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Minutes 05-21-86MINUTES OF WORKSHOP MEETING OF THE PLANNING AND ZONING BOARD HELD IN CITY COUNCIL CHAMBERS, BOYNTON BEACH, FLORIDA, WEDNESDAY, MAY 21, 1986 AT 4:00 P. M. PRESENT Walter "Marty" Trauger, Chairman Garry Winter, Vice Chairman George deLong Marilyn G. Huckle John Pagliarulo Simon Ryder Robert Wandelt ABSENT Norman Gregory, Alternate William Schultz, Alternate Carmen S. Annunziato, Director of Planning Tim Cannon, Senior City Planner Chairman Trauger called the meeting to order at 4:05 P. M. and recognized the presence an the audience of Peter L. Cheney, City Manager; Vice Mayor Carl Zimmerman; Councilman Ezell Hester; and Owen Anderson, Executive Vice President, Greater Boynton Beach Chamber of Commerce. Recreation Element Mr. Cannon requested that the Board consider the Recreation element tomorrow night because Charles Frederick, Recreation and Parks Director, would like to be present and was not able to attend today's meeting. He asked if the Board wanted to consider an additional element. Mr. Ryder thought the Land Use would take up a lot of time. The Members agreed to consider the Recreation Element at tomorrow's meeting. Coastal Zone Protection Mr. Cannon pointed out that in the 1988 Comprehensive Plan, which they still have to write, they will have to expand considerably on their policies concerning the coastal zone, specifically Lake Worth. The State will require an extensive detailed survey on the vegetation and wildlife. The City will have to come up with detailed policies on serving and improving the water quality and wildlife habitat in Lake Worth. In the current Comprehensive Plan, they did not go into that much detail with respect to coastal zone protec- tion and the evaluation and appraisal (E & A) report because they will have to do a more extensive coastal element in the 1988 plan. - 1 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 198~ Pages 71 to 84 Mr. Cannon said various policy statements are on these pages. They are condensed in the plan recommendations, so he thought the Board could just concentrate on the recommenda- tions. Page 84 Preservation Areas Mangrove Areas Mr. Cannon said only one major hammock is left in Boynton Beach, and that is in the center of the Central Business District (CBD). He made a note at the bottom of this page that the Community Redevelopment Agency (CRA) recommends that the mangrove hammock be preserved with the possible exception of a small cove. The latest from the CRA is that the State Department of Environmental Regulations (DER) is willing to consider a cove mangrove area if it is located directly on the Intracoastal, as opposed to being an inland cove, which they thought would not get adequate flushing. Mr. Cannon informed Chairman Trauger small hammocks are scattered up and down the Intracoastal. The removal of them is regulated by the State. Mr. Wandelt entered the meeting at 4:10 P. M. Downtown Redevelopment Mr. Ryder found very little reference anywhere with regard to the downtown redevelopment area. Mr. Cannon agreed and explained that they referred to establishment of the CRA and the Land Use Element under Area 3. It is mentioned in the Land Use Element and also in the Traffic Element. In each instance, Mr. Ryder noticed it was mentioned in a very casual way. Mr. Cannon stated that it was deliberate because they did not see the need to reiterate the CRA's plan but incorporated it in this plan by reference. Mrs. Huckle asked what more Mr. Ryder thought should be addressed. Mr. Ryder replied that they have fairly new development, an Agency working on it, and the Downtown Review Board (DRB), which is an off shoot of the CRA. It is quite a significant thing for the City and will take some time to see results. Mr. Ryder kept looking for something in greater depth because they were talking about the growth. - 2 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 198~ Mrs. Huckle asked if that would come up in the 1988 report, when there is more development in the downtown. Mr. Cannon did not think so. He thought the best approach to the CRA was to just incorporate it by reference rather than to try and reiterate the myriad of recommendations in the CRA plan. They would wind up with a document twice as thick. Mrs. Huckle remarked that the Planning and Zoning Board really did not have much input into that anyway and does not really impact on it. Mr. Cannon agreed that the procedures for projects in that area by-pass this Board There was discussion. ' Mr. deLong recalled the meetings when they indicated an independent Agency that was subsequently approved by the Council, to be financed by tax increment financing (TIF). Mr. Ryder reminded the Members that both he and Chairman Trauger are on the DRB. Mr. deLong thought the reason there was not more detailed reference was to avoid duplication. Mr. Ryder did not know if anyone outside of the City would get any idea of what the City has in mind for the downtown area. Mr. Cannon said they referenced that the plan has been adopted, and the regulations are in place. Mr. deLong thought Mr. Ryder brought up a good point and stated that the downtown development is a part of the City's Comprehensive Plan. Mr. Cannon advised that it has been adopted pursuant to our Comprehensive Plan. Mr. deLong was saying it was part of the City's Comprehensive Plan. Mr. Ryder commented that it is part of the City's future growth and development. Mr. Annunziato thought the Redevelopment Plan had to be viewed in terms of an implementing set of regulations of the Comprehensive Plan. He referred to the Neighborhood Strategy Area Plan, which is a neighborhood plan. In effect, the Redevelopment Plan is the downtown neighborhood plan. Mr. AnnUnziato advised that the regulations are in place. If there is a place for further reference, he thought it would be in the Land Use Element, as opposed to the E & A report, where Area 3 was put On the table in 1978 and had some specific Land Use recommendations that were implemented by the iRedevelopment Plan. If there was a desire on the part of the Board to buttress that, Mr. Annunziato thought they could expand on Area 3, in the E & A report and Land Use Element section, as to the status of the plan. Mr. Ryder noted there was a casual reference on page 119, Area 35, and he read, ". .the City is attempting to concen- - 3 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 trate commercial development in the Central Business District." Mr. Annunziato drew his attention to page 108, Area 3, and said the paragraph in quotes called for the creation of things that were to happen in the downtown area. The following paragraphs described what has happened since. Mr. deLong commented that technically, it has to be a part of the Comprehensive Plan. If something is a part of the Comprehensive Plan, Mr. Annunziato said it has to be adopted as a part of the Comprehensive Plan. The Redevelopment Plan was not adopted as an amendment to the Comprehensive Plan. Mr. deLong asked if he was saying it was outside of the plan. Mr. Annunziato answered that it is outside of the plan but is an implementing device of the Comprehensive Plan. It is not an element of the Comprehensive Plan. Mr. deLong asked if that was in conflict with State mandate. Mr. Annunziato answered, "No". There was more discussion. Mr. Ryder remarked that they were treating it as one of the areas. He added that it is an ongoing activity and very much a part of the future growth and development of the City. Mrs. Huckle read the last sentence from page 108, under Area 3: "All future development within Area 3 should be generally consistent with the adopted Community Redevelop- ment Plan and the development regulations which were adopted pursuant to the Redevelopment Plan." Mr. Annunziato explained that the Redevelopment Plan and the regulations are land developed regulations, which required review by the Local Planning Agency for recommendation for consistency with the Comprehensive Plan before they could