Ord 39-06
~
ORDINANCE NO. 39-06
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AMENDING THE
LAND DEVELOPMENT REGULATIONS OF THE CODE OF
ORDINANCES, OF THE CITY OF DELRAY BEACH,
AMENDING ARTICLE 4.7, "FAMIL YIWORKFORCE
HOUSING" AND ORDINANCE 18-06, BY AMENDING
SECTION 4.7.4, "DENSITY BONUS PROGRAM FOR THE
SOUTHWEST NEIGHBORHOOD OVERLAY DISTRICT;
THE CARVER ESTATES OVERLAY DISTRICT AND THE
INFILL WORKFORCE HOUSING AREA; AND
SUBSECTION 4.7.4.d. TO PROVIDE THE SAME NUMBER
OF BONUS UNITS FOR "FOR SALE" AND RENTAL UNITS;
BY AMENDING SECTION 4.7.7, "FOR SALE HOUSING
UNITS" TO ALLOW A RIGHT OF FIRST REFUSAL TO THE
COMMUNITY LAND TRUST; BY AMENDING SECTION
4.7.9, "GENERAL PROVISIONS", SUBSECTION 4.7.9.c.v.,
TO PROVIDE THAT PROPORTIONS OF "FOR SALE" TO
"FOR RENT" UNITS FOR PROJECTS INCLUDING "FOR
SALE" AND "FOR RENT" UNITS THAT ARE FUNDED BY
CERTAIN STATE FINANCING PROGRAMS SHALL NOT
NEED TO BE PROPORTIONAL SO LONG AS TWENTY
PERCENT OF THE "FOR SALE" UNITS ARE FOR
WORKFORCE HOUSING; BY AMENDING SECTION
4.7.11, "DENSITY BONUS TABLES TO ELIMINATE THE
BONUS DIFFERENTIAL BETWEEN "FOR SALE" AND
"FOR RENT" UNITS; PROVIDING A SAVING CLAUSE, A
GENERAL REPEALER CLAUSE, AND AN EFFECTIVE
DATE.
WHEREAS, the City Commission desires to amend its FamilylWorkforce
Housing Ordinance to provide density bonus parity between "for sale" and "for rent"
workforce housing units as both are needed within the City; and
WHEREAS, the City Commission desires units funded by the Florida Housing
Financial Corporation's Housing Credit or SAIL Programs to be allowed to deviate from
certain proportionality requirements while developing rental and "for sale" units, as long
as twenty percent of for sale units include workforce housing.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRA Y BEACH, FLORIDA AS FOLLOWS:
Section 1. That Article 4.7, "FamilylWorkforce Housing" of the Land
Development Regulations and Ordinance 18-06 is hereby amended by amending
Section 4.7.4, "Density Bonus Program for the Southwest Neighborhood Overlay
District; the Carver Estates Overlay District and the Infill Workforce Housing Area"
amending subsection 4.7.4.d to read as follows:
SECTION 4.7.4 DENSITY BONUS PROGRAM FOR THE SOUTHWEST
NEIGHBORHOOD OVERLAY DISTRICT; THE CARVER
ESTATES OVERLAY DISTRICT AND THE INFILL
WORKFORCE HOUSING AREA
Developers of property in the Southwest Neighborhood Overlay District, the
Carver Estates Overlay District and the Infill Workforce Housing Area, that meet
the minimum standards will earn bonus units for building workforce housing for
very low, low and moderate income families.
a. The size of the bonus varies based on several factors including:
L Affordability (Le., homes affordable to very low, low, or
moderate income families)
iL Home Size (Le., workforce housing units with four or more
bedrooms are awarded larger bonuses)
HL Ownership versus Rental (Le., larger bonuses are awarded
for workforce housing units offered for sale to low and
very-low income families and larger bonuses are awarded
for ownership versus rental units.)
b. To be eligible for bonus units, developers must meet one or more of
the following criteria:
L A designated number of the total units are restricted to very
low income households, and/or
iL A designated number of the total units are restricted to low
income households, and/or
iiL A designated number of the units are restricted to moderate
income households
2
ORD. NO. 39-06
c. Workforce housing units may be located off-site provided the off-
site location chosen is within the City of Delray Beach.
d. The bonus allowances are set forth in Table 1 below.
TABLE 1 DENSITY BONUS ALLOCATIONS IN THE
SOUTHWEST NEIGHBORHOOD OVERLAY DISTRICT, THE INFILL
WORKFORCE HOUSING AREA AND THE CARVER ESTATES
OVERLAY DISTRICT
OPTION SALE I RENT
VERY LOW 60%
LOW80%-61 %
MODERATE 120% - 81 %
NUMBER OF BONUS UNITS PER
WORKFORCE UNIT PROVIDED
4
3
2
OPTION
REiNT
NUMBER OF BONUS UNITS PER
WORKFORCE UNIT PROVIDED
3
2
81 % 1
"ERY LOI^, 8Qo~
w ..,
LOIN 8Q% 81 ~r.
MODERJ'.TE 120%
LARGE HOME OPTION
4+ bedroom workforce housing
units
Additional 0.5 bonus will be added to the
bonus provided above in this chart
Section 2. That the Land Development Regulations, Article 4.7,
"FamilylWorkforce Housing" and Ordinance 18-06 is hereby amended by amending
Section 4.7.9.c.v. to read as follows:
c.
The developer shall endeavor to provide workforce housing units
that include unit types in the same proportion as the market rate
housing unit types. The following conditions must be met:
3
ORD. NO. 39-06
;
"
,
"
L The proportion of 2 bedroom workforce units to total
workforce units may not exceed the proportion of 2 bedroom
market rate units to total market rate units.
iL The proportion of 3 bedroom workforce units to total
workforce units must meet or exceed the proportion of 3
bedroom market rate units to total market rate units, unless
4+ bedroom workforce units are provided.
iiL The proportion of 4+ bedroom workforce units to total
workforce units must meet or exceed the proportion of 4+
bedroom market rate units to total market rate units.
iv.
