Transfer of Development Rights Case No. 05-02 - City of West Palm ...

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Transfer of Development Rights Case No. 05-02 - City of West Palm ...

Transfer of Development Rights Case No. 05-02 May 11, 2005I. REQUESTTransfer of Development Rights Case No. 05-02: A request by James L. Watt on behalf of theBoard of Trustees of Palm Beach Community College for approval of a transfer of developmentrights application regarding 813 Gardenia Street pursuant to the City of West Palm BeachZoning and Land Development Regulations Article IV Section 94-117. The site is generallylocated on the north side of Gardenia Street mid-block between Sapodilla Avenue and SouthTamarind Avenue. (ATTACHMENT I).II. BACKGROUNDThe intent of the Transfer of Development Rights (TDR) program is to use market forces to payfor the preservation of historic buildings and for creation of new public open space by allowingdevelopers the right to acquire development rights that can be used to increase developmentpotential at a more suitable location. The program allows property owners to realize thefinancial compensation that redeveloping the property could bring without losing the structuresthat make West Palm Beach a unique place. The program rewards the designation andrenovation of these properties.The Downtown Action Committee (DAC) is charged with determining in a public forum that theapplication meets the criteria set forth in Article IV Section 94-117 “Transfer of DevelopmentRights Program”. The first issue is eligibility. Dr. Sherry Piland of the Historic PreservationDivision has confirmed that the building at 813 Gardenia Street meets the eligibilityrequirements to be a historic sending site as outlined in her letter dated November 1, 2004, acopy of which is included in the DAC application.The second issue is the calculation of the unused development rights on the property. The TDRprogram states:The amount of development rights that can be transferred from an eligible sending site iscalculated by multiplying the base dimensions of the property by the number as storiesallowed in the base zoning minus the total square footage of the structure located on theproperty.Using the survey completed by Dailey Fotorny, Inc. on July 6, 2004 and the zoning category ofBuilding Type III, the amount that can be transferred is calculated as follows:Sending SiteAllowable height under Building Type IIIAllowable development rightsExisting Structures: Total areaTransferable development rights12,890 sq. ft.5 stories12,890 sq. ft. x 5 stories = 64,450 sq. ft.9,878.34 sq.ft64,450 sq. ft – 9,878 sq. ft = 54,572sq. ft.Staff cautions the applicant to consider any possible future expansion needs, however, WRECQuadrille LLC submitted an interest in purchasing all 54,572 sq. ft. of the transferable rights for


Transfer of Development Rights Case No. 05-02 May 11, 2005use on their 10-story project located on the corner of 4 th(ATTACHMENTS II and III).Street and Quadrille AvenueOnce a restrictive covenant evidencing the amount transferred from 813 Gardenia is recorded inthe public records of Palm Beach County, a certificate of transfer will be issued by the City inthe amount of 54,572 sq. ft. to WREC Quadrille LLC. A new letter of availability will be writtento 813 Gardenia Street confirming that no square footage is available for transfer.III. RECOMMENDATIONThe Planning Department finds the request is consistent with the standards and recommendsAPPROVAL of Transfer of Development Rights Case No. 05-02 for a transfer of 54,572 sq. ft.from 813 Gardenia Street to WREC Quadrille LLC.Prepared and respectfully submitted by,Amy StellyPlanner


Transfer of Development Rights Case No. 05-02 May 11, 2005ATTACHMENT ILocation Map – Sending SiteS TAMARIND AVE S TAMARIND AVE S TAMARIND AVFERN STSending siteS SAPODILLA AVES SAPODILLA AVEAPODILLA AVEFERN STGARDENIA STHIBISCUS ST


Transfer of Development Rights Case No. 05-02 May 11, 2005ATTACHMENT IILocation Map – Receiving Site


Transfer of Development Rights Case No. 05-02 May 11, 2005ATTACHMENT IIIProposed Development on Receiving Site

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