be adopted by the City Council. The Board went through that exercise, and he thought the Members would recall there was a finding of consistency with the Comprehenisve Plan, and they were subsequently adopted by the Council. Mr. Annunziato went into detail and added that it is not a part of the Comprehensive Plan, was never adopted as an element of the Comprehensive Plan, but was developed as a Lan Development Element that implements the Comprehensived Plan, which was formulated in the Land Use recommendation in 1978. When the Comprehensive Plan was first adopted, Mr. Ryder said there was no CRA. Mr. Annunziato agreed but said there was language in the Comprehensive Plan There was more discussion. ' When they adopt the Comprehensive Plan, Chairman Trauger wondered if they could bring in and summarize that portion - 4 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 of what has gone on to date in the downtown redevelopment and what has happened with the regulations. Mr. Ryder thought some specific reference would be helpful. Mr. Annunziato said they could put some dates on the adoption and expand on it a little bit. Mr. Annunziato asked if the Board wanted to bring the Redevelopment Plan back in and look at it. Mrs. Huckle questioned whether he updated everything that has happened so far on the redevelopment plan. Mr. Annunziato replied that they had not because there was no need to. Mr. Ryder said the Marina would be significant, if it happens. Other than that, there was Bud's Chicken and Seafood. Chairman Trauger reminded him that Pineland Plaza is there. Mr. Ryder felt there should be reference under the Land Use Element that this has been set up. Mr. Annunziato said they could detail the area and perhaps put a map in. Chairman Trauger asked if that met with the approval of the other members. Mr. deLong gathered that they had a whole area that was excluded from the Comprehensive Plan. Mr. Annunziato was not suggesting that at all and clarified that the plan had to be consistent with the Comprehensive Plan in order to be adopted. Mr. deLong stated that it had to be consistent with something that it was a part of. Mr. Annunziato emphasized that it is not an element of the Comprehensive Plan. It is a land development regulation like the sub- division regulation or the Neighborhood Strategy Area, which had to be reviewed in the context of the Comprehensive Plan. There could not be any inconsistencies in any of the policies, programs, or land uses in the Redevelopment Plan with the Comprehensive Plan. That process the Board went through was an evaluation of the Redevelopment Plan for consistency with the Comprehensive Plan, and Mr. Annunziato expounded. Mr. Ryder asked if Mr. Annunziato meant it was in the plan but not defined. City Manager Cheney asked if it was not the same as a finding that the Boynton Park of Commerce is consistent with the plan. Mr. Annunziato answered affirma- tively. City Manager Cheney said the City adopted a Development of Regional Impact (DRI), found the CRA plan is consistent with the Comprehensive Plan, and adopted a Land Use Plan for the CRA. When they get done with the final adoption of the Land Use Plan, !City Manager Cheney said the CRA plan will be on the - 5 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1988 map, as a part of this, the same as the DRI will be on the Land Use Plan. Mr. Annunziato stated that no action should occur in the Redevelopment Area that is not consistent with the Redevelopment Plan and subsequently, by definition, not consistent with the Comprehensive Plan That is the connec- tion. ' Even though they created a separate Agency, Mr. deLong questioned who finds the inconsistency. So long as they are consistent with the Redevelopment Plan, by definition, Mr. Annunziato said they will have to be consistent with the Comprehensive Plan because the Redevelopment Plan is consistent with the Comprehensive Plan. Mr. deLong asked who determines that. Mr. Annunziato answered, "The City Council°" Mr. deLong remarked, "Not the Planning and Zoning Board," and he commented that the P&Z Board did not have the authority any more to review anything in the downtown redevelopment. Mr. Annunziato agreed but said the P&Z Board already reviewed the enabling legislation. Mr. deLong determined that henceforth, it is directly under the City Council, which is what they began with. The Down- town Review Board, which is part of the CRA, is completely independent and not under the P&Z Board. The Council can be sure that whatever the CRA and DRB do is consistent with what the P&Z Board approved as the overall Comphrehensive Plan. In theory, Mr. Annunziato said no action can occur in the redevelopment area that is not consistent with the Redevelopment Plan. The Redevelopment Plan, by definition, in order for it to be adopted, had to be consistent with the Comprehensive Plan. The Council arrived at the conclusion that there was consistency between the two in part, based on a recommendation by the Local Planning Agency. If there ever is a proposal in the downtown that is not consistent with the CRA plan and they want to plan the down- town plan, Mr. Cheney said they will have to go back to the P&Z Board for advice as to whether the amendment is consistent with the Comprehensive Plan. Mr. Annunziato told the Members the P&Z Board is the Local Planning Agency designated under the Florida Statutes. Plan amendments must receive a review for consistency and public hearing, if desired, by the Local Planning Agency. As long as the CRA operates within the confines of the Plan, they are implement- ing the P&Z Board's adopted policy. Mr. Ryder noticed they were emphasizing consistency and pointed out that they were chartering a future course for - 6 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 the City. Certainly, the redevelopment of the downtown area played an important part. They made a point about con- sistency, but Mr. Ryder did not see it that way. Here was a plan for the future, and there was no significant reference to a very important activity (redeveloping the downtown area). Mr. deLong thought that was an excellent point. Mr. Annunziato said they could expand on page 108 about all of the things that occurred to arrive at where the City is today, i.e., the redevelopment plan is in place and a set of regulations is in place, which are in the context of the Comprehensive Plan. No decisions can be made east of the Florida East Coast Railway that are inconsistent with the Comprehensive Plan. Mr. Ryder suggested they leave it the way it is. Mr. Annunziato said they could describe the process and how it has evolved. Mr. deLong thoUght they should make the mechanics a part of this report so it would be clearly spelled out. Mr. Annunziato felt it was a good idea in case there are any questions in the future. People can find, at least in one place, what the process was and what the process to change might be. This was agreeable to all of the Board Members. Page 85 Historic Sites The Sites were listed on this page. Mr. Cannon said it was suggested that the block on Ocean Avenue between U. S. 1 and the FiEC tracks be added to the list and that the site plan suggestion of the Code of Ordinances be amended for preservation as a legitimate objective. Public Beach Access Mr. Cannon said this was discussed in more detail in the Recreation element. If any questions needed to be raised, he thought they should be raised tomorrow. Page 86 Flood Protection The City now has a Flood Protection Ordinance which requires that the buildings be built above the 100 year flood level. - 7 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Native Vegetation The City has adopted a Tree Preservation Code, which allows you to remove trees provided you replace them. The Planning staff thinks the City should have a policy that wherever possible, the City should attempt to preserve those trees. They also suggested that the City amend its Landscape Code to require a certain percentage of native vegetation and require a certain