If the development contains a mix of different types of units,
(e.g. condominium, townhouse, detached, etc), the
proportion of workforce units of each type to total workforce
units must be approximately the same as the proportion of
market rate units of each type to total market rate units.
v. If the development includes both for sale and for rent units,
the proportion of for rent workforce units to for sale
workforce units must not exceed the proportion of for rent
market rate units: orovided however if the workforce housina
units are funded under Florida Housina Finance
Corooration's Housina Credit or SAIL Proarams. the
orooortionalitv reauirement herein stated shall not aooly if
the develooment orovides at least twentv oercent (20%) of
the "for sale" units as workforce housina units.
vL Notwithstanding Section 4.7.9 c. L, ii, iii, and iv. above, in the
Southwest 10111 Street Overlay District at least 75% of the
workforce housing units shall be 3 bedroom units offered for
initial sale in an amount not to exceed $225,000.00 and 25%
of the workforce housing units may be 2 bedroom units
offered at the low income affordability rate.
Section 3. That Article 4.7, "Family Workforce Housing" of the Land
Development Regulations and Ordinance 18-06 is hereby amended by amending
Section 4.7.7.a to read as follows:
4
ORD. NO. 39-06
-;
SECTION 4.7.7 FOR SALE HOUSING UNITS
a. All deeds shall include the restrictive covenants applicable to
workforce housing units. All sales contracts shall state that the unit
is part of a workforce housing program and subject to Section 4.7 of
the Land Development Regulations of the City. All deeds to buvers
of workforce housino units shall contain restrictive covenants
orovidino that the Communitv Land Trust shall have the rioht of first
refusal to ourchase the workforce housino unit on the same terms
and conditions as a orosoective buver. The restrictive covenant
shall oive the Communitv Land Trust fifteen (15) business davs to
enter into a contract to ourchase the orooertv on the same terms
and conditions as the orosoective buver.
Section 4. That Article 4.7, "FamilylWorkforce Housing of the Land
Development Regulations and Ordinance 18-06 is hereby amended by repealing
Section 4.7.11, "Density Bonus Tables" and enacting a new Section 4.7.11, "Density
Bonus Tables" to read as follows:
4.7.11 DENSITY BONUS TABLES
a. The Density Bonus Tables shown below are provided to illustrate
bonus densities under various parcel sizes, unit types and income
eligibility; however, the density bonus allocations contained in Table
1 shall control densities in the Southwest Neighborhood Overlay
District, the Infill Workforce Housing Area, and the Carver Estates
Overlay District.
5
ORD. NO. 39-06
Workforce Housing Program Density Bonus Allocations
Southwest Neighborhood & Carver Estates Overlay Districts
2-3 Bedroom Units
Very-Low Income
4 units er 1 affordable bonus
Maximum Units at Maximum Units Market Affordable Bonus Total %
Base Densit with Bonus Rate Units Units Units Units Affordable
6 12 5 1 4 10 10.0%
12 24 9 3 12 24 12.5%
18 36 14 4 16 34 11.8%
24 48 18 6 24 48 12.5%
30 60 23 7 28 58 12.1%
36 72 27 9 36 72 12.5%
42 84 32 10 40 82 12.2%
48 96 36 12 48 96 12.5%
Low Income
3 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 12 4 2 6 12 16.7%
1 12 24 8 4 12 24 16.7%
1.5 18 36 12 6 18 36 16.7%
2 24 48 16 8 24 48 16.7%
2.5 30 60 20 10 30 60 16.7%
3 36 72 24 12 36 72 16.7%
3.5 42 84 28 14 42 84 16.7%
4 48 96 32 16 48 96 16.7%
Moderate Income
2 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 12 3 3 6 12 25.0%
1 12 24 6 6 12 24 25.0%
1.5 18 36 9 9 18 36 25.0%
2 24 48 12 12 24 48 25.0%
2.5 30 60 15 15 30 60 25.0%
6
ORD. NO. 39-06
3
3.5
4
36
42
48
72
84
96
18
21
24
18
21
24
36
42
48
72
84
96
25.0%
25.0%
25.0%
Workforce Housing Program Density Bonus Allocations
Southwest Neighborhood & Carver Estates Overlay Districts
4+ Bedroom Units
Very-Low Income
4.5 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 12 5 1 4 10 10.0%
1 12 24 10 2 9 21 9.5%
1.5 18 36 14 4 18 36 11.1%
2 24 48 19 5 22 46 10.9%
2.5 30 60 24 6 27 57 10.5%
3 36 72 28 8 36 72 11.1%
3.5 42 84 33 9 40 82 11.0%
4 48 96 38 10 45 93 10.8%
Low Income
3.5 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 12 5 1 3 9 11.1%
1 12 24 9 3 10 22 13.6%
1.5 18 36 13 5 17 35 14.3%
2 24 48 17 7 24 48 14.6%
2.5 30 60 22 8 28 58 13.8%
3 36 72 26 10 35 71 14.1%
3.5 42 84 30 12 42 84 14.3%
4 48 96 35 13 45 93 14.0%
7
ORD. NO. 39-06
Maximum Units at
Base Densit
6
12
18
24
30
36
42
48
Moderate Income
2.5 units er 1 affordable bonus
Maximum Units Market Affordable
with Bonus Rate Units Units
12 4 2
24 7 5
36 11 7
48 15 9
60 18 12
72 22 14
84 25 17
96 29 19
Bonus
Units
5
12
17
22
30
35
42
47
Total %
Units Affordable
11 18.2%
24 20.8%
35 20.0%
46 19.6%
60 20.0%
71 19.7%
84 20.2%
95 20.0%
Very-Low Income
4 units er 1 affordable bonus
Maximum Units at Maximum Units Market Affordable Bonus Total %
Base Densit with Bonus Rate Units Units Units Units Affordable
6 9 4 1 4 9 11.1%
12 18 11 1 4 16 6.3%
18 27 16 2 8 26 7.7%
24 36 21 3 12 36 8.3%
30 45 27 3 12 42 7.10;'
36 54 32 4 16 52 7.7%
42 63 37 5 20 62 8.1%
48 72 42 6 24 72 8.3%
Workforce Housing Program Density Bonus Allocations
