[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6463161,"mediaKeyId","5786046-9be6a12a14ddc8b797ae5566f975d0d1","parentId",5786046,"title","Planning board recommends approval for Marina Annex: 175-unit workforce housing, 15,000 sq ft community center","audioSeconds",5645,"startMs",2159000,"endMs",7804000,"viewUrl","/Search/View?dp=1&key=5786046-9be6a12a14ddc8b797ae5566f975d0d1&start=2159&end=7804","thumbnailUrl","https://assets.pipeline.soar.com/5786046-9be6a12a14ddc8b797ae5566f975d0d1/thumbnail_2159000.jpg","articleUrl","/articles/6463161/Riviera-Beach/Palm-Beach-County/Florida/Planning-board-recommends-approval-for-Marina-Annex-175-unit-workforce-housing-15000-sq-ft-community-center","mediaUrl","https://secure.pipeline.soar.com/6463161-0b176a132908c5f330be15dcea127a9e/orig.mp4?Expires=1771163483&Signature=ccG3jM8Jn691N43~27SqqhTNDWUtT9IkJrPFqhaxcE6NyPI1vH~1rExmhCWlZmA1XfGB8Ly7N8Ja3l4kVx-FDJv6eWy~Bd7UkTQ1mm4AIHp40F1JI1bTZQ2~FnupHYx~Y8FmWbhVMlYi1A6b5lq1B54D5HE1TTlnPMh6c-JWOxfPwmFdCfG8NxvmEoEmPHac08Vq487PZ80p9qtAYXsJFO0wBG9KE1~d5v6EIMe9Vj86BJAlCHG-Ls7HNtxMN5UQK4V99IqHseeq4qRReGwJxKASmNUEzKG4ETD9xa18bddGiH4Ikux4NdhhLdIcAHZ1RLbwUdkmM7qcJWBv2cJ3YQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Riviera Beach","date","2025-09-12T01:05:34Z","article","The Riviera Beach Planning and Zoning Board on Sept. 11 recommended that City Council approve a four‑part application from Marina Annex Housing LLC to redevelop a roughly 3.62‑acre site at 251 West 11th Street into a six‑story, 175‑unit workforce housing building with approximately 6,500 square feet of ground‑floor retail and a 15,000 square‑foot community center to be operated by the Alpha Educational Foundation.

Staff and the applicant told the board the project would change the site’s future land use from Community Facility (CF) to Downtown Mixed Use (DMU), rezone the property from Community Facility to Downtown Core (DC), grant a zoning text amendment to waive a building step‑back requirement for properties west of Avenue E, and approve a major site plan for the mixed‑use development. Principal planner Kurt Thompson asked the board to forward the items to council as four separate votes; the board voted unanimously on each application.

The project team said the site currently contains a vacant K–8 private school and several temporary structures used by community organizations. John Hurt, executive director of the Riviera Beach Housing Authority, said the authority transferred the surplus property from the city and partnered with private developers to deliver workforce housing. “This is a fine example of public‑private partnership,” Hurt said, adding the plan would provide housing, commercial space and a permanent community center where temporary facilities now operate.

Managing the entitlement process for the applicant, Jarell Harris said the development aims to serve working families and will include a mix of one‑, two‑ and three‑bedroom units. The proposal calls for 175 residential units, a landscaped civic open space, a swimming pool, and 218 on‑site parking spaces (including 9 ADA spaces). Thompson and the applicant stated the site plan also adds about 13 parking spaces on West 11th Street and 16 spaces on West Park Drive that will serve the development, yielding an effective total of 247 spaces accessible to the project.

The applicant team — identified in the record as Marina Annex Housing LLC, O'Connor Capital Partners and Urban Farmers Inc. — said the development will deliver about 250 construction jobs and roughly 30 permanent full‑time positions when complete. The applicant estimated approximately $1.2 million in city impact fees associated with the project. Architectural and engineering firms on the team included Architecture Farm, Architecture Design Collaborative, Calvin Giordano & Associates, WGI and CAM Consulting; Nucor Construction was listed as a building partner.