diversity of vegetation. Native vegetation generally consumes less irrigation water and is more'drought resistant. For that reason, Mr. Cannon said a certain percentage in the commercial and industrial projects should be native vegetation. The requirement for diversity of vegetation was suggested by the City Forester so that, primarily, if you have a blight or some other condition which would destroy a species entirely, you would not get the situation there was with the Coconut Palms. Mr. Wandelt asked if they could insert there that the un- desirable trees, such as Florida Holly, should be destroyed. Mr. Cannon informed him that the Landscape Code requires that all nuisance trees be removed from the site. Mr. deLong thought they were talking about a reasonable concerted effort to save desirable vegetation that is ~lready on the property. He thought there would be some instances when it would be highly impractical. To a degree, there has to be some tempering of the degree to which the City Will go to accomplish what it wants to. Mr. Cannon said a developer could clear the site. If he replaced the trees that he removed, the developer would technically comply with the Tree Preservation Code. The Planning staff was suggesting that the developers should have to justify whatever trees they want to remove. Mr. deLong thought some sort of inventory should be taken to preserve those trees that are desirable. Page 87 Storm Water Managemen~ The Comprehensive Plan recommended that the City require grass swales, retention basins, etc. to minimize the outfall of unfiltered outfall in the canals and aquifer. Mr. Cannon said the City's subdivision regulations, more or less, follow from this recommendation. However, in reviewing the sub- division plans that have been approved in the past few years, - 8 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 he found that this policy and the language in the subdivision regulations have not been strictly construed by the City staff. The Comprehensive Plan recommends that in the future the City follows the letter of the subdivision regulations. In several places, the Comprehensive Plan makes recommenda- tions about septic systems. Mr. Cannon said the Planning staff did not think that was an issue any more because any development in the city is required to tie on to the public sewer system. Mr. Pagliarulo asked what happens in the area where there is an isolated lot and no sewer system. Mr. Cannon said there may be a few isolated lots, but he knew of no extensive areas an the City where a developer would have to tie in. Pages 87 and 88 Dredge, Fill and Bulkhead Mr. Cannon told the Members these activities are regulated primarily by DER and the U. S. Army Corps of Engineers, and they are generally no longer allowing bulkheading along the Intracoastal. They are also setting the policies along the Intracoastal. Page 88 Aquifer Recharge Mr. Cannon said Palm Beach County has completed a well field protection Ordinance that regulates and restricts the types of uses that you can have within a certain perimeter of a well field. When the Ordinance is adopted it will apply within the City limits. ' Regional Issues Much of this Section reiterates what they had already discussed (vegetation, preservation storm water management, etc.) ' Page 90 In the middle of the page, Mr. Cannon pointed out that Palm Beach County, in conjunction with the Water Management District, is conducting a study of the future water supply for the entire County. He supposed they were aiming to pro- - 9 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986' vide some sort of correlation between the water that is available and the population the City will ultimately be able to serve. The Planning Department is suggesting that when that report is completed the City take a look at it to see what kind of ramifications it has for growth in our service area. Mr. Cannon told the Members they would be going into greater detail tomorrow, under the Water and Sewer Elements, as to exactly what the City's water consumption demands are going to be through build-out and how they will be met. In the middle of this page, the City has adopted environmental review procedures. Through this procedure, the City staff is required to review any industrial or commerical use that could possibly endanger the surface waters or ground water in the City. It has been the major vehicle by which the City can prevent ground water contami- nation. Minimize and Mitigate Erosion Mr. Cannon said the Planning Department is recommending that the developers do this and that they implement specific measures for preventing blowing sand. The City's subdivision regulations, excavation, and fill regulations are fairly vague as to what developers have to do to prevent blowing sand. The Planning Department suggested that the City should have that as a policy to prevent the sand storms on Congress Avenue. Mrs. Huckle inquired whether that included any reference to single family district building or any other area. She alluded to the house next to her. Mr. Cannon thought that might come under the suggestion made yesterday about main- tenance of residential blocks. Mrs. Huckle said it was pre- pared for building, but nothing has been built, and no vegetation is on it. Mr. Cannon thought they would need to supplement the Landscape Ordinance or the Excavation and Fill Ordinance. There will be specific language in those Ordinances. Possibly, that should be included where a builder has gone in and cleared a lot because it should not be allowed to become a nuisance. - 10 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Make use of the services of an Environmental Control Officer Currently, the environmental agencies in the State, the Cities, and Environmental Review Committee largely fill the function of an Environmental Control Officer. The Planning Department does not think at this point an Environmental Control Officer is necessary but is suggesting that in the future, particularly with the Boynton Beach Park of Commerce, we may need a person who can make interpretations concerning our environmental regulations and possibly monitor ground water and surface water quality. Landscape Inspector At this point, the Planning Department is suggesting that the City hire a Landscape Inspector because the City has a Landscape Preservation Code and a Tree Preservation Code. There are literally hundreds and hundreds of acres of commercial and industrial land coming into the City that fall under the Landscape Code, and the City really does not have one person to administer that Code. Mr. Cannon was not sure the Building Department Inspectors would be able to handle that job, as they have been doing in the past. Mr. deLong asked how much the Landscape Inspector would cost, in terms of salary. Mr. Cannon estimated $20,000 to start. Mr. deLong asked if there is a fee paid for environmental review. Mr. Annunziato answered that the process has been divided up two ways. Generally, there is the initial review, which is informal and turns out to be a screening mechanism. That is free and answers 99% of the questions. Mr. Annunziato went into more detail. He said the fee is a sliding scale depending on how big the space is. Mr. Cannon said the Planning Department generally tried to stay away from recommendations concerning staffing, but that was one area the City is presently weak in, and it will get worse. They did not see the logic of requiring expensive landscaping and attempting to beautify the city and being short of the personnel that is necessary to make sure the landscape is maintained. All developers have to install landscaping according to the Code in order to get a certifi- cate of occupancy (C.O.), but a very large percentage of developers just let it die. Mr. Cannon said there will be a need for a Landscape Inspector. Mr. Wandelt asked if there was an Ordinance to protect that. Mr. Cannon answered that the Landscape Code requires that all landscaping be irrigated and maintained. - 11 