Infill Workforce Housing Area
2-3 Bedroom Units
8
ORD. NO. 39-06
Maximum Units at
Base Densit
6
12
18
24
30
36
42
48
Low Income
3 units er 1 affordable bonus
Maximum Units Market Affordable
with Bonus Rate Units Units
9 5 1
18 10 2
27 15 3
36 20 4
45 25 5
54 30 6
63 35 7
72 40 8
Maximum Units
with Bonus
9
18
27
36
45
54
63
72
Market
Rate Units
5
9
14
18
23
27
32
36
Affordable
Units
1
3
4
6
7
9
10
12
Bonus
Units
3
6
9
12
15
18
21
24
Bonus
Units
2
6
8
12
14
18
20
24
Total %
Units Affordable
9 11.1%
18 11.1%
27 11.1 %
36 11.1%
45 11.1 %
54 11.1%
63 11.1%
72 11.1%
Total
Units
8
18
26
36
44
54
62
72
Workforce Housing Program Density Bonus Allocations
Infill Workforce Housing Area
4+ Bedroom Units
%
Affordable
12.5%
16.7%
15.4%
16.7%
15.9%
16.7%
16.1%
16.7%
Very-Low Income
4.5 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total f2
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 9 4 1 4 9 11.1%
1 12 18 11 1 4 16 6.3%
1.5 18 27 16 2 9 27 7.4%
2 24 36 22 2 9 33 6.1%
2.5 30 45 27 3 13 43 7.0%
3 36 54 32 4 18 54 7.4%
9
ORD. NO. 39-06
- - ~.__..._-~---~~~- ----._...--------
3.5 42 63 38 4 18 60 6.7%
4 48 72 43 5 22 70 7.1%
Low Income
3.5 units er 1 affordable bonus
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
acres Base Densit with Bonus Rate Units Units Units Units Affordable
0.5 6 9 5 1 3 9 11.1%
1 12 18 11 1 3 15 6.7%
1.5 18 27 16 2 7 25 8.0%
2 24 36 21 3 10 34 8.8%
2.5 30 45 26 4 14 44 9.1%
3 36 54 31 5 17 53 9.4%
3.5 42 63 36 6 21 63 9.5%
4 48 72 41 7 24 72 9.7%
Moderate Income
2.5 units er 1 affordable bonus
Maximum Units at Maximum Units Market Affordable Bonus Total %
Base Densit with Bonus Rate Units Units Units Units Affordable
6 9 5 1 2 8 12.5%
12 18 10 2 5 17 11.8%
18 27 15 3 7 25 12.000
24 36 19 5 12 36 13.9%
30 45 24 6 15 45 13.3%
36 54 29 7 17 53 13.2%
42 63 34 8 20 62 12.9%
48 72 39 9 22 70 12.9%
Section 5. That should any section or provIsion of this ordinance or any
portion thereof, any paragraph, sentence, clause or word be declared by a court of
competent jurisdiction to be invalid, such decision shall not affect the validity of the
remainder hereof as a whole or part hereof other than the part declared invalid.
Section 6. That all ordinances or parts of ordinances in conflict herewith be,
and the same are hereby repealed.
Section 7. That this ordinance shall become effective upon its passage on
second and final reading.
10
ORD. NO. 39-06
the
~SSED AND ADOPTED i~Ular session on second and final reading on this
S~ day of ~ , ' ,2006.
')
ATTEST:
~~. ~~~.~\~'N
City Clerk
First Reading
8~1-~
OR '-
11
ORD. NO. 39-06
MEMORANDUM
SUBJECT:
MAYOR AND CITY COMMISSIONERS
CITY MANAGER trl\
\
AGENDA ITEM # \ c;:) ~ - REGULAR MEETING OF JULY 25. 2006
ORDINANCE NO. 39-06
TO:
FROM:
DATE:
JULY 21, 2006
Tbis ordinance is before Commission for second reading and public hearing for a City initiated
amendment to the Land Development Regulations (LDR) Article 4.7, "Family/Workforce
Housing", Subsection 4.7.4(d), "Density Bonus Program for the Southwest Neighborhood Overlay
District, Carver Estates Overlay District, and Infill Workforce Housing Area; Bonus Allowances", to
provide the same number of bonus units for "sale" and "rental" units; Section 4.7.7, "For Sale
Housing Units", to allow a right of first refusal to the Community Land Trust (CLl); and 4.7.9(c)(v)
to provide that the proportions of "for sale" to "for rent" units, for projects that are funded by
certain State financing programs, shall not need to be proportional if 20% of the "for sale" units are
workforce units.
The amendment proposes three (3) new changes. The first modification would give the same
density bonus for "for sale" units as "tental units"; currently, a greater bonus is given for ownership
units. However, with the recent rental unit conversion trend to condominium units, additional
incentives are necessary to assure production of affordable rental units. The second change revises
Section 4.7.9 to not requite similar proportions of "for sale" and "rental units" within a project;
when it is funded by state financing programs and it contains at least 20% "for sale" workforce
units. The third modification adds a provision that the CL T receives rights of first refusal on
workforce housing units developed on non-CLT owned lands.
On June 19, 2006, the Planning and Zoning Board held a public hearing in conjunction with the
amendment. One member of the public spoke in favor of the project. The Board voted 6-0 to
recommend to the City Commission approval of the proposed amendment to enhance the City's
Workforce Housing Program by providing additional incentives to create rental units,
accommodating unique situations related to publicly financed projects, and providing the CL T the
right of first refusal. Staff recommends approval by adopting the findings of fact and law contained
in the staff report; finding that the request is consistent with the Comprehensive Plan; and finding
that the request meets the criteria set forth in LDR Section 2.4.5(M)(S) (Amendment to Land
Development Regulations; Findings).
At the first reading on July 11, 2006, the Commission passed Ordinance No. 39-06.
Recommend approval of Ordinance No. 39-06 on second and final reading.