The proposed Alpha Educational Foundation community center would occupy about 15,000 square feet across three floors and include a commercial kitchen, a divisible multipurpose room, classroom and office space for local nonprofits. The applicant said existing perimeter fencing around the Boys & Girls Club on the site will remain and that a secured connection will allow supervised interaction between the club and the new center. The applicant also said the pool will be enclosed and limited to residents and their guests.

Staff recommended approval subject to 12 conditions read into the record, including: a 110% landscape performance bond; a two‑year landscape maintenance requirement; construction initiation within 18 months; authority for staff to approve administrative site amendments so long as changes do not exceed 15% of the approved plan; a five‑year deadline for certificates of occupancy; public‑art participation equal to 1% of vertical construction costs (with options to fulfill on‑site art, donation, or in‑lieu payment); transit shelter construction and maintenance paid by the developer; compliance with the city’s solid‑waste and special‑utilities requirements; and finalization of loading‑zone locations prior to building permit issuance.

Board members asked about management, safety and operations. The applicant and partners said the Riviera Beach Housing Authority will own the site and provide oversight; the project team confirmed O'Connor Capital and Urban Farmers will participate in ownership and management. Terry Booty of Urban Farmers said the ownership partnership will be the fiscal agent and manage ongoing operations. The housing authority confirmed it will handle lease‑up, ongoing management and will accept Section 8 vouchers for the development.

On process and zoning specifics, staff explained the requested text amendment would remove the step‑back requirement that applies to buildings taller than four stories for parcels located more than 500 linear feet west of Broadway/US‑1 or west of Avenue E so the site can support six stories of housing. Staff said the change would apply only to properties west of Avenue E and would not alter step‑back rules for buildings along Broadway.

The board made four separate motions and voted unanimously on each: approval of the future land‑use amendment (LU250001), approval of the rezoning (ZA250002), approval of the zoning text amendment to waive the step‑back (ZA250005), and approval of the site plan (SP250008) subject to the 12 conditions. Each roll call in the record shows Board Member Brown, Board Member Joseph, Board Member Gallen, Board Member Shepherd and Chair Wiley voting yes; no no‑votes, recusals or abstentions were recorded.

The planning board’s recommendation will be transmitted with staff’s findings and the conditions read on Sept. 11 for any subsequent City Council consideration required by local procedure. The project team and the housing authority said they will continue design and permitting work pending council action.

","mediaType","Video","parentTitle","Planning and Zoning Board Meeting September 11, 2025","oneSentenceSummary","The Riviera Beach Planning and Zoning Board on Sept. 11 recommended City Council approval of a four‑part application to redevelop a 3.62‑acre site at 251 West 11th Street into a six‑story Marina Annex workforce housing building with 175 units, about 6,500 square feet of retail and a 15,000 square‑foot community center operated by the Alpha Educational Foundation.","taxTitle","Riviera Beach, Palm Beach County, Florida","taxId",68132,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6463157,"Police brief planning board on limits, procedures for removing derelict and commercial vehicles from rights of way",1619,447000,2066000,"/Search/View?dp=1&key=5786046-9be6a12a14ddc8b797ae5566f975d0d1&start=447&end=2066","https://assets.pipeline.soar.com/5786046-9be6a12a14ddc8b797ae5566f975d0d1/thumbnail_447000.jpg","/articles/6463157/Riviera-Beach/Palm-Beach-County/Florida/Police-brief-planning-board-on-limits-procedures-for-removing-derelict-and-commercial-vehicles-from-rights-of-way","https://secure.pipeline.soar.com/6463157-9604535e9683eed1433dfd0f24f00741/orig.mp4?Expires=1771163483&Signature=LPRYkriAlQe4aKdEJTGJJLh4UaJ15Jx2VTafVVc2tre2FSbKTMAl0UJNcRzGjn6XbH7W0mUzR5qwH8YipJyvr1uLSfoLyG~XmxZPNZshzAiPTWMcJCWjHaGiArmRvuq0DxBe0VG1Sgg6gL9ePAT0ysAIDlySeMnh-JepZ9hz8X0JfpjB9d~0EJBDA764EkLjE~b7Ab8QbiIM4C67HKxTOL~FFQWwRDmjaQtdt4sqPHLBgy4FDw3HgBDh2mu1YK3t7RVIcJ1CH2RfEx60pEALRBUmQ40UnZWAa~aBaEtBmBQ6jvXNB4zilukR-5v3Blzgi5GFdKVv0UWIEPsodHNfEw__&Key-Pair-Id=KUT5TJCACFTXG","Sgt. Brian DeSantis of the Riviera Beach Police Department told the Planning and Zoning Board on Sept. 11 that the department and code enforcement investigate reports of derelict, inoperable and improperly parked vehicles on city rights of way and sidewalks, and outlined the legal and operational limits of enforcement.