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Mr. Annunziato interjected that the site plan requirements are such that a plan should be built as approved by the City Council. The City Council approves a plan with a landscaping plan of a certain design. If it is not maintained that way, the site plan becomes null and void, so there is a Codes Enforcement issue there also. Mr. Wandelt questioned whether that pertained to individual homes too. Mr. Annunziato replied that it does not pertain to homeowners. LAND USE ELEMENT Mr. Ryder found this report very informative and said it indicated a tremendous amount of work. Mr. Cannon skipped over a great deal of information because it was not policy oriented or controversial. The Planning Department provided a breakdown of the existing land uses in the City and also what they believe will be the ultimate planned use distribution of the City. Page 101 Traffic Impact Analysis Mrs. Huckle read at the top of the page, "Ail proposals for additional commercial zoning should be accompanied by a traffic impact analysis which evaluates the effects that such projects will have on road capacities.,, She recalled the Board had gone around on this. Mr. Cannon answered affirmatively and said it is a submission requirement for all rezonings that generate more than 3,000 trips per day. This recommendation has already been implemented. Mr. Ryder said it was started last night by the Council's recommendation to retain a Traffic Consultant with regard to the Woolbright area. Mr. deLong clarified that was only for the first time. The developers are using their own. Mr. deLong thought that here they were talking about the traffic impact studies normally supplied by the applicant. Mr. Cannon assured Mrs. Huckle that it is now a Code require- ment. There was a little discussion. Page 105 Four or five specific recommendations were made for changing the text of the Zoning Code, and Mr. Cannon said they thought - 12 - MINUTES - PLANNING AND ZONING BOARD BOYNT©N BEACH, FLORIDA MAY 21, 1986 the Land Use Element would be the appropriate place to bring these all together. Adult Congregate Living Facilities It was recommended that the Code be amended to allow these facilities in residential neighborhoods subject to certain conditions. ' Day Care Centers Mr. Cannon said they recommended that day care centers be allowed in single family neighborhoods, subject to certain conditions, particularly as far as the lot size and where they are located. This recommendation largely followed from a finding the Planning Department made with regard to the census data about the number of female headed households in the City. According to the 1980 census data, 20% of all families in the City are headed by women. Mrs. Huckle took great exception to the allowance of this in single family districts. To her, the preservation of single family zones is very important. Single family means single family, If it is not going to be single family and they are going to muddy it up with other things, it should not be called single family and people should not anticipate they could move into that area and have single family useage there. Mrs. Huckle said the problem is, the City does not have enough R-2 and R-3 districts. Commercial zones would be compatible with that kind of use. To Mrs. Huckle, that was the place to look for expanding that kind of a district. Once you have a single family district, whether it be R-1 or R-1AA, single family to her was a single family useage of a residence. If you allow day care centers in single family neighborhoods, Mr. Cannon thought they should be allowed only along or adjacent to a collector or arterial road. Even in that case, there should be a minimum lot size requirement of 1/2 or 3/4 of an acre. Mr. deLong asked if there were not enough R-2, R-3, C-i, C-2, C-3 and C-4s, He questioned if they did not agree yesterday that if they were talking about R-1 for Adult Congregate Living Facilities (ACLFs), they would use the overcrowding criteria of 1.01 per room. Mr. deLong felt like Mrs. Huckle, - 13 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 that if you have an R-1 residential area, every effort should be made to preserve the integrity of that. If anything was recited yesterday, Mr. deLong said the City is very deficient in R-1AA and R-1AAA, and he thought they should do everything to preserve that. Mr. deLong reiterated his question of whether there is not enough R-2, etc. to take care of those needs. Mr. Cannon knows a lot of day care centers are marginal operations economically, and there will be an increase in their insurance. Even some of the existing day care centers have to close up. Mr. Cannon thought the problem with locating day care centers at commercial zoning districts was that the return they would get would not justify the price they would have to pay for the land. Mr. deLong advised that a lot of developers and manufacturers are now incorporating day care centers into their buildings. His point was that they were taking the problems of insurance, etc. and costs and unloading it on those people that want to buy in a single family residential neighborhood for their peace, quiet, and enjoyment. The City would be forcing those problems on a very important element in the backbone of the City. Even though this would be a conditional use, if they open single family up like that, Mrs. Huckle asked where it would stop. On her particular canal and single family district, they have practically everybody (except her) renting their docks out to boaters.*(So far, there have been no complaints to the City about it.) Mrs. Huckle can hardly get out her street on weekends because of people taking out their big boats and bringing all of their friends to go out boating. Once you open the door a crack, innumerable abuses can happen. To Mrs. Huckle, a City starts out to be single family homes, and it should be preserved at all costs. Mr. deLong felt as strongly as Mrs. Huckle about that. Mr. Wandelt also agreed and did not think day care centers should be included in a single family area. Mr. Cannon noted the Board's objections and said they could vote on it at a specific point at the time of public hearing. Non-conforming Lots The way the Zoning Code is presently written, Mr. Cannon said you can develop a non-conforming residential lot if you owned that particular lot before 1978. They were suggesting * DELETE- See minutes of July8, 1986. - 14 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 that for any lots, regardless of the status of ownership, if it is landlocked (you cannot acquire property from either side of it), and it meets the minimum size requirements, it would be desirable to allow that lot to be built rather than requiring people to obtain a variance from the Board of Adjustment. Mr. Cannon thought this section should be changed, par- ticularly in the area between Boynton Beach Boulevard and the Boynton Canal. There are hundreds of non-conforming lots in that area. Most of them are 50 feet wide or else there are two 25 foot lots side by side. Mr. Cannon gets calls every day from people inquiring about building on those lots. They find out they have to get a variance. It seemed to him they were just making the problem worse as far as the vacant lots, overgrown weeds, and garbage being dropped on the lots. Mr. Cannon stressed that they should encourage people to build on those lots rather than discourage them. Mrs. Huckle thought it was a good policy but felt it needed to be nailed down fairly well. Some words which bothered her were "meet reasonable standards.,, "Reasonable,, is a very broad word, and Mrs. Huckle was sure that would be brought into some kind of definition. Mr. Pagliarulo said it might be referring to setbacks. Mr. Cannon said the City already has standards for setbacks for non-conforming lots, based on a certain percentage of the lot's width. He tried to stay away from drafting the language. The City went along with this recommendation. In areas like Lake Boynton Estates, Mr. Cannon