S:\City Cletk\agenda memos Oed 39-06 LDR 4.7 Workforce Housing Bonus Unit 072506
PITY CGMMISSIGN DGCUMENTATIGN
7 I~
i \
,;t" )
I
TO:
THRU:
FROM:
SUBJECT:
DA~A~ CIJY MANAGER
PAUL DOR~G' Ale ,DIRECTOR OF PLANNING AND ZONING
7Y1~7rf.
MARK MCDONN LL, AICP, ASSISTANT PLANNING DIRECTOR
MEETING OF JULY 11, 2006
CITY INITIATED AMENDMENT TO LAND DEVELOPMENT REGULATIONS (LDR)
ARTICLE 4.7 "FAMILY WORKFORCE HOUSING", SUBSECTION 4.7.4.d TO
PROVIDE THE SAME NUMBER OF BONUS UNITS FOR "SALE" AND "RENTAL"
UNITS, SECTION 4.7.7. "FOR SALE HOUSING UNITS" TO ALLOW A RIGHT OF
FIRST REFUSAL TO THE COMMUNITY LAND TRUST, AND SUBSECTION
4.7.9.c.v. TO PROVIDE THAT PROPORTIONS OF "FOR SALE" TO "FOR RENT"
UNITS FOR PROJECTS THAT ARE FUNDED BY CERTAIN STATE FINANCING
PROGRAMS SHALL NOT NEED TO BE PROPORTIONAL AS LONG AS TWENTY
PERCENT OF THE "FOR SALE" UNITS ARE FOR WORKFORCE HOUSING.
ANALYSIS
The amendment proposes three new changes; the first would give the same density bonus for "for
sale" units as "rental units". Currently a greater bonus is given for ownership units. However, with the
recent rental unit conversion trend to condominium units additional incentives are necessary to
assure production of affordable rental units. The second change revises Section 4.7.9 to not require
similar proportions of "for sale" and "rental units" within a project when it is funded by state financing
programs and it contains at least 20% "for sale" workforce units. The third modification adds a
provision that the Community land Trust (Cl T) receives rights of first refusal on workforce housing
units developed on non-Cl T owned lands.
PLANNING AND ZONING BOARD CGNSIDERATIGN
At its meeting of June 19, 2006, the Planning and Zoning Board held a public hearing in conjunction
with the text amendment. The Board then voted unanimously 6-0 (Chuck Halberg absent) to
recommend approval of the text amendment request to enhance the City's Workforce Housing
Program by providing additional incentives to create rental units, accommodating unique situations
related to publicly financed projects and providing the Community land Trust the right of first refusal,
by adopting the findings of fact and law contained in the Staff Report and finding that the request is
consistent with the Comprehensive Plan and meets the criteria set forth in lDR Section 2.4.5(M)(5).
RECOMMENDED ACTION
By motion, move to approve the amendment to land Development Regulations Article 4.7 "Family
Workforce Housing", more particularly Section 4.7.7, Subsection 4.7.4 d, and Subsection 4.7.9.c.v.
of the land Development Regulations, by adopting the findings of fact and law contained in the staff
report and finding that the request is consistent with the Comprehensive Plan and meets criteria set
forth in Section 2.4.5(M) of the land Development Regulations.
Attachment
. Pianning & Zoning Staff Report of June 19, 2006
\~~
ORDINANCE NO. 39-06
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AMENDING THE
LAND DEVELOPMENT REGULATIONS OF THE CODE OF
ORDINANCES, OF THE CITY OF DELRAY BEACH,
AMENDING ARTICLE 4.7, "FAMILYIWORKFORCE
HOUSING" AND ORDINANCE 18-06, BY AMENDING
SECTION 4.7.4, "DENSITY BONUS PROGRAM FOR THE
SOUTHWEST NEIGHBORHOOD OVERLAY DISTRICT;
THE CARVER ESTATES OVERLAY DISTRICT AND THE
INFILL WORKFORCE HOUSING AREA; AND
SUBSECTION 4.7.4.d. TO PROVIDE THE SAME NUMBER
OF BONUS UNITS FOR "FOR SALE" AND RENTAL UNITS;
BY AMENDING SECTION 4.7.7, "FOR SALE HOUSING
UNITS" TO ALLOW A RIGHT OF FIRST REFUSAL TO THE
COMMUNITY LAND TRUST; BY AMENDING SECTION
4.7.9, "GENERAL PROVISIONS", SUBSECTION 4.7.9.c.v.,
TO PROVIDE THAT PROPORTIONS OF "FOR SALE" TO
"FOR RENT" UNITS FOR PROJECTS INCLUDING "FOR
SALE" AND "FOR RENT" UNITS THAT ARE FUNDED BY
CERTAIN STATE FINANCING PROGRAMS SHALL NOT
NEED TO BE PROPORTIONAL SO LONG AS TWENTY
PERCENT OF THE "FOR SALE" UNITS ARE FOR
WORKFORCE HOUSING; BY AMENDING SECTION
4.7.11, "DENSITY BONUS TABLES TO ELIMINATE THE
BONUS DIFFERENTIAL BETWEEN "FOR SALE" AND
"FOR RENT" UNITS; PROVIDING A SAVINGS CLAUSE, A
GENERAL REPEALER CLAUSE, AND AN EFFECTIVE
DATE.
