Final Presentation on Stonybrook
On Thursday, July 24, the Board of County Commission approved the rezoning for “Stonybrook on the Lake” with the support of many neighbors. Glenn Weiss made the following presentation about the 8 week community effort, the changes to Stonybrook and the recommendations to the County Commissioners to CHANGE the system.
Download the PDF Here: PDD-R-TDR 2013-01847 July 24 Testimony
We did it !! We changed Stonybrook for the better.
Dear Commissioners —-
At tomorrow morning’s Commission meeting, you will review the application for the rezoning of AR & RE properties neighboring our property in unincorporated Delray Beach for the Residential Stonybrook on the Lake Development (2013-1847). Please receive this letter as our support for this project as directly impacted adjacent neighbors of the proposed development.
- Increases in buffers and landscape materials/fencing adjacent to SFHs
- 2-3-story building configurations (versus 3-story only) nearest to adjacent SFHs
- No Palm/Pine Tree substitutions for Canopy Trees in buffers adjacent to SFHs
- Lighting Addition to Entrance/Exit to development off Lake Ida Road for traffic safety
- Incorporation, Relocation and/or Mitigation of existing qualifying trees on site
- Phase II Environmental Site Assessment Results of existing site conditions prior to site clearing for construction
- Undulating Parking/Driveway lanes where possible to break-up linear flow of design
Learning from Stonybrook: Preserving Mature Pines
Palm Beach County has lapsed into the habit of approving site plans that require the destruction of all trees, especially our beautiful, giant slash pines. The developer’s engineers argue that is impossible to maintain the health of the trees because ALL the land must be raised to send the rainwater to a lake or retention area. Additionally, the developer’s experts may say that the pines will die in occasional flooding in rain storms. Both these statements are 100% FALSE.
What is the truth about our native Slash Pines – they love occasional flooding and rain storms. They have been growing here for hundreds of thousands of years. Beyond that common sense, the US Dept of Agriculture, the researchers at the Smithsonian Institution and the professors at the University of Florida declare the Slash Pines are perfect for places with flooding.
Regarding the design of developments to save the natural land elevation of pines, it is done all the time in south Florida. The rain moves from the buildings and roads, into the save pine land and then into the lake. Not rocket science. Just water flowing downhill.
As residents attempting to protect our quality of life, we must insist that the Palm Beach County laws be ENFORCED. The Land Use Code, (those laws that rule development and construction), have for many years established the first goal of preserving existing vegetation:
“To avoid the unnecessary destruction of native vegetation”
End the kill everything philosophy of land development in Palm Beach County.
Click Here to Download the Presention: PreserveTrees SavePBC
Final Neighbors Meeting: Wednesday at 6:30 PM
Please attend our final meeting of the neighbors surrounding the “Stonybrook on the Lake” apartment development. With the efforts of so many people, significant changes have been made to the project.
At 6:30 PM in the Palm Greens Clubhouse, we will update everyone on the changes to the apartment complex that will be presented to the County Commission on Thursday morning. Of course, we did not achieve all the recommended improvements, but our community had an impact.
See you on
Wednesday, July 23rd at 6:30 PM
Palm Greens Clubhouse
Via Delray, east of El Clair Ranch
Also, please plan to attend the County Commission hearing on Thursday morning in West Palm Beach. Arrive before 9:15 AM.
Palm Beach County Governmental Center
6th Floor, Chambers
301 North Olive Avenue (US 1)
West Palm Beach, Florida 33401
Write All the County Commissioners
Just writing our Commissioner, Mary Lou Berger, is only the beginning of our emailing. ( Click Here for Letter to Commissioner Berger.) Our goal is to achieve 4 votes to send the project back to the Zoning Commission.
1. Please spend 30 minutes and send 6 emails. One to each of the other Commissioners. A simple email is below, but add you own thoughts.
2. If you know friends and family living in the other districts, please ask them to send a note to their commissioner.
Thanks for all your efforts.