DeSantis said municipal ordinances and Florida statutes guide enforcement. Officers typically determine a vehicle is inoperable when it shows crash damage, flat tires, broken windows, foliage growing under it, or other visible evidence that it has not moved. He described the department’s investigative practice of marking a tire with spray paint, returning in 24 hours, and, if appropriate, issuing a sticker for a violation tied to a local ordinance that prohibits a vehicle from remaining parked in the same position for more than 60 hours.

DeSantis said the city uses three contracted tow companies (Sheehan’s Towing, Gardens Towing and Cost Towing) for removals. Under those contracts, tow companies have a 30‑minute response window from when dispatch requests service. That delay, and the fact heavy‑duty tow rigs for 18‑wheelers often come from yards and take longer to arrive, constrains immediate removals and can increase costs when an operator returns and drives away after a wrecker has been dispatched.

He told the board that nonmoving violations such as expired registration or lack of insurance are treated as evidence that a vehicle is not roadworthy and may support removal. He also described exemptions when a commercial vehicle is “in commerce” — for example, making a delivery or actively loading or unloading — and thus may lawfully stop in a roadway or median. DeSantis said drivers and businesses commonly use cones or hazard flashers to indicate active work; when a vehicle is unattended and used as a staging area, that crosses into unlawful parking.

Board members raised neighborhood safety concerns, particularly in Federal Gardens and along West Thirteenth Street, where large trucks and tractor‑trailers have entered residential areas. DeSantis said the chief of police had met with UPS and arranged for state troopers to provide routing enforcement at times, but the department cannot direct state troopers. He said weight‑limit signs and posted restrictions exist on some streets (North Ocean Drive and the Federal Gardens approaches were cited), but enforcement is limited when a specific ordinance is not codified for neighborhood‑wide rules such as alternating‑side parking.

DeSantis explained additional enforcement limits: the city does not have its own tow truck fleet, so it must rely on contractors; that reliance affects how officers stage removals and pursue citations; and the department prefers to work with local businesses and issue warnings where appropriate. He said officers will run plates, contact owners, and attempt voluntary compliance before removal when possible.

Board members asked staff to place the documentation provided by DeSantis on the city website and to consider presenting the information to City Council so residents can comment. The board also indicated interest in exploring whether ordinance changes (for example, formalizing alternate‑side parking or targeted no‑parking zones) or additional traffic‑calming measures are appropriate, but no formal action was taken at the meeting on those policy options.

","Riviera Beach police explained enforcement processes for derelict, inoperable and improperly parked vehicles, including a 60‑hour no‑move standard, marking/inspection practices, and limits created by tow contractor response times and commerce exemptions.","actionData","errors"]

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Planning board recommends approval for Marina Annex: 175-unit workforce housing, 15,000 sq ft community center

Police brief planning board on limits, procedures for removing derelict and commercial vehicles from rights of way