WHEREAS, the City Commission desires to amend its FamilylWorkforce
Housing Ordinance to provide density bonus parity between "for sale" and "for rent"
workforce housing units as both are needed within the City; and
WHEREAS, the City Commission desires units funded by the Florida Housing
Financial Corporation's Housing Credit or SAIL Programs to be allowed to deviate from
certain proportionality requirements while developing rental and "for sale" units, as long
as twenty percent of for sale units include workforce housing.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA AS FOLLOWS:
Section 1. That Article 4.7, "FamilylWorkforce Housing" of the Land
Development Regulations and Ordinance 18-06 is hereby amended by amending
Section 4.7.4, "Density Bonus Program for the Southwest Neighborhood Overlay
District; the Carver Estates Overlay District and the Infill Workforce Housing Area"
amending subsection 4.7.4.d to read as follows:
SECTION 4.7.4 DENSITY BONUS PROGRAM FOR THE SOUTHWEST
NEIGHBORHOOD OVERLAY DISTRICT; THE CARVER
ESTATES OVERLAY DISTRICT AND THE INFILL
WORKFORCE HOUSING AREA
Developers of property in the Southwest Neighborhood Overlay District, the
Carver Estates Overlay District and the Infill Workforce Housing Area, that meet
the minimum standards will earn bonus units for building workforce housing for
very low, low and moderate income families.
a. The size of the bonus varies based on several factors including:
i. Affordability (i.e., homes affordable to very low, low, or
moderate income families)
ii. Home Size (i.e., workforce housing units with four or more
bedrooms are awarded larger bonuses)
iii. Ownership versus Rental (i.e., larger bonuses are awarded
for workforce housing units offered for sale to low and
very-low income families and larger bonuses are awarded
for ownership versus rental units.)
b. To be eligible for bonus units, developers must meet one or more of
the following criteria:
i. A designated number of the total units are restricted to very
low income households, and/or
ii. A designated number of the total units are restricted to low
income households, and/or
iiL A designated number of the units are restricted to moderate
income households
c. Workforce housing units may be located off-site provided the off-
site location chosen is within the City of Delray Beach.
2
ORD. NO.39-06
d. The bonus allowances are set forth in Table 1 below.
TABLE 1 DENSITY BONUS ALLOCATIONS IN THE
SOUTHWEST NEIGHBORHOOD OVERLAY DISTRICT, THE INFILL
WORKFORCE HOUSING AREA AND THE CARVER ESTATES
OVERLAY DISTRICT
OPTION SALE / RENT NUMBER OF BONUS UNITS PER
WORKFORCE UNIT PROVIDED
VERY LOW 60% 4
LOW 80% - 61 % 3
MODERATE 120% - 81 % 2
OPTION RfiENT NUMBER OF BONUS U~JITS PER
VVORKFORCe: U~JIT PROVIDED
VERY Lo\^l 60% 3
lO'N 30% 61 % 2
MODERATE 120% 31 % 1
LARGE HOME OPTION
4+ bedroom workforce housing
units Additional 0.5 bonus will be added to the
bonus provided above in this chart
Section 2. That the Land Development Regulations,
"FamilylWorkforce Housing" and Ordinance 18-06 is hereby amended
Section 4.7.9.c.v. to read as follows:
Article 4.7,
by amending
c. The developer shall endeavor to provide workforce housing units
that include unit types in the same proportion as the market rate
housing unit types. The following conditions must be met:
i. The proportion of 2 bedroom workforce units to total
workforce units may not exceed the proportion of 2 bedroom
market rate units to total market rate units.
ii. The proportion of 3 bedroom workforce units to total
workforce units must meet or exceed the proportion of 3
3
ORD. NO.39-06
bedroom market rate units to total market rate units, unless
4+ bedroom workforce units are provided.
iiL The proportion of 4+ bedroom workforce units to total
workforce units must meet or exceed the proportion of 4+
bedroom market rate units to total market rate units.
iv. If the development contains a mix of different types of units,
(e.g. condominium, townhouse, detached, etc), the
proportion of workforce units of each type to total workforce
units must be approximately the same as the proportion of
market rate units of each type to total market rate units.
v. If the development includes both for sale and for rent units,
the proportion of for rent workforce units to for sale
workforce units must not exceed the proportion of for rent
market rate units; orovided however if the workforce housino
units are funded under Florida Housino Finance
Corooration's Housino Credit or SAIL Proorams, the
orooortionality reouirement herein stated shall not aooly if
the develooment orovides at least twenty oercent (20%) of
the "for sale" units as workforce housino units.
vi. Notwithstanding Section 4.7.9 c. i., ii, iii, and iv. above, in the
Southwest 10th Street Overlay District at least 75% of the
workforce housing units shall be 3 bedroom units offered for
initial sale in an amount not to exceed $225,000.00 and 25%
of the workforce housing units may be 2 bedroom units
offered at the low income affordability rate.
Section 3. That Article 4.7, "Family Workforce Housing" of the Land
Development Regulations and Ordinance 18-06 is hereby amended by amending
Section 4.7.7.a to read as follows:
SECTION 4.7.7 FOR SALE HOUSING UNITS
a. All deeds shall include the restrictive covenants applicable to
workforce housing units. All sales contracts shall state that the unit
is part of a workforce housing program and subject to Section 4.7 of
the Land Development Regulations of the City. All deeds to buvers
of workforce housino units shall contain restrictive covenants
orovidino that the Communitv Land Trust shall have the riqht of first
refusal to ourchase the workforce housino unit on the same terms
and conditions as a orosoective buyer. The restrictive covenant
4
ORD. NO.39-06
shall oive the Community Land Trust fifteen (15) business days to
enter into a contract to ourchase the orooerty on the same terms
and conditions as the orosoective buyer.
Section 4. That Article 4.7, "FamilylWorkforce Housing of the Land
Development Regulations and Ordinance 18-06 is hereby amended by repealing
Section 4.7.11, "Density Bonus Tables" and enacting a new Section 4.7.11, "Density
Bonus Tables" to read as follows:
4.7.11 DENSITY BONUS TABLES
a. The Density Bonus Tables shown below are provided to illustrate
bonus densities under various parcel sizes, unit types and income
eligibility; however, the density bonus allocations contained in Table
1 shall control densities in the Southwest Neighborhood Overlay
District, the Infill Workforce Housing Area, and the Carver Estates
Overlay District.
