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Minutes 03-11-86
MINUTES OF THE PLANNING AND ZONING BOARD MEETING HELD IN COUNCIL CHAMBERS, CITY HALL, BOYNTON BEACH, FLORIDA, ON TUESDAY, MARCH 11, 1986 AT 7:30 P. M. PRESENT Simon Ryder, Chairman Walter--Marty" Trauger, Vice Chairman George deLong Marilyn G. Huckle John Pagliarulo Robert Wandelt Garry Winter Norman Gregory, Alternate Willfam Schultz, Alternate Carmen S. Annunziato, Director of Planning Tim Cannon, Senior City Planner Jim Golden Assistant city Planner Chairman Ryder called the meeting to order at 7:30 P. M., welcomed everyone, introduced the Members of the Board, Mr. Annunziato, and the Recording Secretary. He recognized the presence in the audience of Mr. Gregory, Mr. Schultz; Mayor Nick Cassandra, vice Mayor Robert Ferrell; Councilman Ezell Hester; Councilman Carl zimmerman; Peter L. Cheney, City Manager~'' Samuel Scheiner, vice Chairman of the Community Redevelopment Agency; Leonard Mann, Member of the Building Board of Adjustment and Appeals; Owen Anderson, Executive vice President, Greater Boynton Beach Chamber of Commerce; James Rhoden, Fire Chief; Rebecca Theim, Sun Sentinel; and Dan Roth, Palm Beach Post. MINUTES OF FEBRUARY 11, 1986 vice Chairman Trauger moved to approve the minutes as presented, seconded by Mrs. Huckle. Motion carried 7-0. ANNOUNCEMENTS None. COMMUNICATIONS None. OLD BUSINESS None. - 1 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 NEW BUSINESS A. PUBLIC HEARINGS REZONING Project Name: Agent-. Owner: Location- Description: Woolbright Place PUD Kiernan Kilday, Kilday & Associates Jonathan Kislak J. K. Fields Estate First Baptist Church of Boynton Beach Housing Capital Corporation Tradewinds DeVelopment Corporation North of Woolbright Road between S. W. 8th Street/L.W.D.D. E-4 Canal and the Seaboard Airline Railroad Tracks Request for a rezoning from R-lA Single Family Residential and R-3 Multi-Family Residential to PUD (Planned Unit Development) with a Land Use Intensity of 5.0 to permit the development of 618 Multi-Family dwelling units plus a church and a school Chairman Ryder explained the procedure they would be taking with regard to this item. To begin with, a presentation would be made by the City Planning Director, followed by a presentation by the applicant. Following that would be ques- tions by Board Members, and then people in the audience would be allowed to speak for or against the application. The public hearing would be closed; the matter would be discussed by Members of the Board, and that would subsequently result in a vote by the Board, which would take the form of a recommendation to the City Council. On Tuesday, March 18, this matter will come before the city Council for final decision. Chairman Ryder prefaced the hearing by saying the matter dealt with a change in zoning and a change in the permissive uses of the area and has been before the City several times in the past, and their request resulted in a denial. It was now before the Board again in a revised form to be divided into two parts. Tonight, the Board was to be confronted with just one part of the two parts (the PUD). The applicant was seeking approval of the PUD, which would consist of the church and 618 multi-level rental apartments. The commercial aspects previously sought in the original application are to be presented at a later date and will take place in the out parcels or the parcels which front on the northerly side of Woolbright Road. - 2 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Mr. Annunziato announced that on Monday, March 10, he received notice that Metro Corporation of Boca was being replaced by Kilday and Associates as the authorized Agent. Mr. deLong asked what the size in acreage of the R-1 portion of the rezoning request was. Mr. Golden answered, "75 acres, more or less." Mr. Annunziato said this application was substantially different from that which was previously denied and, there- fore, was not subject to the one year limitation and resubmission. Mr. Golden showed on the overlay where the proposed PUD would be located. Mr. Annunziato read his Memorandum dated March 4, 1986, addressed to the Chairman and Members of the Board, re Woolbright Place PUD Rezoning Request. The Planning Department's recommendation that this request be denied was for the reasons listed on pages 11 and 12 of Mr. Annunziato's memo. Chairman Ryder drew attention to paragraph 3 on page 9 of the memo, "WHETHER THE PROPOSED PUD WOULD BE COMPATIBLE WITH THE EXISTING RESIDENTIAL LAND USE IN THE VICINITY," and asked if it clashed with paragraph "3", under "RECOMMENDATION" on page 11. He said much had been said about the densities in this PUD being comparable to what they possibly have in Leisureville or Lake Boynton Estates, but he thought they should bring out the impact of 1,000 visits a day to the commercial areas to the south. Another thing Chairman Ryder thought should be brought out was that in the "PROJECT APPROVAL" on page 12 of Mr. Annunziato's memo, some of the recommendations did not completely satisfy the County Engineer because he felt Wool- bright Road would have to be entirely rebuilt. Mr. Annunziato had a long discussion with the County Engineer, and the situation is such that so many things would have to be done, not only because of this development, but because of development in general and lands currently zoned and not built on, lands built on, and all of