP- OFFICE•ELEVLDWG �e �m9� a�� 'd1g� MIXED USE DEVELOPMENTi GARDENS POINTE no: 06034 ' project date: 02/21/07 revisions: ° g" r "g THE GARDENS DRI N drawn by: SC�oe 0 ���$ PLAM BEACH GARDENS, FLORIDA checked by: JG �aEe< GARDENS POINTE DEVELOPMENT, LLC I i 111 19 " 11 416 04 I � I I I I I I I I I I 0LIVER •GLIDDEN • SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PH ONE: 561.684.6841 • FAX: 561.684.90 • E -MAIL: infn[aoespe�chilecm.cnin 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH, FLORIDA 33401 m�a: enaieaaacnor ®0000vn m,e.eya pu..r ..�wzi RtlNKSpm. .MiNm n..p�zon•Clmsa nl )Mns)br J 4 y Ill I # _ l O >� x ®. m 1 ZI - - -- -- I I Sheet title: BANK PLANS & ELEVATIONS file name:KGP- BANK- ELEVI.DWG I l I I l l MIXED USE DEVELOPMENT GARDENS POINTE I I I revisions: project no: date: 02/21/07 io L ' Im Sheet title: BANK PLANS & ELEVATIONS file name:KGP- BANK- ELEVI.DWG ��:� �tj =�fg 'S `REt° MIXED USE DEVELOPMENT GARDENS POINTE 06034 revisions: project no: date: 02/21/07 io L ' THE GARDENS DRI �L drawn by- SC by: g� §9��� PLAM BEACH GARDENS, FLORIDA checked JG�a> GARDENS POINTE DEVELOPMENT, LLC rn o a= 0 ran V P � o 0 LIVER •GLIDDEN•SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC, ■ PHONE: 561.684.6841 • FAX: 561.684.6890 • E -MAIL: iofna8¢perthimcln.p+m 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH. FLORIDA 33401 m.m. „e.mua.m.a4nr 1JSjy; e '21 w '21 L ���[5`5` N ~O n P� D€ 0 �pg5 � pp AZ If�R O y Ri Z �Tn `G m�QZf yp2Z It`i^ �q ��jplR Alfa rn o a= 0 ran V P � o 0 LIVER •GLIDDEN•SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC, ■ PHONE: 561.684.6841 • FAX: 561.684.6890 • E -MAIL: iofna8¢perthimcln.p+m 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH. FLORIDA 33401 m.m. „e.mua.m.a4nr J 1 r a8 Sheet title: HOTEL 1ST!FLOOR PLANE file name: a101shemeJDWG §ao�s2 �g��£��� T project no: 06034 date: 02121!07 revi sions: T � 02 fees PLAM BEACH GARDENS, FLORIDA 11 checked by: a ° - -ern z � ■■ ■E ■■■■ ■■■■■■■■ No, �■■� Ifl ■� lojmm ■■■mi■■■■ ' Sheet title: HOTEL 1ST!FLOOR PLANE file name: a101shemeJDWG §ao�s2 �g��£��� MIXED USE DEVELOPMENT GAR ®ENS POINTE THE GARDENS DRI project no: 06034 date: 02121!07 revi sions: drawn by: sne fees PLAM BEACH GARDENS, FLORIDA 11 checked by: Nei ®< GARDENS POINTE DEVELOPMENT, LLC AO � A OLIVER •GLIDDEN-SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: 561.694.6841 • FAX: 561.694.890 • E -MAIL: iofn&pp —hil. s... 1401 FORUM WAY. SUITE 100 - WEST PALM BEACH, FLORIDA 33401 a L m 1AA1 mowin 77 .ti�w..reano .6asari anm m.ege. F.x�rOa a.ol•�o.oe. awsm n� e�a�sx.r ! I a J NO, ,i W ■�i■E ■■■EMMEM o y > A n2< OLIVER • G'4 LIDDEN -SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: 561.684.6841 • FAX: 561.684.890 • E -MAIL: ivfn'�Z,ngspnrchilecb.urm 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH, FLORIDA 33401 A�nnaxuwixmngn •m o LMNn ­1 a.m ni. sq.. n.a�.wiu