A Walkable, Organic Grocery-Anchored, Lifestyle, Fitness/Wellness, & Family Oriented Mixed-Use Village & Community
@Acme Dairy Road, Palm Beach County, Florida
Jade Boynton Beach
A Walkable, Lifestyle, Wellness, & Family Entertainment
Mixed-Use Community Inspired by a Small, Organic, Japanese, Farming and Craft Village Called Aya-Cho in the Miyazaki Prefecture.
JADE will be a green, sustainable, responsible, and innovative mixed-use community which seeks to find a healthy balance between farming and the necessary goods, services, & experience wanted & needed by a community.
JADE is located on the southeast corner of
Boynton Beach Boulevard & Acme Dairy Road
across from Sunset Palms Elementary & a future Middle School, a 50-acre park slated for sports fields, library and community center, and all within a quarter-mile of a Florida Turnpike interchange.
JADE will be comprised of two community components.
Aya Village & Miya Residential
which are inspired by the Japanese organic farming village Aya-Cho in the Miyazaki prefecture
Aya Village will provide the commercial, entertainment, and cultural aspects of the community and will be anchored by an Organic Grocer, Fitness & Wellness, Office, Theatre, Retail, Restaurants and other family entertainment opportunities all surrounding a magical, experiential, and innovative interior open “Green” with a Japanese garden, waterfall, river, and event space.
Miya Residential will consist of approx. 400 Multifamily units and be walkable to Aya Village and the two schools and 50-acre park with planned library and community center directly across the street.
- Retail, Restaurants,
- Innovative, lifestyle, boutique Retail & Restaurants, including permanent upscale food trucks and food hall, Fitness, Offices & Family Entertainment surrounding “The Green”
- “The Green” is an interior open green space with performance pagoda, lush landscaping, Japanese garden, waterfall, and water features, and a meandering river circling “The Green”
- Upscale Theatre, Comedy Club, Bowling, Live Music
- Roof top restaurants, gardens & Event Space
- Apartments including Workforce Housing
- Day Care
- Medical and Class A Office
- Cultural Arts & Community Center
- Farmers Market & Fruit Stand across from 50-acre Community Park
- Agri-hood with Community Garden.
- Public Retention Lake with walking paths connecting to 50-acre park
Jade will have a small Japanese Garden, pond, and bridge leading from the museum to a performance pagoda built with inspiration from the Aya Castle and located within the “The Green” where festivals, concerts, picnics, and other experiences will happen amidst, waterfalls, koi ponds, rivers and greenery.
Other green and active open space south of the appartments.
Agri-hood, community garden, farmers market and fruit stand.
Widely accepted land planning calls for mixed-use zoning, greater densities, and diverse product types nearest the transportation hubs
to lessen traffic trips into the heart of the AG Reserve
and lessen westward housing demand pressures and urban sprawl.
Jade enjoys the following characteristics:
- Located at the easternmost edge of the AG Reserve on the major east-west thoroughfare of Boynton Beach Boulevard.
- Within a quarter mile of the Florida Turnpike Interchange at a signalized intersection at Acme Diary Road (SEC).
- Across from an elementary school, future middle school, and a dedicated 50-acre public park planned for ballfields, library, and community center.
- Fills the need for a local, convenient, walkable and experiential, retail, restaurant, and family entertainment community gathering place.
Aya Village will include a Yamato Colony & AG Reserve Museum playing homage to, and capturing the history of the 1903 Yamato pineapple farmers from Miyazu, Japan, and the history of the AG Reserve and its farmers. The museum will also include a retail store selling Japanese arts and crafts including select pieces from Aya-Cho.
Boutique Retail & Restaurants, including permanent upscale food trucks and food hall, Fitness Offices & Family Entertainment surrounding “The Green”
“The Green” is an interior open green space with performance pagoda, lush landscaping, Japanese garden, waterfall, and water features, and a meandering river circling “The Green”.
Upscale Theater, Comedy Club, Bowling, Live Music. Roof Top Restaurants, Gardens & Event Space
Including Workforce Housing
And Class A Office
Farmers Market & Fruit Stand across from 50-acre Community Park
With Community Garden.
Public Retention Lake with Walking Paths Connecting to 50-acre Park
Aya-Cho, Miyazaki Japan
An organic agricultural & craft town
One of the “Most Beautiful Villages in Japan,” Aya promotes organic farming as an alternative to its previously successful forestry industry, in an effort to establish itself as a sustainable town where people live in harmony with their surroundings.