Mayor Patricia Taylor
Email: ptaylor@pbcgov.org
The coast from downtown Delray Beach to Riveria Beach
Vice Mayor Paulette Burdick
Email: pburdick@pbcgov.org
cc: PMcArthur@pbcgov.org
City of West Palm Beach area
Commissioner Hal R. Valeche
Email: HValeche@pbcgov.org
cc: CDefilip@pbcgov.org PWeaver@pbcgov.org
North Palm Beach County
Commissioner Shelley Vana
Email: svana@pbcgov.org
West Boynton and Lantana
Boynton Developments: Aberdeen, Ponte Vecchio, Rainbow Lakes, Wintston Trails
Commissioner Steven L. Abrams
Email: SAbrams@pbcgov.org
Boca Raton and part west Delray and Boynton
Delray Developments: County Manors, Rainberry Woods, Colony
Commissioner Jess R. Santamaria
Email: jsantama@pbcgov.org
cc: jeaston@pbcgov.org; fpinto@pbcgov.org; prazza@pbcgov.org
Very western Palm Beach County
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Subject Line in Email:
Stonybrook on the Lake – Send back to the Zoning Commission on July 24
COPY AND PASTE INTO YOUR EMAIL.
Dear Commissioner ( LAST NAME ),
I live in Palm Beach County near the proposed Stonybrook on the Lake apartment complex in west Delray. I am deeply concerned about the open public process. I recognize that this project is not in your district, but respect for the Zoning Commission and local neighbors is a principle that I know you support.
The developer has advertised internationally to sell the re-zoned property on July 17 – BEFORE YOUR VOTE. His desire to keep the project on his summer schedule has his priority over a long-term positive improvement in Palm County and my neighborhood. On July 3rd after detailed presentation by the community and an extensive discussion by the Zoning Commissioners with many positive and affordable recommendations, the developer asked for a vote of denial rather than return to Zoning Commission in 4 weeks. Now he is asking you to skip the dialogue with your appointed professionals and approve the proposal so that he can sell the property immediately.
Some of the most important changes to me.
- Traffic Safety: A second exit onto Sims Road to reduce the impact on Lake Ida Road in this predominately senior neighborhood.
- Compatibility with single family homes: 25 foot buffer with additional trees and solid fence. Only 2 story buildings near homes.
- Environment: Save some of the 120 native trees and require additional soil testing for poisons and lead after 55 years as an industrial nursery.
On July 24, to respect the principle of working with neighbors and listening to your Zoning Commission, I strongly encourage that you vote to send the proposal back to the Zoning Commission for additional work of the proposal or to vote to deny the re-zoning.
Sincerely,
(Your Name)
(Your Street Address)
Delray Beach, Florida 33484
PS: Don’t sacrifice the quality of a permanent development for a mere 4 weeks.
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We Need You on July 24 – IN PERSON
On July 24, the full County Commission meets to decide about Stonybrook on the Lake. We need everyone that make it to the meeting in Downtown West Palm Beach.
9:30 am, July 24, 2014
Palm Beach County Governmental Center
6th Floor, Chambers
301 North Olive Avenue (US 1)
West Palm Beach, Florida 33401
10 Blocks north of Okeechobee on Federal Highway/ US1
Stonybrook to be Sold on July 17
We knew that Mike and Brad Morton were flippers, but this is really fast. Proposal from investors are due on July 17, 2014. ARA Reality has posted the sale of the property with an anticipated date of September 2014 for the APPROVED ZONING. Rumors have it that the Mortons are looking for around $11 million or $32,000 per apartment.
We believe that the Mortons have the right to make a profit. That is not issue. The problem is the Mortons may tell the County Commissioners that they will do certain changes to the design. But the Mortons will not be around to guarantee their verbal pledges. Everything needs to be in writing.
Here is the link to the sales website.
In the picture note that the Morton’s are promoting the site with 10,000 daily cars. Perhaps the higher the traffic count, the higher the price.
Write Commissioner Mary Lou Berger
Dear Neighbors,
This is time to make sure the recommended changes to Stonybrook on the Lake by the neighbors and Zoning Commission are implemented. Commissioner Mary Lou Berger, as our representative, should lead the effort to send the site plan back to the Zoning Commission.