could think of where there are hundreds of undeveloped lots where the owners will have to combine those lots if it is physically possible. C-2 Uses The Planning Department thinks the uses allowed in the C-2 zoning district should be expanded. The C-2 zoning district allows for office use and a dozen or so convenience retail uses. The Planning Department thinks it would be desirable to add another dozen or so retail uses to that list of uses because with the amount of C-2 land in the City, the limited number we have could not possibly occupy all of tht land. - 15 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 It was hard for Mr. Cannon to conceive that a shopping center the Board just approved at its last meeting for North Seacres= Boulevard could be occupied with a convenience food store, offices, and a hardware store. He thought a slightly greater diversity of uses was needed which the C-2 district is oriented towards. ' Mr. deLong asked if he was proposing that they look into C-3 and allow some of the permissive uses in C-3. Mr. Cannon replied that most small retail uses are pretty much the same as far as the land uses. A luggage shop, jewelry shop, and stationery shop are pretty much the same and harmless. There is no reason why those kinds of stores should not be allowed in C-2 zoning. In some instances now existing where we have C-2 developments adjacent to residential areas, Mr. Ryder said they pose problems, and Mr. Cannon was suggesting adding additional uses. Mr. Ryder gave the one in Leisureville on Woolbright, where Torchio's is, as an example. When they came in, the City did not have the parking requirements it has today. Mr. Ryder said parking is a problem and the impact of it overflows into the residential areas adjacent to it. The people living in the single family homes are very much disturbed When they say, "w' · ithout adversely affecting surrounding residential uses," Mr. Ryder thought they had to be concerned about how they judge that. The residential use was developed first. Along came this development, and it has impacted very: unfavorably on the surrounding area. Mr. Annunziato thought everyone was familiar with the situa- tion Mr. Ryder was discussing. He wanted to put that situa- tion in 1986. (1) You would have a wall behind there. (2) You would have garbage dumpster enclosures walled in. (3) You would have parking based on one parking space for each 200 square feet. (4) A Landscape Code would be in place prior to development of the site, as would Tree Preservation. Mr. Annunziato thought everyone knew Torchio's is a very intensive use, and it is a very small shopping center. Maybe the mix of uses does not work, but a C-2 development today is substantially different than a C-2 development nine years ago. Mr. Annunziato thought Gateway Centre was a better example of C-2 development. It is nicely landscaped, screened, and there is parking for the uses. Access is regulated, etc. There was more discussion. Mr. deLong commented that certainly, over a period of years, the C-2 has added to the convenience of a lot of people that - 16 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 live in Leisureville. They have a drug store, meat market, travel agency, and facilities you cannot obviate. Mr. Ryder said the parking is a serious situation. Mr. Wandelt said the beauty shop requires a long period of parking. Mrs. Huckle drew attention to the doctor's office. There was further discussion about this shopping center and the doctor. It seemed to Mr. deLong that the City has a lot of land zoned a form of residential that always abuts railroad tracks. He thought that rather than create future slums along railroad tracks, they should be looking more towards industrial and/or recreation along those traCks. It would not bother him if a train wen~ by a park as much as it seems to bother people when duplexes and triplexes are put on top of the railroad tracks. Although Mr. Annuaziato thought that was a good point, he preferred to defer that discussion to when Mr. Charles Frederick would be present. In his experience in Boynton Beach, there has not been much support to purchase new park lands. There was discussion Page 103 Residential Use Mr. deLong read, "Encourage the preservation of existing single family neighborhoods and discourage conversions to higher densities.,, He has said he would like to see more low density housing. However, the City has a real problem because they heretofore discussed the turnaround they had in the character of Boynton Beach in terms of its new residents coming in. There are more white collar, working class, blue collar workers, and there is a need for affordable housing and a lot more rentals. Mr. deLong asked how they would juggle this situation if they do not go to higher densities in some areas. Mr. Ryder said that is what is happening along Congress Avenue. They are planning for the added labor force the City will need. If you impact on an existing residential area, that is something else. It is something like they had with Tradewinds, and Mr. Ryder thought Leisureville was an example. If they do that, then they will really be hurting. Commercial Use Mr. deLong noted they were talking about discouraging strip commercial development and asked what they do if they have a - 17- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 strip already in existence. Across a major highway arterial is Leisureville. To the north of the property, across a canal, is additional residential, and it is obvious that this piece from Old Boynton Road to the Villager Shopping Center looks like commercial property and should tie in with the Villager. Yet, they are saying they should discourage Boynton Beach Boulevard between 1-95 and Congress Avenue. Mr. deLong emphasized that they were talking about that very piece of property. Mr. deLong was talking about the north side of Boynton Beach BouleVard from Old Boynton Road, which will be straightened out, to the Villager Shopping Center. Mr. Cannon agreed with Mr. Ryder that the property would be on the Planning and Zoning Board's agenda. Mr. Annunziato told Mr. deLong the Planning Department was suggesting that they had an application they received for only the parcel of land between the E-4 Canal and the Villager, south of Canal 24. It does not go all the way to Old Boynton ROad. It will be the subject of a public hearing. Mr. Ryder added that it is for rezoning from residential to commercial, which sometimes is a "No, No." Page 107-A REGULATORY FRAMEWOR~ Mr. Cannon said the first 20 areas were the areas that were included in the current Comprehensive Plan. He noted whether or not the City carried out those recommendations. Mr. Cannon skipped over the areas which were implemented and concentrated on the areas where the recommendations were not implemented to see if additional changes to the Land Use or Zoning needed to be made at this time. Walls Mr. deLong referred to zoning regulations requiring walls along the rear lot line and requiring that lighting be directed away from residential lots. He knew there was an Ordinance that requires a stucco wall painted on both sides, etc., and was talking about the "Walled City of Jerusalem,, concept, which he thought the City would approach. Mr. deLong thought discretionary powers should be existing so that, in some areas, a more aesthetic pattern could be created, whether it be vines, trees, or whatever. He was afraid ten or twelve years down the road, people will wake up and just see walls. - 18 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 198~ Mr. Annunzito informed him that the zoning regulation, which covers walls, provides for the substitution of a hedge for a wall, but only in a C-1 classification. There was a lot of discussion about this in 1977 and 1976. That brought about the change to a wall or hedge. There was a desire on the part of the City Council to institute a wall law. Mr. Annunziato believed there was some support for these walls because he keeps hearing residents tell him they want