Below are five pdf files which provide renderings of Toll Brothers' most recent application to the County.
The CCPOA Board and Toll Brothers teams met on Thursday, December 7. The nearly 2-hour long discussion didn’t result in any commitments but could be described as instructive.
There has been no movement by TB on its proposed density of 160 houses located predominantly on the west end of the property.
There has been no movement by TB to increase the size of its buffers between the property lines of the existing homes and its proposed infill property lines. The proposed buffers currently exceed the minimum requirements allowed by County code.
There has been no movement by TB on any restriction on the construction of two-story houses along the outside perimeter of its proposed project. It was suggested that two-story homes might be more acceptable and compatible along the outside perimeter of the TB project if the TB lot abuts a CCPOA lot with an existing two-story house.
The Associations significant concerns regarding flooding and life safety have not been resolved.
TB has made some changes and corrections to its site plan in its late November filing with the County. Some of those changes include:
1. Relocation of one of its recreational pods away from existing homes along Caryota Drive to a feature location near its entrance off Military Trail.
2. Reconfiguration of the pond south of Fox Trace to comply with the 100’ excavation distances required by County code between lakes and the septic systems of the homes along Old Boynton.
3. Relocation of its secondary emergency access road to south of its proposed entrance, no longer requiring access from Palo Verde Drive.
TB claims that it has not created a site plan that illustrates specific lot locations so that detailed information is not available to share.
Drainage impacts of its proposed infill project are still a concern. The Association is seeking proof that an economically viable solution has been incorporated into the site plan. The Board would like to see this proof of a feasible design while there is still an opportunity for public review and comment. TB does not want to invest in detailed hydrologic analyses until its proposed infill project has been approved by the County. Both sides agree that the detailed drainage design will be required. As a sign of good faith and in an attempt to ease flooding concerns, TB has offered to reimburse the Association up to $10,000 to hire its own engineer to review the preliminary hydrology data prepared by its own engineers. This offer will be discussed by the Board.
Contaminated soil is still a concern. TB has still not released the results of its soil samples but reported that its environmental attorney has had verbal communications (so there is no public documentation trail) with FDEP about mitigation of the high levels of contamination in the public record reported by consultants working on behalf of TB
Public Statement from the Board:
Board representatives met with a Toll Brothers team on the morning of September 27, 2023. This meeting was requested by the Association’s Board to discuss the developer’s proposed infill redevelopment project on the Cypress Creek Golf Course. There were four representatives from Toll Brothers (two Vice Presidents for land development, a project engineer, and their attorney) and there were four representatives from the Association (Association President Hallyburton, Director Epstein, Board Secretary Kline, and Association Attorney Burr) at the meeting held in Toll Brothers’ Boca Raton Design Studio.
Toll Brothers is working on a more formal response to a letter sent to the County and Toll Brothers regarding the project. Several of the topics in the letter from the Board have also been addressed as a large number of questions or comments by the County in their initial round of comments that were due to be submitted by the County Agency reviewers on September 15. Toll Brothers expects they will require at least 30 days to respond to this round of comments from the County reviewers.
Toll Brothers acknowledged the importance of the Board’s concerns for the health and safety of the residents. They recognized and agreed that there are existing characteristics in our neighborhood that will need to be addressed in the design of a replacement drainage system that will impact both our neighborhood and their proposed neighborhood.
At Toll Brothers’ suggestion, the next meeting will be deferred until they’ve had time to respond to the Association’s letter and the County reviewers’ comments. Both sides agreed it was a good first meeting and a productive information exchange. The Association’s representatives shared some of the unique characteristics of the neighborhood that appeared to be overlooked in their zoning application that are of significant concern to our neighborhood and their proposed neighborhood that could impact their site plan, which they admitted is still changing weekly.
Toll Brothers will provide responses to the County’s reviewers that will be posted on the County Zoning website. The Board will share additional information as appropriate if provided in advance of the updates posted on the County Zoning website. No date has been set for the next meeting because of the update requirements the County has placed on Toll Brothers. It is possible that the next meeting might not occur until sometime in November. It didn’t appear that Toll Brothers is necessarily dragging its feet but may be somewhat overwhelmed by the large number of comments from the County reviewers. Overall, this was a very good meeting and a strong step forward.
We expect Toll Brothers to share a statement about the meeting that we can make public when it arrives.
THE BOARD'S LETTER TO PALM BEACH COUNTY PLANNING AND ZONING AND TOLL BROTHERS RESPONSE LETTER ARE PROVIDED BELOW
At the September Board of Directors meeting, the summary of the results of the community survey were shared. Click on the link below to read the report.
Toll Brothers filed their application with the county. Below you will find the link to the website and explicit directions for navigating to the site map.
Once you get into the site, you will find links to quite a bit of information. Areas of interest you can look at include the traffic study, the Justification Statement, the Pre Application Conference (Here you will find a written report of the meeting between TB and Zoning. This will include questions and concerns raised by Zoning as well as TB responses.), etc.
You may have to shift and right click at the same time to open the link. Or cut and paste if all else fails. We suggest you not try this on a cell phone. It will work best on a laptop or desktop computer.
A pdf of the current site plan as submitted to the County is available below.
Webmaster - Don Neubaum
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