the traffic which will impact Congress Avenue in this area. Trips will be up in the 50,000 a day range, and similar counts will be on Woolbright Road, so all of the improvements have to be in place in order to achieve the levels of service which were discussed. Mr. Walker, Director, Traffic Division, Palm Beach County, did mention Woolbright Road needing to be six- laned. - 3 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Chairman Ryder also felt emphasis should be placed on the fact that, together with access to the church and to the apartments, you have the thousands of visits that will take place each day to shopping centers through 8th Street. Mr. Annunziato suspected that most of the trips to the proposed commercial area would be from the south and primarily assigned to Woolbright Road, although there would be some distribution to the north. Mr. deLong commented that the problems that existed on Congress Avenue years ago were quite similar to what is going to occur on Woolbright Avenue if they get into a density that is quite heavy. He observed that it would be difficult to stop new development and thought they were try- ing to do something sensible with regard to density. If they took solely the residential portion of the application, which was some 35.8 acres, Mr. deLong pointed out that they would actually get a density of 17.88 units per acre, which is pretty high. If an application were being made today with the kind of density the people of Leisureville are now faced with in what they now have there, Mr. deLong did not think he could ever go for the kind of density they are presently living in. People in the audience agreed and applauded. 17.88 units per acre looked to Mr. deLong like another duplication of What is there now. vice Chairman Trauger wanted to see the zoning map again so he could take a look at the two sections down the road, which were adjacent to Woolbright Road. He thought they were going to get "boxed in" on the future zoning of this more than the use. Mr. Golden again outlined the PUD. Mr. Annunziato said within the limits of the PUD, approxi- mately 75 acres are R1A zoning, and approximately 11 acres are R-3. There is also a small recreational tract, which the applicant is proposing to relocate. All of the R-3 is adjacent to the railroad track. South of the proposed PUD from what would be currently about llth Avenue, Mr. Annunziato said an isolated R-3 district is along the railroad tracks. To the west of the R-3 district all the way to the canal is an R-lA district. Then from about 13th Avenue south to 15th, less the 1-95 right-of-way for the drainage ditch and the ramps, you have a C-2 district. The three parcels together are about 27 acres. vice Chairman Trauger asked if that would force the present- ly zoned R-lA and R-3 pieces to go commercial. Mr. - 4 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Annunziato replied that was the Planning Department's opin- ion. If they go PCD (Planned Commercial Development) instead of the local retails with C-2, Chairman Ryder said it would become C-3, where anything goes. Although it was not a subject for discussion tonight, he thought it was important that in order to get to the apartments from Wool- bright Road, you would have to go through this commercial area. Because they have the Future Land Use Element Amendment request on file, Mr. Annunziato said he could tell the Members that it says 207,000 square feet of retail and 62,000 square feet of offices. Chairman Ryder added that that there would be 1,400 parking stalls. Mr. Annunziato thought the projected trips were 9,000 or 10,000. Mr. deLong asked what kind of retail stores they were talk- ing about. Mr. Annunziato answered that PCD permits all uses which are permitted in C-3 plus other uses which may have required a conditional use, and plus any other commercial use approved by the Planning and zoning Board and the city Council. At a future date, if that piece went commercial, Mr. deLong asked if Mr. Annunziato was saying the R-3 or R-1 pieces would have to go C-3. Mr. Annunziato replied that he was not saying that. The application the city has is for a PCD. Within that is the opportunity for this Board and the Council to negotiate the intensity of land use. However, if the applicant withdrew his request, they would still have the isolated R-lA and R-3 zoned districts which, in the Planning Department's opinion, would leave them compelled to follow the request. Mr. deLong pointed out that there is nothing presently on that property. Mr. Annunziato thought they believed that every square inch in Boynton Beach would even- tually develop. It is a planning matter. Presentations by Applicant's Agent and Attorney Martin Perry, Attorney for Applicant Martin Perry, Esq., of the Law Firm of Perry & McCarthy, P. A., Northbridge Centre, Suite 701, 515 North Flagler Drive, West Palm Beach, Florida 33401, said they made changes in order to accommodate the comments and suggestions of staff. He asked Chairman Ryder to afford him the oppor- tunity of making a brief rebuttal following all of the public participation. Chairman Ryder agreed to this. - 5 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Kieran J. Kilday, Agent Kieran J. Kilday, Kilday and Associates, 1551 Forum Place, Suite 100A, West Palm Beach, Florida 33401, told everyone they are the land planners that prepared this master plan as well as the previous plan. He