Aya found JADE and JADE found Aya!
“En’ is a concept of fate and coincidence; like gravity, it is a force that pulls people and situations together.
The REZONING REQUEST
Widely accepted land planning calls for mixed-use zoning, greater densities, and diverse product types nearest the transportation hubs at infill-properties to lessen traffic trips into the heart of the AG Reserve and lessen westward housing demand pressure and urban sprawl.
Jade will be seeking to modify an existing mixed-use zoning category to create a more flexible land use designation that can accommodate the unique vision of Jade Boynton Beach.
what the experts say
Land Planner and Director of Planning Services
at Dunay, Miskel and Backman, LLP
The population within the Ag Reserve has increased significantly over the past 40 years, but the goods, services, and community gathering spaces available in close proximity have not grown proportionately thus requiring that Ag Reserve residents travel long distances for basic needs or to gather as a community. In addition, as this population increase has occurred, the cost of housing has risen substantially while wages for essential workforce personnel have largely remained stagnant. These changes have created the need for a mixed use lifestyle and pedestrian oriented town center development with workforce housing opportunities. The Jade project is perfectly positioned to meet these community needs considering its adjacency to the existing major transportation networks, schools, and parks.
We were engaged to prepare an economic study for various trade areas surrounding the proposed Jade Boynton Beach Project. The key findings are as follows:
- The AG Reserve alone has an unbuilt commercial need of over an additional 600,000 sf.
- 77% of the purchasing power of aprox. $230,000,000 within the AG Reserve is being spent outside the AG Reserve. This means residents are travelling greater distances for their goods, services, and experiences and are spending over $190,000,000 elsewhere.
Jade Boynton Beach represents the perfect location and opportunity to provide convenient goods, services, and experiences to its residents, while increasing the county tax base and providing desperately needed jobs and workforce housing.
Simmons & White, Inc.
We were engaged by Jade Boynton Beach to perform a traffic analysis in connection with its proposed project and text amendment. We believe that mixed-use development of this nature is appropriate at the transportation hubs such as Boynton Beach Boulevard and the Florida Turnpike. Locating a mix of uses and diversified product types in a walkable, lifestyle, mixed-use community will reduce traffic trips and is consistent with development and transportation policies for infill properties and locations such as Jade’s.
Daniel and Monette O’Grady
Principals of Prime Sites Inc.
“Larry Suchman and his company have been a fixture and a trusted colleague in the tri-county development picture for many years. His approach on the Boynton Jade project is both ingenious and illuminating as it directly answers the retail, residential and wellness issues that have consumed us in the current business climate affecting commercial real estate. By focusing on the inclusion of the physical aspects of the shopping experience and designing active and inclusive health and wellness programs in an overall community development, The Suchman Group has embarked on a path that will transform our retail and residential challenges. At our company, Prime Sites Inc., we are best known for our Trademark, “Connecting great brands with great locations”®, we have prided ourselves in delivering landmark Retail locations for the likes of Hillstone, The Fresh Market, Whole Foods, Truluck’s, Smith and Wollensky and a myriad of other great brands. By being on the ground from the idea inception to completion allows for the design to be thoughtful and user-friendly for both the brands and guests. We really feel Larry is on to something with the design concept that both benefits the community and liberates all of us from our online only existence and returns us to a more worldly existence we all crave. We are looking forward to collaborating on this very worthy project. “
Daniel & Monette O’Grady
THE AG RESERVE
The land west of the Florida Turnpike and included in what is now the AG Reserve was primarily farming and agricultural uses. As development increased in South Florida, pressure was put on those lands to be converted for various residential and commercial uses. County leaders, area stakeholders, and farmers were concerned about the possible erosion of agricultural land through attrition due to development. Therefore, Palm Beach County established the AG Reserve and studied the area in question. They developed a Master Plan and development guidelines to ensure that orderly development occurred and that an appropriate amount of agricultural lands were preserved through a number of methods.
ACCOMPLISHMENTS OF THE RESERVE:
- The acquisition of preserve lands through the issuance of a $100,000,000 bond led to $250,000,000 of land purchases for preserve with the help of other sources.
- 12,000 acres of the 22,000 acres and 56% is now in preserve.
- The requirement that developments had to be of a certain large scale and that 80% of the land had to be put in preserve and then 20% could be developed with any retention to be located on the 20%.
MODIFICATIONS TO A TOO RESTRICTIVE AG RESERVE:
- Initially the county imposed an 80/20 rule requiring 80% preserve on all property within the AG Reserve. It later became apparent that the 80/20 rule was too restrictive and only allowed for the development for large scale properties and did not allow for the sale and development of smaller properties, thereby preventing small property owners from selling and/or developing their property in a more intensive way.