more. Mr. Ryder said the problem with vegetative barriers is that they are not maintained; they do not cut out headlights at night. Mr. deLong noticed C-1 allows it. C-2 and C-3 do not. With C-l, Mrs. Huckle said a lot of homes were being converted into offices along Seacrest Boulevard and 23rd, and it was more conducive to a residential neighborhood not to have a wall. There was not a lot of traffi6 and good reasons for doing that. The complaints Mrs. Huckle had about the walls were only that the walls were put up and there was no relief from landscaping. On Seacrest and Golf Road, the wall stood without any planting for a long time but now it is very attractive. ' Mr. Annunziato advised that there has been one amendment to that regulation, and that provided for pulling the wall in off of the property line 2-1/2 feet. What has resulted is the ability to do something landscapewise on the outside of the wall. There was discussion about the wall at Seacrest and Golf Road. Page 107 Lots between S. E. 12th Avenue and Gulfstream Lumber site Mrs. Huckle drew attention to the last paragraph on page 107. She thought all of the Members were on the Board when they had Gulfstream Lumber and recollected that almost all of the Members voted against the rezoning there. She asked if the essence of the paragraph was to recommend that the zoning be changed. Mr. deLong recalled that it was a close vote. Mr. deLong remembered asking one man, who spoke publicly against it, Whether he would have any objection if the whole area was rezOned. What the man was against was, basically, the piecemeal acquisition at lower prices. Mr. deLong did not think ithe man would have any objection if this were implemented and thought, if you looked at the area physically, this made sense. Mrs. Huckle was not against the concept but was trying to recall the votes. She recollected it went against the - 19 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 rezoning at the Planning and Zoning Board meeting, and the Council also went against it, so Gulfstream lost all the way around. Mrs. Huckle just wanted to recall what the reasons were and guessed it was the piecemealness of it. Mr. Wandelt stated that Gulfstream Lumber just wanted to rezone their property, not the whole thing. A couple of other people had some complaints, but Mrs. Huckle could not recall what they were. She was hoping that eventually, it would come to this because it was the logical thing to happen in that spot. However, you don't like to have single families that were there being pre-empted by "Big Brother,, coming in and wiping them out. It seemed to Mr. Cannon that the major objection was that just Gulfstream Lumber was the subject of the application. He did not think the other residents would object if the entire block was rezoned. Mrs. Huckle pointed out that it may be grandfathered in until such time as they sell. Mr. Cannon thought the residents would make a "tidy profit" any- way. page 108 Area 3 (Community Redevelopment Area) Mr. Cannon said they had already discussed this at length. It seemed to be the Board,s desire that this paragraph provide a more lengthy description of what is happening in the CRA and CBD Zoning district. Mr. Cannon wanted the Members to note that the! Planning Department was recommending that the entire CBD~ be Changed to "Local Retail Commercial- on the FUture Land use Map, At the time that area was zoned to CBD, Mr. Cannon said the City did not amend the Land Use Plan. Consequently, there is a variety of different land use categories in the CBD zoning diStrict(multiple family, public use, and heavy commercial!land use categories). Mr. Cannon said all of it should be Under the "LOcal Retail Commercial,, land use category. Areas 4 and 5 Mr. Cannon did not think these areas were controversial. The property in Area 5 occuPied by the Congress Commercial Center office building is still shown as "Local Retail" on the Land Use Plan. It is zoned C-1 and should be placed in the "Office" category. - 20- MINUTES - PLANNING AND ZONING BOARD BOYNTONBEACH, FLORIDA MAY 21, 1986 Extension of Woolbright Road Mrs. Huckle asked what the current status of the extension of Woolbright Road is. Mr. Annunziato answered that it is in the County's five year capital improvements program. City Manager Cheney interjected that it is scheduled for 1987, but Quail Ridge is actively working to defeat it. There was discussion. Mrs. Huckle asked if it would help to put a few words here that Woolbright Road is part of the plan. City Manager Cheney thought it was a good idea. Mr. Cannon informed everyone that it was already in the "Traffic" portion of the report. Mrs. Huckle remarked that it would not hurt to put it in twice. Mr. Cannon said he would make a note of it. Page 109 Area~ This concerns the area occupied now by Lakes of Tara. Mr. Cannon also believed Stonehaven was here. The major change the Planning Department was recommending was that the Lakes of Tara be placed in the low density residential category. Since it is a single family subdivision and the density is under five units an acre, Mr. Cannon thought the Land Use Plan should reflect what is being built there. Page 111 Area 11 Seacrest Blvd. and Boynton Parkway_ Mr. Cannon said this is the site of the City's future north district park. He asked the Members to note that this area is recommended for "Recreation,, zoning, as opposed to the "Commercial" and "Multiple Family" zoning that is on that property now. Areas 1 through 20 In these areas in the current Plan, Mr. Cannon did not think there was that much that had to be added, unless the Members had specific questions. - 21- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Page 114 Areas of Land Use Conflict - To be Added R-iA and R-1AA Zoning Districts Currently, all of the R-iA and R-1AA zoning districts in the City are in the "Moderate Density Residential" category, which allows for a density of 7.26 dwelling units per acre. Mr. Cannon said the actual gross densities in those zoning districts correspond to the City's low density category, which is 4.84 dwelling units per acre. In order to recognize the low density of the City's single family areas, it seemed reasonable to the Planning Department that the R1A and R1AA zoning districts should be in a "Low Density" land use category as opposed to "Moderate Density". Mr. Cannon thought this might avert problems in several par- cels which remain in these categories, where a developer may want to come in with a Planned Unit Development (PUD) and take advantage of the higher density. This was an issue in the Tradewinds application. That area of Lake Boynton Estates was under a "Moderate Density" category. The developed portion of Lake Boyntlo~ Estates is a "Low Density" develop- ment. If they initend for an area to be zoned R-lA or R-1AA, Mr. Cannon said it should be in a "Low Density" land use category. Mrs. Huckle did not understand Mr. Cannon's exception (104 acre parcel lying to the east of the Boynton Beach Mall). She understood the reasons he had put forth but did not understand why he did not have equalizers. Mr. deLong said it was Ernest Klatt's property. So everyone would under- stand where the property was located, Mr. Annunziato advised it was bordered on the north by the Boynton Canal and Motorola, on the east by the E-4 Canal, on the south by Old Boynton Road, and on the west by Congress Avenue. It is across the street from the Mall and a retail out parcel. There was discussion about who was supposed to go on the property and the present zoning. Mr. Annunziato informed the Members that it is zoned R-1AA. He thought the exclu- sion was probably in recognition of the fact that they are going to have some kind of intensive development along Congress Avenue. Mr. Annunziato felt it would be difficult to continue to protect a single family development for all of this property. With the pressures of traffic and commer- cial uses on three sides, he said there was a potential that decision could be capricious in the future. Mr. Annunziato