Warner Real Estate Advisors, Inc. Minto West Residential Density Analysis

Transcription

1 Warner Real Estate Advisors, Inc. Minto West Residential Density Analysis 12/16/2013

2 Warner Real Estate Advisors, Inc. Real Estate Research, Market Studies & GIS December 16, 2013 Ms. Tara W. Duhy, Esq. Lewis, Longman & Walker, P.A. 515 North Flagler Drive, Suite 1500 West Palm Beach, Florida Re: Minto West - Residential Dear Tara, As you have requested, enclosed you will find an updated residential analysis that identifies the types and quantities of residential development surrounding the Minto Agricultural Enclave. This study updates the prior January 7, 2008 study developed for the Callery Judge Grove Agricultural Enclave. This study computed the overall gross residential density of residential projects and communities for a five mile study area surrounding the Minto West project. In total, residential density was researched, analyzed and computed for 104 different communities/areas located in the study area. Based on this research and analysis, this report concludes that within a five mile area the overall average density is approximately 2.40 units per acre and the median density is.95 units per acre. Since the Minto West Enclave is proposed at the density of 1.71 units per acre, it is well below the average densities of the area. Thank you for the opportunity to work with you on this project. Sincerely, Rick Warner Warner Real Estate Advisors, Inc. Palm Beach Gardens, Florida Voice: WREA_INC@Bellsouth.net 1 of 16

3 Methodology Below is a description of the methodologies used to determine the residential density surrounding the Minto West property. 1. Study Area - A five mile radius surrounding Minto West was selected for the following reasons: a. This is consistent with the traffic impact analysis area for traffic concurrency. b. The non-residential analysis was based on a five mile study area, thus population and housing were studied on similar bases. c. A five mile study is representative of the area. There is contiguity and connectivity between these communities. SR 7 represents a natural divide on the east and 20 mile bend represent a natural boundary on the west. 2. Density Computations - Three General Approaches a. For communities approved via a PUD type approval, the gross densities were used, except in cases where PUDs were built out. In these cases the actual built units were assumed and divided by the overall gross project acreage. In cases of unbuilt projects such as Highland Dunes and PortoSol, the approved densities were used. As part of this analysis the County and Municipal Projects GIS data bases were used to compare and analyze this information and check that PUD s were built according to the master plans obtained from local governments. b. For communities approved via straight zoning, the built number of units and the plat acreage were used. There are a number of these communities which are mostly located in the older areas of Royal Palm Beach. The Property Appraiser s plat shape file was used to determine plat configurations and acreages. c. For communities such as the Acreage, Loxahatchee Groves and other communities designated Rural Residential, density was computed using the acreage and the number of units allowed. 3. Reconciliation and Sources a. The acreage and unit data was independently verified using the Property Appraiser s CAMA 2013 file acreage and units totals and types. b. This information was also compared to the Unincorporated Residential and Municipal Listing report and GIS data bases for these reports prepared by the County. Where there were 2 of 16

4 differences, the EXLU 2013 and CAMA 2013 figures were generally considered most accurate. c. Aerial imagery (Jan. 2013) of the area was also used to verify information. d. PUD resolutions and master plans were obtained / downloaded from Royal Palm Beach, West Palm Beach, Wellington and Palm Beach County. 3 of 16

5 Enclave Analysis Consistent with the enclave legislation the following tables were developed. Note: This data is cum.. da6ve and is aggregated -... h in quarter mile... i 1e1 emeuts '... tom... the bomdary of Minto _w_, West For.. DMsity Analysis by.2s Mie -example. one mile includes inaements of ".2!i 25.,..5. ~... 75ancl "' _'_. 1 rrile ~ o.n on n 0.87 u, 0.5 n 2.401, o.n on n 0.87 u, , , 5.09t,~ 0.73 on 0.78 on '" 0.87 [);stance l)n;ts A , on,,- 17, , < , , n.m ,n9 = ~75 36,88t _ _.. --""-"' , , on on 1.25,~ 6,373 un 0.73 on 0.78 on.m , M " M 0.87 '.m.. on 2,.. 10, ~ "M 0.78 on.m S ~ 0.84 ~ 0.78 on.m 0.87 '" " "= =.M '.n.=.. on om.m, -'.,~.M =.'. n_,... " 'M on 21...,.. n.m ~.= =.. ~., u _.m..,... ' =. '" 5, 39,478 '.~ u, :u,.. " ", '!!., u u, u Density Deflsity By Distance ~ /.. u 5 /, ~ " ' -'", ".,."., ~ / ~ -. u...,....". 1-= 1 4 of 16

6 Exhibit A Parcel Distances in.25 Acre Increments Exh1bit Exhibit A -Parcel DIstances Distances 1n MIle M1le Increments --' ~ Minto West ---_ M.W a i.acen O.A-RDI-IIS, F t.. -~ ----~ I --- ' c..--~oow~o ind'l = 2 miles...,.._.,»a =-=- -.~ I -- Minto West A of 16

7 Exhibit B Parcel General Densities Exhibit B -Parcel General Densities Count Res Units (Existing 1 Potential) Avg. Density Med. Density 2.40 DulAc..95 DUlAc. legend -b --- b=.:-~ Wilmer Rea: _, E&taW ))3 O.SXICOO <I.5CQXt COCIOS ~ -- 0& PAtM r.aoii O.A.II D I..IIO, Ft. I Minto West I ---'-- -_ Pte0201' _ -... e...,~t,-t.oc.ic... 1 indl = 2 miles r-'l::"t_ ~0.. 10, 2!:)1' -- > A 6 of 16