5
ORD. NO.39-06
Workforce Housing Program Density Bonus Allocations
Southwest Neighborhood & Carver Estates Overlay Districts
2-3 Bedroom Units
Very-Low Income
(4 units per 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 5 1 4 10 10.0%
1 12 24 9 3 12 24 12.5%
1.5 18 36 14 4 16 34 11.8%
2 24 48 18 6 24 48 12.5%
2.5 30 60 23 7 28 58 12.1%
3 36 72 27 9 36 72 12.5%
3.5 42 84 32 10 40 82 12.2%
4 48 96 36 12 48 96 12.5%
Low Income
13 units per 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 4 2 6 12 16.7%
1 12 24 8 4 12 24 16.7%
1.5 18 36 12 6 18 36 16.7%
2 24 48 16 8 24 48 16.7%
2.5 30 60 20 10 30 60 16.7%
3 36 72 24 12 36 72 16.7%
3.5 42 84 28 14 42 84 16.7%
4 48 96 32 16 48 96 16.7%
Moderate Income
12 units ner 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 3 3 6 12 25.0%
1 12 24 6 6 12 24 25.0%
1.5 18 36 9 9 18 36 25.0%
2 24 48 12 12 24 48 25.0%
2.5 30 60 15 15 30 60 25.0%
3 36 72 18 18 36 72 25.0%
3.5 42 84 21 21 42 84 25.0%
4 48 96 24 24 48 96 25.0%
6
ORD. NO.39-06
Workforce Housing Program Density Bonus Allocations
Southwest Neighborhood & Carver Estates Overlay Districts
4+ Bedroom Units
Very-Low Income
14.5 units per 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 5 1 4 10 10.0%
1 12 24 10 2 9 21 9.5%
1.5 18 36 14 4 18 36 11.1%
2 24 48 19 5 22 46 10.9%
2.5 30 60 24 6 27 57 10.5%
3 36 72 28 8 36 72 11.1%
3.5 42 84 33 9 40 82 11.0%
4 48 96 38 10 45 93 10.8%
Low Income
13.5 units per 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordabie Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 5 1 3 9 11.1%
1 12 24 9 3 10 22 13.6%
1.5 18 36 13 5 17 35 14.3%
2 24 48 17 7 24 48 14.6%
2.5 30 60 22 8 28 58 13.8%
3 36 72 26 10 35 71 14.1%
3.5 42 84 30 12 42 84 14.3%
4 48 96 35 13 45 93 14.0%
Moderate Income
(2.5 units per 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 12 4 2 5 11 18.2%
1 12 24 7 5 12 24 20.8%
1.5 18 36 11 7 17 35 20.0%
2 24 48 15 9 22 46 19.6%
2.5 30 60 18 12 30 60 20.0%
3 36 72 22 14 35 71 19.7%
3.5 42 84 25 17 42 84 20.2%
4 48 96 29 19 47 95 20.0%
7
ORD. NO.39-06
Workforce Housing Program Density Bonus Allocations
/nfil/ Workforce Housing Area
2-3 Bedroom Units
Very-Low Income
(4 units oer 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 9 4 1 4 9 11.1%
1 12 18 11 1 4 16 6.3%
1.5 18 27 16 2 8 26 7.7%
2 24 36 21 3 12 36 8.3%
2.5 30 45 27 3 12 42 7.1%
3 36 54 32 4 16 52 7.7%
3.5 42 63 37 5 20 62 8.1%
4 48 72 42 6 24 72 8.3%
Low Income
(3 units ner 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordabie
0.5 6 9 5 1 3 9 11.1%
1 12 18 10 2 6 18 11.1%
1.5 18 27 15 3 9 27 11.1%
2 24 36 20 4 12 36 11.1%
2.5 30 45 25 5 15 45 11.1%
3 36 54 30 6 18 54 11.1%
3.5 42 63 35 7 21 63 11.1%
4 48 72 40 8 24 72 11.1%
Moderate Income
12 units ner 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 9 5 1 2 8 12.5%
1 12 18 9 3 6 18 16.7%
1.5 18 27 14 4 8 26 15.4%
2 24 36 18 6 12 36 16.7%
2.5 30 45 23 7 14 44 15.9%
3 36 54 27 9 18 54 16.7%
3.5 42 63 32 10 20 62 16.1%
4 48 72 36 12 24 72 16.7%
8
ORD. NO.39-06
Workforce Housing Program Density Bonus Allocations
/nfi/l Workforce Housing Area
4+ Bedroom Units
Very-Low Income
{4.5 units ner 1 affordable bonus\
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
{acres\ Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 9 4 1 4 9 11.1%
1 12 18 11 1 4 16 6.3%
1.5 18 27 16 2 9 27 7.4%
2 24 36 22 2 9 33 6.1%
2.5 30 45 27 3 13 43 7.0%
3 36 54 32 4 18 54 7.4%
3.5 42 63 38 4 18 60 6.7%
4 48 72 43 5 22 70 7.1%
Low Income
13.5 units oer 1 affordable bonus\
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres\ Base Densitv with Bon us Rate Units Units Units Units Affordable
0.5 6 9 5 1 3 9 11.1%
1 12 18 11 1 3 15 6.7%
1.5 18 27 16 2 7 25 8.0%
2 24 36 21 3 10 34 8.8%
2.5 30 45 26 4 14 44 9.1%
3 36 54 31 5 17 53 9.4%
3.5 42 63 36 6 21 63 9.5%
4 48 72 41 7 24 72 9.7%
Moderate Income
12.5 units oer 1 affordable bonus)
Parcel Size Maximum Units at Maximum Units Market Affordable Bonus Total %
(acres) Base Densitv with Bonus Rate Units Units Units Units Affordable
0.5 6 9 5 1 2 8 12.5%
1 12 18 10 2 5 17 11.8%
1.5 18 27 15 3 7 25 12.0%
2 24 36 19 5 12 36 13.9%
2.5 30 45 24 6 15 45 13.3%
3 36 54 29 7 17 53 13.2%
3.5 42 63 34 8 20 62 12.9%
4 48 72 39 9 22 70 12.9%
9
ORD. NO.39-06
Section 5. That should any section or provIsion of this ordinance or any
portion thereof, any paragraph, sentence, clause or word be declared by a court of
competent jurisdiction to be invalid, such decision shall not affect the validity of the
remainder hereof as a whole or part hereof other than the part declared invalid.
Section 6. That all ordinances or parts of ordinances in conflict herewith be,
and the same are hereby repealed.
Section 7. That this ordinance shall become effective upon its passage on
second and final reading.