REDUCED VIABILITY OF FARMING IN THE AG RESERVE:
- The nature of agriculture changed and farming these lands became less viable due to more imported product, higher labor and operating costs, regulatory costs, and inefficiencies in operation in an increasing checkerboard development pattern and more traffic. This was compounded by various economic downturns and economic and natural catastrophes and the impact of certain trade agreements.
FARMERS WANT THE OPPORTUNITY TO ACCESS THEIR EMBEDDED LAND VALUE:
- After a lifetime of hard work and dedication to an industry and community, many farmers now want to sell their real estate and convert their equity to cash so that they may enjoy the sunset of their life in comfort vs being forced to continue to operate in an increasingly difficult and costly agricultural business and where there are less second and third generations that want to continue being a farmer, and fewer operators to step up and buy an existing small agricultural tract of land and business.
- There are a number of smaller owned parcels farmed by independent small family businesses, like the Logan property and partners, who are unduly burdened and restricted by a policy that was created to preserve large areas of farmland which has been largely accomplished.
EXAMINING THE 60/40 PRESERVE RULE:
- The 80/20 rule was modified to the current 60/40 rule in an effort to create some more value in the remaining lands but it has not been enough as the 60% “set aside preserve” is too onerous on the value of the property and serves no real purpose for the following reasons:
1. In smaller parcels of, say, 50 acres or less, 60% represents 30 acres which is on the small side for farming and a shrinking industry, thereby leaving another remnant property with little public benefit or enjoyment, creating another disjointed operating nightmare if one of the larger farmers picks it up. These smaller disjointed/remnant parcels create the public dangers associated with machinery on the public roads, passing schools and residential neighborhoods, and spraying pesticides near families and children. These remnant and preserved tracts are also taking away from a desperately needed land supply for increasing residential and commercial demand.
2. This this inefficient use of land, as well intentioned as it was, creates urban sprawl pressure on the AG Reserve requiring more land to accommodate the need. Additionally, it is impractical for smaller tracts to band together or be assembled to amass enough land to allow the 60% preserve to be a viable parcel of farmland.
3. The purpose of creating the 22,000-acre AG Reserve was to preserve a substantial amount of agricultural land within the Reserve for farming and other agricultural and water management purposes. 56% of the AG Reserve or over 12,000 acres have been placed in preserve in large scale acquisitions and through the large scale 60-40 developments. This is an overwhelming success leaving mostly smaller remnant parcels creating a checkerboard of land uses.
4. Of the remaining acreage, most was master planned and developed for 14,000 residential dwelling units. To date, approximately 8,000 units have been developed with another approximately 6,000 additional units to be built in the near future. Less than 5% of all the land in the AG Reserve is designated for commercial development and of those lands designated, half of them are earmarked for residential or are in preserve. Jade Boynton Beach’s 20-acre commercial component represents 0.09% of the 22,000 acres in the AG Reserve.
COMMERCIAL CAP TOO LITTLE TO MEET NEEDS & DEMAND OF THE COMMUNITY:
- The county originally placed a commercial cap of 600,000 SF that could be developed as commercial, which later was increased to 1,000,000 SF. That allowable cap has either been developed or reserved through development orders and does not accommodate the need as indicated in our economic commercial demand report. That report shows that the demand for additional commercial development is for approximately a total of 600,000 SF consisting of 400,000 SF of additional retail, 100,000 SF of office, 100,000 SF of entertainment uses, and a hotel, and that’s only looking at the population west of the Turnpike and within the AG Reserve. Currently, there are only approximately 10-20 acres of land remaining in the AG Reserve that is designated for commercial and not either burdened by a retention pond or preservation easement.
LIMITATION OF ONLY TWO LARGE SCALE COMMERCIAL CENTERS AT THE WRONG LOCATION:
- Boynton Beach Boulevard and Lyons Road, and Atlantic Avenue and Lyons Road were earmarked as the commercial nodes where anticipated commercial development would occur. To date, two large scale developments have occurred. Canyons Town Center (XXX SF), at Boynton Beach Boulevard and Lyons Road, and Delray Marketplace (XXX SF) at Atlantic and Lyons Road, thinking that these locations were central to the AG Reserve and were appropriate locations for commercial development to occur.