8 Exhibit C General Communities -_c... - _ CAOO Na>UibiAI.es - OfpeyiSIU - S.ay... ~PUO Olllo. ~la Olllu _ Sdlalt1'111 _ - OIJICf 40UlAIS - Sinb - Olllef... ~li1s -"'. """""' ""''*'c Liles.-... Ao)WP.fll!!lllll~ _"' , ~noleescdr:s oe-ct-aun - 81Jfa"~e:s.-_._ - ()rf:'('j' AunPIIIIl2 - ep, atsijmd:lsi"hcoi'ici:i --- ~WOOCI - Sllorlewllll EW!H. &he~ ~ - s..myu~.. ~- - ~Ttat - 1lii1Piroes - H~eno:Ounes 1lii1PinesM4 lbb 'Gdf& cou~~~ry Cklb TlmCo:to"«k UM~Mivfo - u.s """" '---.-_ ---- WI*: - FI~R:«<CfiO$ - Wdhgt:ln - Ullt'RIIInct'es Ttal WMc Fe&ee loll'~ MOO'S \W..-sNe - ~fmiii!i'coi'o:, Exhibit C General Communities Wiilmer R.eat f'::6uo! , P t lll ei.... C,II O.AitOC"' n ' Minto West I -. ~_",*",-C_C I --- A ---'-'- Nt0201)Cio-fllllo6- e-.11--~ o.w. """'-" ,... Xrll,.. _ 1 inch = 2 miles of 16

9 Exhibit C. 1 General Communities Breakdown Following seven pages 8 of 16

10 Residential Density Analysis - Minto West Total Tot Units Avg Dnsty Median Mode Min Max Acreage Acreage 15, Total 15, Bay Hill Estates PUD Bay Hill Estates PUD Total Baywinds Baywinds Total Bella Terra Bella Terra Total Binks Binks Forest Binks Point Meadow Wood Total Breakers West Breakers Pointe Breakers West Total Canal Pine Acres Canal Pine Acres Total Carleton Oaks Carleton Oaks Total Counterpoint Counterpoint Total Crestwood Area Crestwood Note: Single border is intentional on page bottom for next seven pages. 9 of 16

11 Total Tot Units Avg Dnsty Median Mode Min Max Crestwood Area Cypress Head Cypress Key Mxd Estates of Royal Palm Grand View Condo Kensington Condos 41/43/ PB Colony Preserve at Crestwood Royal Palm Beach Condo Strathmore Gate Weybridge Total 2, Deer Run Deer Run Total Deer Run Plat 2 Deer Run Plat Total Delwood Delwood Total Entrada Acres Entrada Acres Total Fox Trail Fox Trail Total Highland Dunes Highland Dunes 2, of 16

12 Total Tot Units Avg Dnsty Median Mode Min Max Highland Dunes Total 2, Ibis Golf & Country Club Ibis Golf & Country Club 2, Total 2, La Mancha Area Bella Vita Country Club Views Country Club Village Elysium Fairways Hawthorn Huntington Woods Indian Trails La Mancha 1, Lantern Walk Palm Beach Trace Royal Palm Beach Royal Palm Trails Royal Pines Estates Trails at RPB Whispering Pines Total 3, Las Flores Ranchos Las Flores Ranchos Total of 16

13 Little Ranches Trail Little Ranches Trail Total Tot Units Avg Dnsty Median Mode Min Max Other Total Lox Groves Lox Groves 1, Lox Groves Duck Puddle Silver Lakes Total 1, Madison Green Madison Green 1, Total 1, Mandell Mandell Total Mezzano Condo Mezzano Condo Total Nautica Lakes Nautica Lakes Total Osprey Isles Osprey Isles Total /42/29 40/42/ Total /42/34 40/42/ Total /43/05 40/43/ Total /43/15 40/43/ Total of 16

14 Total Tot Units Avg Dnsty Median Mode Min Max PortoSol PortoSol Total Royal Palm at Saratoga Royal Palm at Saratoga Total Rustic Lakes Rustic Lakes Total Santa Rosa Groves Santa Rosa Groves Total Seminole Estates Seminole Estates Total Silver Lakes Silver Lakes Total Spa at Sunset Isles Condo Spa at Sunset Isles Condo Total Stonewall Estates Stonewall Estates Total Sunny Urban Meadows Sunny Urban Meadows Total Tall Pines Tall Pines Total Tall Pines Area Tall Pines Area Total Timbercreek Timbercreek Total Waite Waite of 16

15 Total Tot Units Avg Dnsty Median Mode Min Max Waite Total Wellington Barrington Woods Casa Nella Foresta Georgian Courts Hidden Pines Montery on the Lake Paddock Park Palm Beach Little Acres Pinewood East of Wellington Sheffield Woods Tree Tops of Wellington Wellington Paddock Park Wellington Pines Wellington Pinewood Wellington Sugar Pond Total 1, White Fence White Fence Total Willows Charolasi Condo Cloister Pointe Modern Villas of 16

16 Willows Park View Condo Royal Garden Villas Royal Village TH Total Tot Units Avg Dnsty Median Mode Min Max Timbercreek TimberCreek Townhomes Willows Total 1, Willows Area Colony RPB Greenway Village Greenway Village South SPARROW RUN Strathmore Gate Village Green Condo Village Walk Total Windjammer Cove Windjammer Cove Total Total 39, of 16

17 Disclaimer This report, analysis and conclusions represent the opinion of Warner Real Estate Advisors, Inc., based on data provided by published sources including the U.S. Census, the University of Florida s Bureau of Economic and Business Research, the Palm Beach County Property Appraiser, and various local governments in combination with our own in-house expertise. An effort has been made to obtain the latest applicable data from reliable sources. Any change within the study area, such as unknown developments and changes in economic conditions, could influence projections and conclusions. For these reasons, no representation or warranty, express or implied, is herewith being made as to the accuracy or completeness of the data sources upon which this report is based. 16 of 16