brought the previous plan they presented so he could explain the differences that occurred in the past four to five months in coming up with the present plan. 1o Commercial Area When they brought in the initial plan, they had five elements. They had a commercial area located on the south side. There was a request for a portion.to be rezoned for C-1 office use and a portion to be rezoned for C-3. Since that time, a new plan has been prepared for submittal to the City, and that will be coming up in May or June as part of the review process. Because of that, Mr. Kilday said they could not discuss it tonight, but he noticed the question did come up concerning a PCD. Mr. Kilday said the main concern on their previous proposal was the open-endedness of C-1 and C-3 zoning, and the PCD approach was taken in order to bring forth a proposal that could be conditioned. He brought that up specifically in terms of land use intensity, which was probably a political issue. When he said land use intensity, Mr. Kilday was talking about specific provisions concerning the ultimate disposition of the amount of square footage and the amount of office and/or retail that is going to be allowed on that parcel of property. However, that will require a separate public hearing and was not the subject tonight. 2. Church Site This was the second major element of their previous plan, and it was located immediately north and wrapped around the former commercial site area. In the course of the public hearings, there was considerable discussion, and Mr. Kilday pointed to different routes on the graphic. There was also an industrial property that had to be accessed through the parcel. In viewing that, Mr. Kilday said their main concern was that the church site was next to commercial on one side and also next to the industrial type road, so they took the church, which was probably the least intense use regarding the property, and moved it over entirely up against the E-4 Canal between S. W. 8th Street and the Leisureville area. - 6 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 3. Housing Us9 Under the previous plan, Mr. Kilday said their concern was that S. W. 8th Street, as it is designed and planned to be built today, comes up and rides up the backyard of a good portion of homes in Leisureville. He displayed a blow up of the area and said, as it stands now, S. W. 8th Street will go right behind them. Mr. Kilday stated that there was no doubt that S. W. 8th Street will connect Woolbright Road to Boynton Beach Boulevard to Old Boynton Road and eventually to the Boynton Mall. Mr. Kilday said they took S. W. 8th Street out of its old alignment and swung it out to try to get it away from the Leisureville homes. In doing that, they ended up with land area and put residential use on that land area on the previous plan. Some of the citizens had concerns in develop- ing the new plan. In addition to putting the church there, they designated a portion for a lake area and a portion for recreation. Since that time, in light of the comments from staff, they revised the plans and met with Mr. Annunziato so he could look at the revisions. They took the recreation completely off that side of the road, expanded the lake area between Leisureville and S. W. 8th Street, and moved the recreation area to the east side of the road. Mr. Kilday said they are currently working with the Department of Recreation's staff. In view of that, Mr. Kilday said they took all of their residential (west part of the plan) and moved them all over between the railroad tr~cks on the east and the industrial property and S. W. 8th Street on the west. In doing the adjustment on the recreation tract, Mr. Kilday said they also took into account the location of Sand Pines to be pre- served. Changes in Plan Basically, the above were the big changes of what happened. Mr. Kilday said the most important change was that the previous plan had 800 units proposed. The plan before the Board tonight had 618 units. They came in with the 618 units basically because the City's Comprehensive. Plan shows this area as moderate in part and high density in part. With regard to the 618 units, Mr. Kilday informed the Members that they split those units and designated them by acreages. - 7 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 With regard to the ultimate density, Mr. Kilday pointed out that in coming up with the PUD figures, they were giving the city the very net acreages of residential properties. He explained that is residential property once you take all of the buffers away from it and all of the open space areas and recreation areas out of it. If those figures were added back in, the density of those areas would be significantly less than the statistical breakdown shows. The other thing they did in reducing it to 618 units was to try and address the Land Use intensity issue. On one of the pages of the report, it comes out that the traffic being generated by this project is roughly the same as the traffic that would be generated by the existing zoning on the property. Mr. Kilday thought that was very important because traffic is a big issue in the City of Boynton Beach. The large numbers and intersections are the result of vast developments, including Leisureville, Boynton Lakes North, and the industrial parks to the south impacting Woolbright Road. No doubt their commercial will have a significant impact on the area, but Mr. Kilday