UNINTENDED CONSEQUENCE OF THE PRESERVE EASEMENTS & LACK OF ADEQUATE PLANNING:
- An unintended consequence happened through the advent of 80/20 and 60/40 rule, and the location of the commercial node’s interior to the AG Reserve as opposed to at the Eastern edge at Boynton Beach Boulevard and the Turnpike and Atlantic Avenue and the Turnpike. Large parcels of land have been put into preserve, thereby creating a checkerboard of development and not allowing for good urban/suburban planning and the proper planning and development of the gateway corridors into the AG Reserve from the Turnpike to Lyons Road on both Boynton Beach Boulevard and Atlantic Aves. Delray Marketplace, as a good example, provides many of the entertainment and food and beverage options that the residents and employees of the AG Reserve so desperately want and need. However, the placement, one mile west of the Turnpike, into the AG Reserve, and where large pieces of land around the development and in between the Turnpike and Lyons forced community members and patrons to have to drive a mile into the AG Reserve in order to get to this desirable destination while insufficient density surrounding the Marketplace has not occurred because of the various preservation parcels thereby depriving Delray Marketplace of brisk traffic and business. This is evidenced by a Publix supermarket that is doing average store volume and business and increasing vacancy at Delray Marketplace as the first 5-year terms of many of the restaurants and stores come due and where these stores and restaurants opt not to renew their lease for lack of business.
BALANCE & WHAT’S NEEDED:
- It’s important to find a balance between density and commercial development such that the needed commercial development can thrive and be successful and be located at locations that are served by infrastructure such as Boynton and Atlantic and strategically located at Turnpike intersections.
- Locating more intensity of commercial and residential units and densities at these intersections allows for greater access to a larger community, takes westward pressure off the AG Reserve and urban sprawl, and gives the communities and patrons of these destinations mixed use developments a more convenient location with less drive time and less traffic burdens on the east/west thoroughfares.
JADE BOYNTON BEACH:
- Jade Boynton Beach is a unique opportunity to create a mixed-use development which strikes that healthy balance while serving a community who wants and need the uses and experience a special project could bring!
WHY THE TEXT AMENDMENT:
Jade will be initiating a private text amendment. To accommodate an innovative and thoughtful Lifestyle, Wellness, and Family Entertainment Mixed-Use Community across from existing infrastructure of schools, parks, library and community center at a Turnpike Interchange.
- Common sense would tell you that density and commercial uses should be closest to the intersection of two commercial nodes, especially when that node is located on the eastern edge of your most precious agricultural land. And yet, notwithstanding being recognized as a potential future workplace, that recommendation was never adopted into the master plan. 20 years later, the exponential South Florida growth could not have been taken into account at that time, and yet those commercial Turnpike nodes were identified as shown in the graphic below.
- It is now time to allow responsible development at these important transportation nodes where farming is no longer appropriate, and innovation is necessary.
“I have been farming for 39 years. My father bought our first piece of land where the Four Seasons residential development is now. Since 1993, I have been farming on two parcels, 40 acres, and have withstood many hurricanes. My father and I purchased the land before the Ag Reserve restrictive land use changes were made in 1998 and I would like my land use rights restored.” – Joe Mulvehill
Never doubt that a small group of thoughtful, committed citizens can change the world; indeed, it’s the only thing that ever has. – Margaret Mead
Suchman Real Estate Group has been creating special places, spaces, and experiences in South Florida for over 60 years with vision, creativity, relationships, and integrity.
President & CEO
When I was first introduced to the Logan Property, I couldn’t believe that this infill piece of property was undeveloped at this important intersection of Boynton Beach Boulevard and the Florida Turnpike. As I studied the history of the AG Reserve and spoke to countless farmers, landowners, community residents, and leaders, I was able to see that the efforts to protect the AG Reserve, its farmers, and its industry have been an overwhelming success with over 56% of the 22,000-acre AG Reserve protected. I found out from the farmers that the relatively small remnant and checker boarded farming properties are hardly viable anymore and yet values are suppressed by onerous land use rules and restrictions denying the ability to extract their embedded equity from their now valuable land.
I also found out, through my discussions with various residents and community leaders, that most of the residents have to leave the AG Reserves to get many of the goods, services, food, entertainment, and experiences they want and need. I was encouraged by many to make the effort to change the zoning and build a unique and special mixed-use community that will give the AG Reserve residents a place they can call their own.
Jade Boynton Beach will be such a place where the community can gather locally in a safe and green environment while enjoying life and having a unique experience in a sustainable, well-balanced, walkable, mixed-use, lifestyle, family entertainment community.