said someone could take the higher densities which are afforded and cluster them on the west and south. Half or more of the tract could be developed single family at the lower density in the areas adjacent, or in close - 22 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 proximity, to the E-4 Canal. He did not think they would be subject to the same kind of task. Mr. Annunziato suggested to the Members that there is a lot of interest in this parcel of land, and the sale price will force somebody to ask questions. The questions will probably be asked in the next year or two. From what he knew of the potential asking price, Mr. deLong did not see how it could be acquired by using "Low Density". Looking at that piece, it seemed logical to him that the front portion of it should be zoned in accordance with what is at the other three cornersl Mr. Annunziato did not think they could make that statement yet, if at all. A lot of what happens on this parcel of land will be predicated upon the carrying systems and, specifically, the roads to accommodate traffic beyond 7.26 dwelling units per acre. The configuration of land uses the Members saw had been tested against the capacity of Congress Avenue. Mr. Annunziato gave the Walsh application as an example and said they could not really say there was ability to inten- sify the land uses now without some substantial changes in the roadway construction. He stated he would be very surprised if there was an opportunity here for anything other than residential development. It might take two more lanes on Congress Avenue, where there is not a right-of-way. It looks like it is a commercial tract, but he did not believe the capacity was there in terms of traffic. Whoever attempts to do anything with that property will have to face that fact, and they should first see if it is possible to do anything trafficwise and if there is a public desire to change it. If it is not possible to have the traffic capacity and if the Land Use is not going to change, City Manager Cheney commented that somebody is fooling himself about the real value of that land. Those asking prices are probably asking prices totally in the abstract, not looking at the reality of the changingI land uses and how the City will be controll- ing them, because of the need to relate to traffic capacity and Other capacity uses. Mr. Ryder pointed out that it is quite obvious that what happens on Congress Avenue, below Motorola or 22nd Avenue, will not be the same as what is currently taking place on Congress Avenue, above 22nd Avenue, all the way to Hypoluxo - 23- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Road (housing developments on both sides). City Manager Cheney said it was because there will be commercial on the west side. Mr. Ryder meant the attempts will be to go commercial, so it will be different than what is above. City Manager Cheney said it goes back to the crux of the Ocean Properties with the motel decision, when the technical staff's report was to deny because of the technical and traffic figures on Congress Avenue. The excitement of the quality and kind of projects that Ocean Properties develops and the need for the convention center and Holiday Inn like Delray Beach :and Boca Raton have overcame the technical argument of traffic capacity. By granting that development, they compounded the traffic problem even more on this piece of land, which has always been assumed to be residential. Mr. Annunziato reminded the Members that in the late 70s, the County Commissioners made the decision to have 120 foot rights-of-way, which correlate to six lane highways, for arterials, and he said six lane highways are all you get. That decision was made in the late 70s, and Mr. Annunziato said six lane highways were going to be all over Palm Beach County, not eight or ten lane highways. It also looked to him like there would be very few expressways. Page 115 Areas 21 throuqh 24 Mr. Cannon thought they could skip over these Areas unless the Board had questions or comments because the Areas were non-controversial. Area 22 City Maintenance Compound City Manager Cheney said this Area would be implemented with the development plan for the Public Works Department. Area 23 Northwest corner of Seacrest Boulevard and Boynton Beach Boulevard City Manager Cheney thought this was an interesting corner, as it is a major corner in Boynton Beach. What happens in this Area will have an impact on this major focal point of the City. Mrs. Huckle asked if the post office on the southwes~ corner of Seacrest Boulevard will stay. City Manager Cheney answered that it is privately owned. - 24 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 The postal service leases it, but they have always said that they will stay. If the owner of the property feels he can. get more money from something other than the post office, he has a ripe corner, and nothing is preventing him from tearing down a building he probably has already recouped the invest- ment on, and doing something quite different. Mr. deLong asked what the length of the lease is. City Manager Cheney replied that it was five years when it was renewed, and he thought it was renewed in 1981. Mr. Annunziato informed Mrs. Huckle that the new post office is on Federal land. Area 25 Commercial Property on Northwest Corner of Interstate 95 and Woolbright Road Mr. Cannon thought they should reserve discussion of this Area until the Woolbright Planned Commercial Development (PCD) hearing on June 12. There will also be an application that same night to request an inclusion to recommend a crossing on the Seaboard Airline Railroad, in the vicinity of the proposed Woolbright PCD, in the traffic element of the Comprehensive Plan. Page 26 Area 26 Boulevard Manor Nursing Center Mr. Cannon said Boulevard Manor Nursing Center was shown in the same zoning diStrict as the hospital, which was a mistake. The zoning was changed, and now the Planning Department was suggesting that the Land Use be changed. Area 27 Parcels along S. E. 23rd Avenue between F E.C tracks and U. S. 1 ' ' It was suggested that this area be zoned C-2 instead of C-3, provided that the uses in the C-2 district are expanded. Los Mangos is on one side, and apartments are to the north. It is a two lane street, and the Planning Department thinks the intensity of use there should be somewhat reduced. Mr. Cannon continued by saying they do not think it is the loca- tion for a bar or pool hall, which C-3 would allow, and he was afraid a use of that nature would go in there. - 25- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Area 28 Out Parcel of Boynton Beach Park of Commerce on North Side of N. W. 22nd Avenue This is now zoned for single family use, and the Planning Department suggested it be changed to industrial use to conform with what they see as the overall pattern of develop- ment in that portion of the City. Mr. Annunizato said that parcel, plus the short parcel which they would be acting on in a plat amendment in the next few weeks, developed under one ownership. It is very likely that the parcel will be coming to the City for development purposes, including an annexation. Not only will the inconsistent zoning be addressed, but also the pocket will be closed. They will be dealing with one owner. Area 29 Parcels Between North Federal Highway and Intracoasta] Mr. Cannon informed the Members that Shooters Restaurant and night club is still zoned C-4 and should be changed to C-3 to reflect what is actually there. The Zoning and Land Use Category for the expansion of Boat Ramp Park on U. S. 1 should be changed to "Recreational,,. Mr. Cannon said a por- tion (either the pool or recreation facilities) of the Watersedge Condominium along U. S. 1 is still zoned "Commercial", and the Planning Department suggested that it should be placed in a "Residential,, category. Area 30 East Side of U. S. 1, between N. E. 6th Avenue and the Boynton Canal Mr. deLong asked if they were eliminating C-4 entirely in the City. Mr. Annunziato replied, "No," and