said the PUD before the Board was a PUD that, from a traffic standpoint, would maintain the status quo. He called attention to the zoning map again and said it was an issue of trying to weigh what was best. Mr. Kilday realized there were a lot of emotional arguments and asked everyone to recognize the alternatives. He pointed out that they were trying to work with a piece of property made up of five landowners, including the church site, and several residential landowners in the commercial land. Mr. Kilday said they were trying to put them together in an orderly fashion that will work well for the applicant and the surrounding property owners. Mr. Kilday thought everyone would agree that the existing zoning within this area is a bad zoning plan. It takes the Seaboard Railroad and allows high density and low cost housing next to the tracks. Where they are showing an open space and passive park on the west arm of all of the streets of Boynton Lakes North, Mr. Kilday said what the existing zoning does is zone it R-3 so that at the end of every one of those residential streets, high density residential development is called for. Mr. Kilday referred to a question asked as to whether the new traffic pattern would make you drive by commercial and - 8 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 advised that the current traffic pattern makes you drive by commercial, but it is in such a disjointed way and checker- board effect that it will create a bottleneck of traffic because when 8th Street goes through, it will go through no matter whether people want it or not. He knew Leisureville had experienced that people will use short cuts. Mr. Kilday said the end result will be a boulevard type street with very limited access, which is far more desirable than the existing zoning. Mr. Kilday asked the Members to make their evaluation by looking at the current area, which has stayed vacant for some reason. Everyone knows it is an easily accessible prime property close in to the city that has many features around it. Mr. Kilday asked that the Members look at the plan and make a judgment as to what is going to be the best overall plan, knowing that the impact between the existing zoning and this plan is roughly the same. Comments by Attorney Perry Attorney Perry commented that the city staff recognized the compatability of what they were proposing with the Compre- hensive Plan, and in the staff,s report, the staff's analysis included a number of favorable things relative to this pro- ject (cohesiveness, the fact a park is needed in that area, and S. W. 8th Street is going to be built). Some other ones not pointed out by staff but pointed out by Mr. Kilday were the long finger, which provides a buffer for the people in Lake Boynton Estates, as opposed to the Comprehensive Plan's recommendation of a high density in the R-3 zone in that area. Attorney Perry wished to run through some of the comments included beginning on page 11 of the staff's report, after they made their recommendation of denial. 1. The.property is developable under the existing zoninq Attorney Perry referred the Members to page 7 of the staff's report and read from paragraph 1, "That there is no signifi- cant difference between the existing pattern of development and the proposed pattern of development, trafficwise;" and said it spoke to the staff's recommendation that there be 350 or so single family homes and 150 multiple family homes along the railroad track. He thought that totaled out to 480, but said it could have been 350 single family homes and 130 multiple family homes. Whether you develop it as 350 - 9 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 single family homes and 130 multiple family homes along the railroad track, or as proposed here, Attorney Perry empha- sized that you have the same traffic result, and there is no significant difference. Chairman Ryder disagreed because if it does away with single family homes, it would generally have to be on a grid pattern, where you would have cross streets (east/west and north/ south). It is still possible to get some streets going to Ocean Drive (not only 8th Street, but 7th, and possibly 6th Street). Chairman Ryder advised that this was originally contemplated in the original platting, and they were not talking about siphoning everything through one street, so Attorney Perry was wrong in saying this was the way it would have to go. Attorney Perry agreed 100% with what Chairman Ryder just said and added that it more than likely would be developed in that grid pattern, and the people would end up with 8th Street in their backyards, as presently laid out. He was not speaking to how it would be developed but was talking to how much traffic would be generated by it. The Traffic Engineers have concluded that if it were developed as single family along that grid pattern or any other single family pattern or as they are proposing, it would be the same result in terms of the amount of traffic that would be generated. Chairman Ryder asked about dispersal. Instead of siphoning everything through one street (Sth Street), they have cross streets (east/west and north/south streets) that may be handling the same amount of traffic, but it is being dispersed and not brought to one point. If you eliminate a north/south street, Attorney Perry said you would have to eliminate 8th Street. The traffic could not go north, so then that would be true. To