At this moment on July 10, the neighbors have a meeting scheduled with Ms. Berger next week. To our knowledge, she has not taken a position on the project.
1. Send to Commissioner Berger: MBerger@pbcgov.org We have prepared a draft email and letter. Feel free to modify, but our goal is to give the Zoning Commission, County Staff, Developer and your neighbors another 4 weeks to get all positive changes in writing. This Developer is already selling the apartments for around $11 million with bids due on July 17. So if it is not in writing, then does not exist.
2. Forward to your Friends. The email campaign is perfect for snowbirds and our neighbors, but we don’t have their email addresses. Please just forward the email the anyone you know that lives in West Boynton, Delray and Boca. Tell them how important this is to you and give our website http://www.stopstonybrook.wordpress.com.
Here are the names of a few developments in Commissioner Berger’s district where your friends might live.
In West Delray: Palm Greens, Delray Villas, Aspen Ridge, Bridgeview, High Point, Huntington Pointe, Heritage Park, North and South Oriole
In West Boynton: Coral Lakes, Green Cay Village, Indian Springs, Cascade Lakes, Valencia Isles and Lakes
Thank you.
Your Neighbors in West Palm Beach Couny
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Email Address:
MBerger@pbcgov.org
Subject Line in Email:
Stonybrook on the Lake – Send back to the Zoning Commission on July 24
COPY AND PASTE INTO YOUR EMAIL.
Dear Commissioner Berger,
I live in your district at (YOUR ADDRESS) in the (NAME OF YOUR DEVELOPMENT) development. In general, I support the redevelopment of Delray Plants, on Lake Ida and Sims Road, into a quality residential development that is compatible with the surrounding communities. I, however, am deeply concerned about the Stonybrook on the Lake project that is being proposed for that property.
The project, as proposed, has numerous flaws, creating many safety, privacy and environmental concerns. The County Zoning Commission, at their July 3, 2014 meeting, addressed many of these concerns and suggested many very positive constructive changes. They voted to table the project until their next meeting (4 weeks), so that changes to the proposal could be made.
The developer, not wanting this delay requested either an up or down vote. Since a vote to approve the project had already failed, a motion was made to deny the projected that resulted in a unanimous vote of 8-0. Consequently, all the excellent changes proposed by the community and embraced by the Zoning Board and the other changes proposed by the Zoning Commission are not part of the current site plan. (The developer is already selling the project and SELLING WITHOUT ANY CHANGES.)
As my representative on the County Board, I strongly encourage you to vote to send the plan back to the Zoning Commission for additional work, or if that is not feasible, vote to deny the project.
Thank you in advance for your cooperation in this very important matter.
Sincerely,
(Your Name)
(Your Street Adress)
Delray Beach, Florida 33484
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Additional comments to add
TRAFFIC: One issue that is extremely important to me is the future traffic on Lake Ida Road. I think the current traffic is unsafe for the drivers in our neighborhood. The developer has a simple, affordable solution to use Frost Lane to create a secondary exit to Sims Road. He would only need to build a 500 foot long, two lane road.
SAVE THE TREES. You may not know that the standard procedure of the County does not required a tree survey until after you have approved the zoning. As a result, if you approve the developers plan, then 120 mature NATIVE trees will be destroyed. Please ask the developer, Zoning Commission and County staff to find a way to save a significant amount of trees as prioritized in the Land Use Code.
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WRITING AND CALLING IS EXCELLENT
Send a letter by US Post Office…………….
Commissioner Mary Lou Berger
301 North Olive Ave. Suite 1201
West Palm Beach, FL 33401
Call…………..
561-355-2205
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Thanks for reading all the way down the page.
Here is the link a draft letter and email addresses for the other County Commissioners. Click Here.