e,.l.mm,oe. Cnweam aaever �- sheet title: HOTEL 2ND 7 TIP. FLOOR PLAN s� file name: a102shemeJDWG °� ��$ � �li Rag �I� o MIXED USE DEVELOPMENT GARDENS P O I N TIE project no: 06034 date: 02/21107 revisions: �� :QQ� THE GARDENS DRI drawn by. eM $19969' PLAM BEACH GARDENS, FLORIDA checked by: MgHid GARDENS POINTE DEVELOPMENT, LLC o y > A n2< OLIVER • G'4 LIDDEN -SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: 561.684.6841 • FAX: 561.684.890 • E -MAIL: ivfn'�Z,ngspnrchilecb.urm 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH, FLORIDA 33401 A�nnaxuwixmngn •m o LMNn ­1 a.m ni. sq.. n.a�.wiu e,.l.mm,oe. Cnweam aaever F . � I a I f s I 1 f ■° CnI ■m x� n P d _r N O AMEEN ■■W- _I■■ ■ ■■■■■■■ ■■■■■■■■ g S heet title: HOTEL 6TH FLOOR PLAN file name: e106shemeJDWG sgg =�o �� �m; e� m =��- MIXED USE DEVELOPMENT GARDENS POINTE project no: 06034 date: 02121/07 revisions: �a ��£g THE GARDENS DRI MM�� drawn by: Inn e�J PLAM BEACH GARDENS, FLORIDA checked by �RQ80 GARDENS POINTE DEVELOPMENT, LLC g f2 g AO OLIVER •GLIDDEN • SPINA & PARTNERS ARCHITECTURE• INTERIGR DESIGN, INC. PHONE: 561.684.6841 • FAX: 561.684.90 • E -MAIL: iv(N`m,gsP=bil¢Is.wm 1401 FORUM WAY, SUITE 100 - WEST PALM BEACH, FLORIDA 33401 n..vy wwa. awasnl 8eee si. sqx awai.uly awl•b•+.m awes, Iii awau Ie � / 0 0 R J Y G t 00, OT- 80, Mai TM N M I I I I r —I I _N s amo-Me TO y A O LIVER • G'' LIDDEN • SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: 561.694.6841 • FAX: 561.684.8% • E -MAIL: t,r,( ngcp=hiI, -.mm 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH, FLORIDA 33401 one. —xarmvnemmn nn] Y mFm YARH]I 4u1.1.4p1a v�ItlNly eeelnmininee euea.a ]]14n•6vsr sheet title: HOTEL ROOF PLAN file name: a107shemeJDWG =Equq g .0 13^.6 sa MIXED USE DEVELOPMENT GARDENS POINTE proj ect n0: o6o0a date: ov 2t /07 revisions: 33 9 �4' s THE GARDENS DRI drawn by: BM ��$g�c�� PLAM BEACH GARDENS, FLORIDA checked b y sn> �a gym GARDENS POINTE DEVELOPMENT, LLC amo-Me TO y A O LIVER • G'' LIDDEN • SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: 561.694.6841 • FAX: 561.684.8% • E -MAIL: t,r,( ngcp=hiI, -.mm 1401 FORUM WAY, SUITE 100 • WEST PALM BEACH, FLORIDA 33401 one. —xarmvnemmn nn] Y mFm YARH]I 4u1.1.4p1a v�ItlNly eeelnmininee euea.a ]]14n•6vsr I' i, • .' Nor R_J Y 6 I i I \ sl N e g O $ 10 �i I 10' -55' �D¢t g � e O� 2 ' ' - --° g gm Qep '�i4 �� ��� �ti �_g9 MIXED USE DEVELOPMENT GARDENS POINTE THE GARDENS -- revisions: n date: 02/21107 drawn by sC �.II �$sa�8 Z \ checked by. JG ° GARDENS POINTE DEVELOPMENT, LLC I \ i j �18_r-71�jI ■MIA 1 %JOl7, `► SRI ��wr � � I � � I f 4 0 I •� I \•\ 4 i I 6 I I \ I f j I j I I 4 _.J 1 ' ' - --° g gm Qep '�i4 �� ��� �ti �_g9 MIXED USE DEVELOPMENT GARDENS POINTE THE GARDENS -- revisions: n date: 02/21107 drawn by sC �.II �$sa�8 DR] PLAM BEACH GARDENS, FLORIDA checked by. JG ° GARDENS POINTE DEVELOPMENT, LLC �18_r-71�jI ■MIA 1 %JOl7, `► SRI ��wr ' ' sheet