his knowledge, the city would be opposed to the elimination of 8th Street. As a matter of fact, the city has really been directing them in the direc- tion in which they were travelling, which was to create 8th Street. Chairman Ryder commented that homes alredy exist on 8th Street, so it is there to stay. 2. Issue Relative to Exacerbating Of The Overcrowding Being Experienced in the Public Schools Which Serve The Area Attorney Perry said the school system is in the process of developing a five year plan, and a good portion of that plan is targeted from Lantana Road south into west Boca Raton. - 10- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 They do not question whether or not family homes in this project should bear some share of that. The fact of the matter is a great many things work in Palm Beach County and the State to create more funding for the public system because the school system recognizes there will be additional families and children. This problem will be solved. 3. When Impact of Potential Commercial Uses South of the Proposed PUD Is Added Into the Analysis Attorney Perry could not really argue with that and said they have some argument with the traffic figures; what Mr. Walker, County Engineer, commented on in his letter; and the use of the figures projected for the year 2010. He suggested to the Members that they were here to consider the PUD, not the other projects. Good planning may require that Mr. Annunziato advise them of these factors, but there is no visible evidence anywhere that demonstrates that with the improvements being requested of them as conditions of approval, the project will have an adverse impact on any area roadway. 4. Compatibility of land uses at the periphery is achieved only if one assumes that the publicly dedicated park is to be developed pgssively. Attorney Perry said Mr. Kilday just pointed out that they moved the park on the other side of 8th Street from the Leisureville community and are complying with the staff's request that it be an active park to serve the people in Lake Boynton Estates. He thought this issue had been answered. 5. Concerning the property south of the proposed PUD, it is the Planning Department's opinion that the Council may be precluded from rezoning this property to anything other than a commercial category. Attorney Perry said not all of the Members were here the first time they came through with the project. The Planning Department gave a recommendation of approval, but it was a split vote. At that time, for the first time, the issue of this industrial road was raised. Attorney Perry said the applicant objected very strenuously to that, to the end that he thought it dragged out the process of that first go around significantly. Mr. Winchester and other people were inVolved, and that industrial road became a very key issue. The plan now before the Board indicated compliance with - 11- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 the applicant's part in the removal of any and all reser- vations relative to providing access to Mr. Winchester's industrial parcel lying east of the railroad tracks, between the railroad and 1-95. Attorney Perry told the Members the creation of that road set the stage for the problem set forth in item 5 of Mr. Annunziato's memo of March 4 (the potential of the City having no choice but to zone the property between this industrial road and Woolbright Road commercial). To his knowledge, the subject of bending that road and bringing it further south was raised for the first time about a week ago, and Attorney Perry commented that Mr. Annunziato indi- cated that tonight. They had a lot of discussions over a few months, and Attorney Perry had reminded Mr. Annunziato one thing they talked about was placing some office buildings on the north side of the industrial road in order to buffer the industrial road from the residential, so that the residential was not immediately impacted. The fact of the matter was the road was basically a requirement of the city of Boynton Beach. Attorney Perry stated that they were agreeing to it because, frankly, it was futile to object to it. Attorney Perry reiterated that this road truly sets the stage for what is going to happen south of it, but it was not fair that it should be dumped in the applicant's lap at tonight's hearing that it was creating a problem. If further discussion was needed on that, he said he had time to continue that dialogue. Attorney Perry said they clearly recognize that this industrial road will bring with it traf- fic which is not conducive nor compatible with residential use to the south of it. They can buffer to the north of it and do a lot of things, but it was a matter of people sitting down and trying to achieve reasonable results. Chairman Ryder interrupted to say the City knows the out parcels will be developed, and they are not going to go through "no man's land" to get to their PUD. Attorney Perry was not suggesting that at all. 6. Issue of Density Attorney Perry thought Mr. Kilday addressed that. If they want to take these parcels out and forget all of the rest of the land, he commented that the density would go up, but the whole concept of a PUD is to arrange for clustering and to get more open space, - 12 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Attorney Perry informed Mr. deLong that there would be some two and some three stories. Mr. deLong asked if they were talking