'City knew this was wrong': New 8-story Boynton affordable housing complex rankles neighbors
BOYNTON BEACH — Claiming that a new residential complex focusing on affordable housing would increase traffic, obstruct views, create noise and negatively affect their overall quality of life, a neighboring Boynton Beach community organized a recent City Hall protest.
Residents of the Los Mangos community made it clear — they don't want any part of the 80-foot-plus, eight-story building that would be the highest in its immediate area. Plans for the Dune, which would have a north and south section, include a 398-unit apartment complex with 2,595 square feet of commercial space on South Federal Highway (south), along with 38 townhomes on the same street (north).
The building, at 2755 S. Federal Highway between SE 217th Terrace and SE 28th Circle, would be part of the Live Local Act. Affiliated Development, a South Florida firm, said it wants to address Florida's workforce housing crisis through 'the creation of thousands of newly constructed luxury units offered at attainable rents' and 'build mixed-use multifamily projects targeting unmet demand in underserved areas within the market.'
The Live Local Act, enacted in March 2023, is a state housing strategy designed to increase affordable housing options, mainly for those who want to live in the communities where they work. It includes helping the developers with funding, incentives and land use reforms in exchange for affordable rental and homeownership opportunities. Under the act, cities must approve all developments that meet the bill's criteria.
About 60% of the units would be designated for workforce housing, aimed at offering accessible housing to middle-income families making 120% of the area median income.
'The Live Local Act overrides local zoning laws for mixed-use developments when at least 40% of the units are affordable,' Boynton Beach Deputy City Attorney Stacey Weinger said. 'Developers can build on land zoned for commercial or industrial purposes and bypass the city's restrictions on density, height and use for otherwise affordable housing projects.'
The developer plans to build at maximum density, with heights at around 85 feet — a stark contrast from their neighbors next door. The south phase of the project was approved for development by city staff in February 2024. In accordance with Live Local Act requirements, the project is set to have about 60% of units reserved for workforce housing. The cost of rent for workforce housing units has not been established.
The scale of the project, however, concerns the Los Mangos residents. During an April 15 city commission meeting, residents from the Los Mangos community organized a peaceful protest to oppose the development. They call themselves 'Save Los Mangos.'
'This burgeoning coalition is here to state that we vehemently protest the Dune apartment build, and similar Live Local projects like it,' said Dave Patterson, president of the Los Mangos Property Owners Association. 'We all support affordable housing … the city should come up with an innovative plan for affordable home ownership.'
Los Mangos is a small residential community in Boynton Beach, established in 1977, described by residents as 'park-like.' Located on South Federal Highway, the neighborhood consists of low-density family homes, surrounded by 38 acres of greenery.
Residents want city officials take action against proposed legislative bills amending the Live Local Act, limit building heights to 45 feet, and create a "Good Neighbor Policy" between City staff, the Commission, the developer and the citizens to ensure regular communication, transparency and giving notice (for new developments) in real-time.
Dressed in green vests resembling construction workers, members of Save Los Mangos attended the April meeting and packed City Hall chambers. More than a dozen residents shared concerns with city commissioners.
Francis Saunders, resident of Los Mangos and member of the committee, said she feels the neighborhood has been treated unfairly.
'The city knew this build was wrong and knew the impact it would have on us, but couldn't be bothered to let us know or to fight for us,' she said.
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Benna Lay, homeowner in Los Mangos for 25 years, expressed deep concern regarding the height and density of the new development, calling it 'ridiculous.'
Michael and Kelley Salvatorios, Boynton residents for 10 years, said the new development will disrupt the lifestyle of Los Mangos residents. And with a baby on the way, the soon-to-be parents fear the noise and commotion the new development will bring.
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'If they're going to begin demolition in two weeks and I'm going to have a newborn, it's not ideal,' Michael Salvatorios said.
Another resident, Cheryl Campobasso, implored commissioners to fight against Live Local legislation, saying, 'What will it do to our quality of life, our safety, our privacy, our property values? … Our city has rolled over and not fought back; other Florida municipalities have.
'What have you done to protect us? What are you going to do to protect the city? Please, help us save Los Mangos,' she said.
With the Live Local Act becoming a statewide issue, Los Mangos residents are not the only ones concerned. However, Weinger noted that officials are restricted from rejecting all 'compliant projects,' despite residents' concerns. She recommends all concerns be directed to state officials.
'I understand the Live Local Act has created significant concerns for many Florida communities and the residents in this room,' Weinger said. 'The preemption aspects of the legislation can be frustrating for residents and local officials who deeply value their community input in shaping the neighborhood's future, and it's difficult when decisions about development that will directly impact your daily lives, your traffic patterns and community character are taken out of your hands.'
The Dune project currently has no start date. However, the committee plans to protest all developments under the Live Local Act, saying the April protest will 'lay the groundwork for all future Live Local projects."
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This article originally appeared on Palm Beach Post: Boynton Beach community opposes Live Local Act apartment complex
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