title: PARKING GARAGE file name:KGP- GARAGE -SITE1 g gm Qep '�i4 �� ��� �ti �_g9 MIXED USE DEVELOPMENT GARDENS POINTE THE GARDENS project no: 06034 revisions: date: 02/21107 drawn by sC �.II �$sa�8 DR] PLAM BEACH GARDENS, FLORIDA checked by. JG ° GARDENS POINTE DEVELOPMENT, LLC A OLIVER •GLIDDEN•SPINA & PARTNERS ARCHITECTURE• INTERIOR DESIGN, INC. PHONE: $61.684.6941 • FAX: 561.6 •890 • E -MAIL: IcfM@ngxpmchimc1e 1001 FORUM WAY, SUITE100 • WEST PALM BEACH, FLORIDA 33001 �"1elloemc /A,V6W�06WrIBWUpp]) AnOey eoarer Mas11 m.spp. a Is�IS Bey.mm z.e.emx..m suus>F F Tom r Oil O aoto L], r a m a u It7 ®T d �.o 10QZ VW - -- ----------------- - - - - -- ----------------------- FAIRCHILD GARDENS AVE.- - i > SNO H, W1'dd j01�11� n T 0 a ,r A T T i CA a y a ,y b A �ai III tTj m 00 z 0 Sy I-H n � Tom r Oil O aoto L], r a m a u It7 ®T d �.o 10QZ VW - -- ----------------- - - - - -- ----------------------- FAIRCHILD GARDENS AVE.- - i > SNO H, W1'dd j01�11� n T 0 a ,r A T T i -1-11 O 0 f. Ot vie tTj ci -1-11 O 0 f. Ot vie 9 0 c x n � I� n � H . w 2 O s � w y 7 R`. ,o n o "'C � n z A i n ^' • z U o � � w tl d a rD �n r O v � � o a Z z r y r C� � c x n � I� n � H . w 2 O s � w y 7 R`. ,o n o "'C � n z A i n ^' • z U lc/�F C�O 47 A Vs' I wKo s 1� 14 fit 1 ,j Oki! L A I L 7 all, v N -7 INS'" VIX Nkl I 2002 Economic Census: Summary Statistics hn20O2NAlCS- Palm Beach Gardens city, FL U.S. Census.Bureau', Page I of 2 You are here: 2002 Economic Census k Palm Beach Gardens city, F P All sector totals Data based on Geographic Area Series reports. Table includes only establishments of firms with payroll. Intrpoyctory text includes scope, methodology, nun'aampingenor and confidentiality protection. For descriptions ofcolumn headings and rows (industries), click on the appropriate underlined element in the table. Esta� Sales, receipts Annual More NA|CS Umd- or shipments payroll Fabt data code Description nmeotu ($1,(�QD ($1�00[U munpbuymms 21 X X X X 22 X X X X 23 X X X X 31-33 z z z z 2l4 42 Wholesale trade ���| ,-/)~� 84 188.467 35.431 685 44'45 Retail trade b �=;,��} 205 911.831 186'422 5.432 48-49 places) X X X X -ti�~ more, 5i kl�nI��k�) w�/ 25 N 53.872 1.227 52 X X X X 53 Real estate & rental & leasing «`� V� -� 97 109.451 22.208 571 54 �`/)���� 335 245.019 103.300 1.802 55 X X X X ^~~� management = 5O 89 781-531 37.902 1.506 01 Educational 12 D D (100-249) II r � 82 Health care 8 296 444.814 143.228 4.048 �d� 71 8Its. 30 42.328 14.884 585 72 Accommodation & food services 01 110.837 30.297 2.411 81 ) 101 72.089 28.285 819 D = Withheld to avoid disclosing data of individual companies; data are included in higher level totals; N = Not available; X= Not applicable; z = Zero orbelow publication threshold 0111) KaUljolPDF Data in formats for Amedran List of PDFs for this state (newvVk�dDY) downloading b1tp://wvvp/.oeuuoo.guv/coon/ocnuux02/duto/O/54075.f}T2W 12/4/2006