about CBS construction. Attorney Perry did not know but said the Metro people were present if it was an important question. He pointed out that three stories will not be located any closer than 200 feet from their north property line in order to assure that they will not be closer than 200 feet to any Lake Boynton Estates homes. In addi- tion, there will be a 50 foot buffer along that line. Chairman Ryder asked if anyone else wished to speak in favor of the proposal. Pastor Charles E. Brannon, First Baptist Church of Boynton Beach, 301 North Seacrest Boulevard, asked the Members of his church to stand, and they comprised almost half of the Chambers. He stated that the Church strongly believes this project is the best development that can be done at this point with the present configuration and all of the other items involved for the reason that one owner is better than five, and a unified development would save the City, the Church, Leisureville, and Lake Boynton Estates a lot of future development problems. Pastor Brannon made it very clear that building the new church was not conditioned upon this project being approved by the City. It was erroneously reported in today's news- paper that Tradewinds was building the church for them, and he emphasized that was not correct. They are building their own church. Regardless of this Board's vote or the city Council's vote, First Baptist Church owns 18 acres in that 115 acre development. If they are not involved in the 12.6 acre site, where they are presently, they will simply shift to the east with their present 18 acres and build there. Pastor Brannon asked the Board to multiply by 5 the work of the city Planner, P&Z, city Council, all of the public meetings, debates, and adverse publicity and said they would be spending a lot of money and time. They now had the opportunity to develop it under one owner, one site, and one plan, which made good sense. Pastor Brannon thought common sense should prevail and they should push on with the project. Pastor Brannon felt the project gave them guarantees rather than some maybes. He said it would be pretty good odds that they would have the same problems they had tonight if some- body came in later with a plan, but, in a large sense, they - 13- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 have a guarantee to develop the PUD under the city's control and to develop the PCD in a unified manner under the leader- ship of the City as well. Pastor Brannon said First Baptist Church, Leisureville, and Lake Boynton Estates must make compromises to make this work. He believed what is best for the city will ultimately be best for the rest of them. Pastor Brannon said the Church made compromises in repositioning, giving up property, and giving up a site. They had the prime site right in the center of everything but wanted to be developed under one developer so they could control the site. Right now, many things have been done because the City requested them, and Tradewinds reduced the number of units from 800 to 618. Pastor Brannon said they have agreed to predominantly two story buildings. Also, the agreement was made regarding the Winchester Road, which was difficult to do. They also agreed to the buffer zones and swinging the road to prevent Leisureville residents from having 8th Street in their backyards. The agreement was also made for the increased recreational site. When the PCD comes before the City, Pastor Brannon thought it would be a positive point because the City would be able to control everything that is done in the PCD, which was the way he thought Mr. Annunziato, the Board, the city Council, and he would want it. Pastor Brannon wanted the area to be developed under the City's leadership and believed Tradewinds was making every compromise they possibly could, to the best of their present position. Others have tried to develop that into a single family area, and it failed. Pastor Brannon said there was no guarantee that any single family development at all can work there. He was confident that if they worked at this one united plan long enough, it would ultimately benefit everybody. Chairman Ryder pointed out that nowhere along the line, in previous hearings or tonight, had any objection been raised to the Church. The Church can come there any time it pleases. Dorothy Vaughan has lived at 334 S. W. llth Avenue for 24 years and is employed by the School Board as a School Psychologist. When schools become overcrowded, she said dividing lines are adjusted to accommodate the students - 14- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACh, FLORIDA MARCH 11, 1986 entering that school, and students in less crowded class- rooms are placed by this method. Mrs. Vaughan said the statement that schools being constructed not close by would be of no benefit to Boynton was not true. When new schools are built, students presently being bused into our area will go to the schools closer to them and will leave space in the local schools for local children. The children of Boynton Beach will not be disadvantaged by this project. A. Clyde Worrell, 2668 S. W. 23rd Cranbrook Drive, addressed the positive aspect of the cohesive development Mr. Annunziato spoke about and the fact that they should consider the single unit ownership and development of this land. The Church owns 18 acres of platted land just north of the C-2 property but, unfortunately, DOT allowed just one 80 