PASSED AND ADOPTED in regular session on second and final reading
on this the day of . 2006.
ATTEST:
City Clerk
MAYOR
First Reading
Second Reading
10
ORD. NO.39-06
PLANNING AND ZONING BOARD MEMORANDUM STAFF REPORT
MEETING DATE:
AGENDA NO.:
AGENDA ITEM:
JUNE 19, 2006
IV.C.
CONSIDERATION OF CITY-INITIATED AMENDMENTS TO THE LAND
DEVELOPMENT REGULATIONS (LDRs) ARTICLE 4.7 "FAMILY
WORKFORCE HOUSING", SUBSECTION 4.7.4.d TO PROVIDE THE
SAME NUMBER OF BONUS UNITS FOR "SALE" AND "RENTAL" UNITS,
SECTION 4.7.7. "FOR SALE HOUSING UNITS" TO ALLOW A RIGHT OF
FIRST REFUSAL TO THE COMMUNITY LAND TRUST, AND
SUBSECTION 4.7.9.c.v. TO PROVIDE THAT PROPORTIONS OF "FOR
SALE" TO "FOR RENT" UNITS FOR PROJECTS THAT ARE FUNDED BY
CERTAIN STATE FINANCING PROGRAMS SHALL NOT NEED TO BE
PROPORTIONAL AS LONG AS TWENTY PERCENT OF THE "FOR
SALE" UNITS ARE FOR WORKFORCE HOUSING.
I
ITEM8EFORE THE BOARD
.....n' . "n...-.<...-...-.... ......"""<. .................... .. "
The item before the Board is that of making a recommendation to the City Commission regarding
City-initiated amendments to the Land Development Regulations to accommodate revisions to the
City's Workforce Housing Program.
Pursuant to Section 1.1.6, an amendment to the text of the Land Development Regulations may not
be made until a recommendation is obtained from the Planning and Zoning Board.
BACKGROUND
The Family/Workforce Housing Ordinance, adopted by the City Commission on December 6, 2004,
includes incentives to provide workforce housing by allowing density bonuses within the Southwest
Neighborhood Overlay District. The program was expanded with amendments passed in March, 2006
to provide additional opportunities and incentives for the provision of workforce housing. Major
revisions included establishment of an additional workforce housing overlay district known as the Infill
Workforce Housing Area and included increasing the maximum density from 12 units per acre to 24
units per acre within the Carver Estates Overlay District. The amendments included adding
references to the newly created Delray Beach Community Land Trust, increasing the affordability time
frames from 30 to 40 years, allowing lots of record between 40 feet and 50 feet to be developed for
workforce housin9 and requiring provision of workforce housing with increased density or height.
I
ANALYSIS
The amendment proposes three new changes; the first would give the same density bonus for "for
sale" units as "rental units". Currently a greater bonus is given for ownership units. However, with the
recent rental unit conversion trend to condominium unit's additional incentives are necessary to
assure production of affordable rental units. The second change revises Section 4.7.9 to not require
similar proportions of "for sale" and "rental units" within a project when it is funded by state financing
programs and it contains at least 20% "for sale" workforce units. The third modification adds a
IV.C.
Planning and Zoning Board Memorandum Staff Report, June 19. 2006
Amendment to LDRs Pertaining to Workforce Housing Program
Page 2
provision that the Community Land Trust (CL T) receives rights of first refusal on workforce housing
units developed on non-CL T owned lands.
REQUIRED FINDINGS
LOR Section 2.4.5/MlC51 /FindinQsl: Pursuant to LOR Section 2.4.5(M)(5) (Findings), in addition
to LDR Section 1.1.6(A), the City Commission must make a finding that the text amendment is
consistent with and furthers the Goals, Objectives and Policies of the Comprehensive Plan.
A review of the Objectives and policies of the adopted Comprehensive Plan was conducted and the
following applicable Objectives and Policies were noted:
Future Land Use Element Obiective A-7
To encourage the provision of workforce housing in the City, the following policies shall be
implemented.
Policv A-7.1: The maximum density may be increased within the Medium Density, General
Commercial and Transitional Future Land Use designations through the Workforce Housing "Density
Bonus Program". The concept is that for evel)l workforce housing unit that a developer builds, a
calculated number of market rate units greater than would be allowed otherwise may be built.
Policv A-7.2: Workforce Housing Overlay Districts shall be identified on the Future Land Use Map.
The maximum density within these districts shall be as follows:
. The Southwest Neighborhood and Carver Estates Overlay Districts shall have a maximum
density of 24 units per acre.
. The SW 1 dh Street Overlay District shall have a maximum density of 12 units per acre.
. All other Overlay Districts shall have a maximum density of 18 units per acre.
Policv A-7.3: Residential Density may not be increased on any property located within the Coastal
High Hazard Area through density bonuses in the Workforce Housing Program.
Policv A-7.4: All Workforce Housing Units, constructed under the Family/Workforce Housing
Program, shall remain affordable for a period of no less than thirty (30) years commencing from
the date of initial occupancy of the unit.
This Future Land Use Element Objective and supporting Policies were added as a text amendment
included with Comprehensive Plan Amendment 2005-2. The purpose of the text amendment was to
support expansion of the existing Workforce Housing Program. The proposed revisions to the Land
Development Regulations are to implement this Objective and policies.
Future Land Use Element Obiective A-5
The City shall maintain its Land Development Regulations, which shall be regularly reviewed and
updated, to provide streamlining of processes and to accommodate planned unit developments
(PUD), mixed-use developments, and other innovative development practices.
Planning and Zoning Board Memorandum Staff Report, June 19, 2006
Amendment to LDRs Pertaining to Workforce Housing Program
Page 3
The proposed amendments to the Land Development Regulations are to support the City's innovative
Workforce Housing Program, by encouraging developers to provide affordable housing through a
series of incentives, including increased density and building height.
Housina Element Obiective 8-1
The City's existing housing supply accommodates households having a wide range of economic
ability. There is very little vacant land left, especially large tracts, for new housing development.
