Planning board recommends approval of eight‑unit affordable apartment at 109 W. 14th Street; members press staff on public notice

The Riviera Beach Planning and Zoning Board on Aug. 14 unanimously recommended City Council approval of a site plan for an eight‑unit, two‑story affordable apartment building at 109 West 14th Street (SP240025).

Applicant Burgess Design Studio presented a single building with four two‑bedroom and four three‑bedroom units, 11 parking spaces (three more than the staff‑calculated requirement), an arcade frontage intended to promote walkability, and on‑site landscaping and drainage features. The project will replat three adjacent lots into a single parcel in the downtown CRA boundary.

Senior Planner Juan Suarez said the application had been reviewed by engineering, utilities, building and zoning divisions and was found compliant with the comprehensive plan, Chapter 31 zoning requirements and the Florida‑Friendly landscaping standards. Architect Polly Daughtry of Burgess Design Studio described floor plans, elevations and materials, saying the team prioritized visual detail and safety measures including lighting and sight‑line management consistent with crime‑prevention‑through‑environmental‑design (CPTED) principles.

Several board members and a resident commenter thanked the applicant for the design but pressed staff on public notification procedures. Board member Shepherd and others said they did not see the standard yellow site post on the property and asked why neighbors had not received mailed notices. Suarez and other staff said a pending ordinance (identified in the meeting as ordinance 42‑82) would amend the code to require posting and neighbor mailers for site plans; Suarez said the ordinance had been drafted and was scheduled for City Council consideration. Staff said they would strongly recommend voluntary pre‑posting of signage and applicant notification while the ordinance is pending, but that the Planning Department could not yet unilaterally require the signs until the ordinance is adopted.

A resident, George Carter, said the requirement that projects of two or more units in the downtown go to Council creates a barrier to housing supply and asked the board to raise the threshold. Staff and board members acknowledged the concern and said the city is reviewing thresholds and notification requirements as part of broader code updates.

Burgess Design Studio’s general contractor, Frank Gruber, and the applicant emphasized construction experience and quality, and the team confirmed the site plan meets the staff report recommendations. Suarez noted the project proposes 11 parking spaces where the code requires eight for this affordable housing project.

Board members asked clarifying questions about unit mix and whether the project includes separate community spaces (it does not). The design team said all six units were arranged as four two‑bedroom and four three‑bedroom units across two floors within one building with a central courtyard and covered arcade.

The motion to recommend approval passed unanimously; the board’s recommendation will be forwarded to City Council for final action. During the meeting staff said the city expects the notice ordinance to be on the City Council agenda on Sept. 3; staff also said the notification text amendment will return to the board for review at the next planning meeting.