said there is a recommendation to support it in two places in the proposal. Mr. Cannon thought this might be what Mr. deLong was referring to and said it was the strip of land extending north, in the CBD zoning district, to the Boynton Canal. Mr. Cannon said the original Community Redevelopment Plan, which Urban Design Studio had prepared, recommended that this area be down zoned from C-4 to C-2. At the time that plan was submitted to the City, the Planning Department suggested that C-2 was not appropriate at that location, since it is a fairly intense commercial strip. The rationale for down zoning that strip of land, which was set fOrth in the CRA plan, was that it was an entrance to the CBD and backed up to single family zoning to the east. - 26 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 The Planning Department recommended that it be down zoned to C-3. Mr. Cannon did not think C-2 zoning was appropriate at that area, but thought it would be desirable to prevent any more heavy commercial uses from locating along that side of U. S. 1 because of the single family homes lying to the east, and because it is a highly visible corridor leading into the CBD. It seemed to Mrs. Buckle that when the Board did that, they considered C-3, but the size of the lots were contraindicated because of the depth of the commercial zoning. It seemed to her they had to rule out the C-3 because it required larger lot sizes. Mr. Cannon advised that a C-3 zoning district requires a 15,000 square foot lot. Be did not think the lot size would be an issue because it was already platted and developed. Mr. Cannon advised that you can redevelop properties that are already developed without obtaining a variance. It seemed to Mrs. Buckle that C-4 and C-2 require smaller lots. At that time, she recalled C-3 was considered "Community Commercial" for a large shopping center or a larger store. If they just wanted some label on it, Mrs. Buckle had no objection to it, but she was almost certain that they zoned it that way because of those limitations. Mr. Cannon thought the major concern along that strip was that they did not want any more auto repair places, which is primarily what they seem to get along that stretch of Federal Highway. Mrs. Huckle remarked that it is on the west side though. Mr. Cannon thought what would probably happen on the vacant lots and some of the vacant buildings would be that they would get more auto repair places. Mr. Cannon said the Planning Department would look at the lot sizes along there and give the Board some information by the time of the public hearing. If a ridiculous zoning were put on it, Mrs. Buckle advised that the property would not be adaptable to those uses, which was why she brought it up. Mr. Cannon pointed out that north of the Boynton Canal, it is all zoned C-3, and it has been platted and developed. Mrs. Buckle thought those lots were deeper. Mr. Cannon said there are parcels immediately north of the Boynton Canal where Yachtman's Plaza and Yachtman's South are. Those meet the C-3 zoning regulations, but from there to the northern city limits, it is platted and developed at C-3. - 27- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 Mrs. Huckle recalled that there was depth in the lots above the canal but not in Area 30. She recollected that the Board went round and round a lot on that to see what would be appropriate there. Mr. Cannon reiterated that the Planning Department would come up with figures before the public hearing. C-4 Zoning Mr. Pagliarulo asked how much C-4 zoning is in the City. Mr. Annunziato replied, "Very little. There never was very much C-4 zoning in the first place." Mr. deLong questioned whether they were making any recommen- dations for any areas to be C-4. Mr. Annunziato replied that they were recommending that the frontage on Old Dixie Highway, in the southern end of the City, be zoned C-4. He informed Mr. deLong that probably 15 acres are involved there. Mr. deLong asked how much C-4 they are taking out. Mr. Annunziato replied, "Approximately five acres." He added that they are also recommending C-4 zoning for the land south of the new post office. Mr. deLong remarked that it was not too big a piece. Mr. Annunziato estimated it was five altogether. Spada Cement Company, Old Dixie Highway Chairman Trauger remembered a few months ago, they said no trucks would be parked on the lot of Spada Cement Company. He sees five and six trucks parked there all of the time. City Manager Cheney advised that they are before the Codes Enforcement Board for the trucks and barbed wire on top of the fence. New Car Dealerships Mr. deLong commented that this City does not have one formidable new car dealership. With what car dealerships put into their edifices today, he stated that they certainly are not eye sores. In a lot of cases, they provide a lot to the local economy. If they relegate that area to C-4 and the other area to C-4 and take away the strip on Federal Highway, Mr. deLong asked where you would put a dealership. Mr. Annunziato replied that the City does not have the large spaces necessary for car dealerships. Probably, the land that is available would be too expensive. Mr. Annunziato did not think car dealers were going to pay $12.00 a square - 28 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 foot, and he did not see a large demand for them. Car dealerships generally like to conglomerate, be next to their competitors, and draw on one another. The opportunity in Boynton Beach is gone. Mr. Pagliarulo thought the car dealers were breaking away from the concept of congregated car dealers, and he referred to Earl Wallace and A1 Packer. Mr. deLong said A1 Packer was a prime example of what he was talking about. They have a beautiful complex in Delray Beach. Mr. Wandelt pointed out that it is very close to the other car dealers. Mr. Annunziato repeated his former statements. When they did this in 1978, Chairman Trauger recalled the subject of car dealers came up and, outside of the used car place that is there now, Boynton Beach has never had a request for a car dealership. Bars on Federal ~hway Mr. deLong thought there had been some disturbance with some bars located on Federal Highway and commented that C-3 would not sOlve that problem. He asked why they changed their idea from C-2 to C-3. If the Members would read the language in the Zoning Code of the intent and purpose that precedes every zoning district, Mr. Cannon thought they would find that the zoning district is intended to serve a particular neighborhood or group of neighborhoods. He did not think they could consider properties facing on U. S. 1 as serving just a particular neighborhood. Mr. deLong called attention to houses behind U. S. 1 they are trying to protect, and he thought some thought should be given to preventing not only what they had discussed but any future Poodles II. Mr. Cannon advised that C-3 does not allow topless bars but does allow the other kinds of bars. C-3 Zoning Earlier in this report, Mr. deLong noted it said there was an overabundance of C-3. Now they were adding C-3 instead of maybe C-2. Mrs. Huckle really did not see C-3 there. Mr. Annunziato agreed there was strong reason to support the C-2 in this particular area. He asked the Board to allow the Planning Department to look at the lot configuration to see the occupancy of the lots versus the kinds of uses versus the lot configuration. They will report back at the public hearing. - 29- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MAY 21, 1986 NEXT MEETING Mr. Annunziato did not think the Members would finish going through the report at tomorrow's meeting and asked them to think about when they could meet again. After discussion, it was decided after tomorrow's meeting, the Board would meet again on Tuesday, May 27, 1986, at 4:00 P. M., in the Building Department Conference Room. ADJOURNMENT There being no further business to come before the Board, the meeting properly adjourned at 6:05 P. M. ~tc~ir~angR~em:~Ye~arry ---~- (Two Tapes) - 30-