Zoning Commission votes 8-0 to DENY the new zoning for Stonybrook
Thanks to everyone in Palm Greens, Aspen Ridge and Delray Villas for attending the Zoning Commission meeting today. The unanimous vote of 8-0 to DENY the new zoning proved that the site design requires modifications like we have been presenting. The fight for changes is longer just the neighbors, but a professional body of Palm Beach County. Congrats to everyone for the great work.
We need to thank all the Zoning Commissioners except for Sheri Scarborough. Scarborough did not ask a single question to improve the project and just moved to approve the zoning as requested by the Mike and Brad Morton. If you know any of the other Zoning Commissioners or meet them, please thank them for really looking at the plans and seriously considering our recommendations. Here are the Zoning Commissioners to thank.
Alex Brumfield III, Chair
Mark Beatty, Vice Chair
Amir Kanel
Joseph Snider
William Anderson
Sam Caliendo
Joanne Davis
Robert Currie
These members of the zoning commission asked excellent questions and made good suggestions. Here are some:
- Why is a stoplight at Atlantic and Sims being paid for by Stonybrook instead of improvements to Lake Ida?
- Where is the nearest fire station and does new traffic slow the EMS and Fire Response?
- Can you move the buildings with 2 story sections to areas near single family homes?
- Can you change the layout to save existing native trees? What about walls to save trees?
- Can you test the soil for contamination before approval?
- Can you use other design ideas to reduce the size of the lake or retain hurricane rains somewhere else on the land?
- Do the parking lots need to be like straight roads? Can you eliminate a few spaces to make the parking lots more appealing?
- Can you look at the overall design so use the native trees as a feature to make the living better for the residents?
- What is happening to the existing pond/wetland?
As in another next blog entry, the DENIAL by the Zoning Commission does NOT mean the project will not be approved by the Board of County Commissioners. On July 24, the County Commissioners will hear testimony on the project and vote themselves. They are NOT required to follow the recommendation of the Zoning Commission. (As a note, the Zoning Commission is appointed by the County Commission.)
Because Scarborough was able to convince the other Zoning Commissioners to vote on the existing design as is, all the ideas proposed by the developer himself and the Zoning Commission members are not part of the package to be sent to County Commissioners for a vote. ( After the holidays, we hope to learn if changes by the developer and others can be sent to the County Commission. ) Strangely despite all the good work and dialogue by everyone in the room today, the County Commissioners may vote on a sub-standard development proposal.
TRAFFIC
For whatever reason, the Zoning Commissioner did not really discuss the issue of a single entrance/exit to Lake Ida. Not a single question or statement was made about the use of Frost Lane as the second exit. The community has been heard on the impact to single family homes, saving trees, soil contamination and general good design, but not on the Lake Ida traffic. We need to work to bring this issue forward.
Get Ready to Lobby County Commissioners
Between July 5th and July 24th, we must organize and lobby the Palm Beach County Commissioners. We will be scheduling meeting with County Commissioners and mounting a letter writing campaign. Snow birds can write letters.
Today, July 3rd, the Zoning Commission voted 8-0 to DENY the approval of the new zoning and site design for Stonybrook on the Lake. An apparent victory. But not quite. The first vote of the Zoning Commission was a tie 4-4. The lawyer advised the commission that in the case of a tie, the zoning application is postponed for one month to next Zoning Commission meeting. This news surprised the developer and zoning commissioner Sheri Scarborough who immediately started lobbying for the new vote. The developer and Scarborough was very much against delay of any kind. Other zoning commissioners felt the 30 day delay was an excellent idea to give the developer time to make more design improvements and have them reviewed by staff. Scarborough and the developer prevailed in a re-vote, but the re-vote was an unanimous DENIAL – including Scarborough.
The denial vote means that the application for zoning will go to the County Commission on July 24th. Clearly the developer feels that he can secure the positive result with the Commissioners that he could not achieve with the Zoning Commission. This is very unfortunate as I think the Zoning Commission would have approved a new design at the next meeting with improvements that satisfy many of our concerns.
So…….. we continue to push on to the County Commission and seek a better design for the neighborhood.
We need everyone’s help again.
Change the Proposed Site Design for New Apartments on Lake Ida 