Through its housing programs, the City shall work to ensure that there continues to be an adequate
supply of housing to accommodate very low, low, and moderate income households, as well as
manufactured and mobile homes.
Housina Element Obiective B-2
Redevelopment and the development of new land shall result in the provision of a variety of housing
types which shall continue to accommodate the diverse makeup of the City's demographic profile,
and meet the housing needs identified in this Element.
The proposed amendments will further these objectives and policies. The goal of this program is to
encourage the provision of housing which is affordable to very low to moderate income households
through the use of incentives.
Based on the above, a positive finding can be made that the amendments are consistent with and
further the Goals, Objectives, and Policies of the Comprehensive.
REVIEW BY OTHERS
Courtesv Notices:
Courtesy notices were provided to the following homeowner and civic associations:
. Progressive Residents of Delray (PROD)
. President's Council
. Neighborhood Advisory Council
Letters of objection and support, if any, will be provided at the Planning and Zoning
Board meeting.
. ASSESSMENT AND CONClUSION
The purpose of this City-initiated LDR text amendment is to enhance the City's Workforce Housing
Program by providing additional incentives to create rental units, accommodating unique situation
related to publicly financed projects and providing the Community Land Trust the right of first refusal.
The proposed amendment is consistent with and furthers the Goals, Objectives and Policies of the
Comprehensive Plan.
Planning and Zoning Board Memorandum Staff Report, June 19, 2006
Amendment to LDRs Pertaining to Workforce Housing Program
Page 4
RECOMMENDED ACTION,
'....n.'......d........ddd."".n."........n."......................."...""...
Move to recommend to the City Commission approval of the City-initiated amendments to Article 4.7
"Family Workforce Housing", more particularly Section 4.7.7, Subsection 4.7.4 d, and Subsection
4.7.9.c.v. of the Land Development Regulations, by adopting the findings of fact and law contained in
the staff report and finding that the request is consistent with the Comprehensive Plan and meets
criteria set forth in Section 2.4.5(M) of the Land Development Regulations.
Attachments:
. Proposed Ordinance
3~-"O\P
C ).
(!"
((LU) / ('-"I~
www.bocanews.com . Boca Raton/Delray Beach News - FridaylSaturday, July 14-15, 2006 33
,..
ANNOUNCEMENTS
101 Lpg,,}
~()tl(,(\""
CITY"
OELRAY BEACH, FLORIDA
NaTlCEOFPUBL1CliEARING
A PUBLIC HEARING win be held on
the 10llowirog proposed ordinance at
7,00 p.m. on TUESDAY, JULY 25.
2006 (Of at any cOnl1nuation of SLM:h
meeting which is set by the
Commission). io the Crty Commissiorl
Chambers, 100NW 1st Avenue, De~
ray Beach. Florida, at which1ime the
Cily Commission will consider its
adoption. The proposed ordinance
maybe inspected at the OtIice of \he
City Clerk al C~y Han. 100 N,W. 1st
Avenue.DelrayBeaCh,FloridB,tle.
lwee1lthe hOurs 01 acoo a.m. and 500
pm. Monday through Friday. except
holidays. AU interested parties are in-
vttedloatlendandbeheardwi\l1rll-
speclto the proposed ordinance
ORDIWl.MCENO.39-06
AN ORDINANCE OF THE CfTY COM.
MISSION OF THE CITY OF DELRAY
BEACH, FLORIDA, AMENDING THE
LAND DEVELOPMENT REGULA.
TIONS OF THE CODE OF OADI.
NANCES, OF THE CITY OF DElfIAY
BEACH, AMENDING ARTICLE 47.
"FAMllYIWORKFORCE HOUSING"
AND ORDINANCE 18.06, BY
AMENDING SECTION 4,7"-
"DENSITY BONUS PROGRAM FOR
THE SOUTHWEST NEIGHBOR-
HOOD OVERl'AY DISTRICT; THE
CARVER ESTATES OVERLAY ms.
TAICT AND THE INFlll WOAK.
FORCE HOUSING AREA; AND SUB-
SECTICiN 4,7.4.d, TO PROVIDE THE
SAME NUMBEA OF BONUS UNITS
FOR "FDA SALE' AND RENTAL
UNITS; BY AMENDING SECTION
4,7,7, "FOR SAlE HOUSING UNITS'
TO AllOW A RIGHT OF FIRST RE.
FUSAl TO THE COMMUNITY LAND
TRUST BY AMENDING SECTION
4.7.9, ;GENERAL PROVISIONS",
SUBSECTION 4.7.9.c.v. TO PRO-
VIDE THAT PROPOflTIONS OF "FOR
SAlE "TO "FOR RENT" UNITS FOR
PROJECTS INCLUDING "FOR SAlE"
AND"FOR RENT" UNITS THAT ARE
FUNDED BY CERTAIN S.TATE Fl.
NANCING PROGRAMS SHAlL Nor
NEED TO BE PROPORTIONAL SO
lONG AS TWENTY PERCENT OF
THE "FOR SALF UNITS ARE FOR
WORKFORCE HOUSING: BY
AMENDING SECTION 4.711,
"DENSITY BONUS TABlES TO ELlM-
INATE,THE BONUS DiffERENTIAL
BETWEEN "FOR SALE" AND "FOR
RENT UNITS; PROVIDING A SAV-
INGCLAUSE,AGENERAlREPEAl.
fR CLAUSE. AND AN EFFECTIVE
DATI'
Pleaseillladvlsedlhatilape,soode--
101 I t'!!al
\otJ{'e~
does kl appeal an~ decision mackl by
111e Gily Commission wllh r"spacllo
any malle, consJder",; altha" hear-
ings, suctl person ma~ """d 10 enaura
lhat a verb.llm ,ecord inoludas tM;
leslimon~ .nd evidance upon which
thaappealistO!lebased.ThaClIy
does nol provida no"p'apars',such
,O<:OrdPlJI5I.lMlklF.S,26Il.Ot05
CITYQFDELRAYBEACH
CheY8lIeD,Nutlin
City C""~
PUBLISH: FrKlay, July 14,2006
Boca Ralon IDe~ayBeachNaws