foot cut into the property, and it was put through a platted par- cel that has not been replatted. The Church owns property directly above the C-2 line from the left side of the vacant point where the canal is, across, and about two blocks up. He believed the City would have a hodge-podge if the Church built in the center of the property and five or six developers had to work around the Church. Mr. Worrell recommended they use the single unit cohesive development plan now before the Board and allow the Church to be moved. Debbie Rogers, Boynton Lakes Estates, thought the project was a positive project for the community as a whole. She said all of the people could not be here, and some stayed home after expressing to her that they had full confidence in the City and the Planning and Zoning Board that they would have the best interests of the community at hand. Chairman Ryder thought they should move to those who wished to speak in opposition to the project. Joseph Molina, 811 S. W. 6th Avenue, thought they should be cognizant of the fact that about 10% of the population of Boynton Beach surrounds this property in Leisureville and Lake Boynton Estates. The value of the homes in this area range anywhere from $70,000 to over $100,000, not including the amenities that were added to the homes. Across from the canal, where the church presently is to be built, there are homes in Leisureville ranging anywhere from $90,000 to $115,000 on S. W. 15th, which runs from S. W. 14th Avenue all the way down to So W. 7th. Across from the homes that - 15- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 are on the canal, there are homes ranging in the $80,000 bracket° Mr. Molina knew people had been living there for the past 16 years paying taxes. All of the landscaping and sanitation of the streets is maintained by Leisureville, and they do not use any schools. The people in Lake Boynton Estates abut the property supposed to be changed on the north. Some of the young people put their futures there and do not want to see the neighborhood change from homeowners to rental apartments but want single family homes, as it is presently zoned. Because the property lies vacant, it does not mean that it has to be developed in any way. All of the homes that ought to be built there could be built in the same manner as Lake Boynton Estates was built. Mr. Molina said they did not need the additional traffic from the rentals and commercial development and said from 3:00 P. M. until 5:00 P. M., there is a standstill from Federal Highway to 1-95. Mr. Molina recommended that the matter be tabled, as it was not for today. Mr. deLong asked if he would have any objections if the development was condos for sale and asked if his objection was to rentals. Mr. Molina was complaining about the density and referred to the construction along Congress Avenue from Hypoluxo Road south. He said the amount of rental apartments being developed and the traffic they are generating was unbelievable. Mr. deLong pointed out that intelligently, they had to look at growth management problems. Those people want their place in the sun just like Mr. Molina did 16 years ago. Gary Lehnertz, 619 S. W. 2nd Avenue, Vice President of the Lake Boynton Estates Homeowners Association, speaking for them and as a homeowner, said they had a number of concerns about the rezoning request. The city had said it could be zoned under the present zoning and did not have to be a higher density, rentals, or two or three story buildings but could be single family homes. Mr. Lehnertz thought that was a major consideration that should be taken. A week ago, the Homeowners Association had a meeting at the VFW, and there was standing~room only. With the exception of one individual, everyOne there opposed this rezoning. Mr. Lehnertz read a short statement from the Association say- ing they opposed the rezoning. The property is rated R-1 - 16- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 and R-3 and people in the area bought their homes with the understanding that future neighbors would be single family homes or duplexes, not two or three story apartment units. Secondly, the density is such that there would be an adverse impact to the property values of the surrounding homes in both Lake Boynton Estates and Leisureville. In addition, the surrounding roads would definitely have a problem handling the impact of the traffic. Mr. Lehnertz said a final problem to consider was the area schools. Both Galaxy and Congress are putting in portable units for the existing conditions. If even half of the 618 units have children, the results will be obvious. Mr. Lehnertz thought the above showed the feelings of the Homeowners Association. He admitted there were some advan- tages to the project but felt if they looked at all of the advantages and disadvantages, the disadvantages would far outweigh the advantages, and he hoped at some time it would be developed as single family homes. There was loud applause. Marge Roberts, 112 S. W. 8th Place, Co-Chairman of the Coalition of Concerned citizens of Leisureville, said changes made by the Board should be made to accommodate the needs of the community, and the community certainly does not have a need for additional rentals. On that basis alone, there should be no change in the present zoning. Mrs. Roberts also pointed out that rentals were not compatible with the surrounding area, and people in Leisureville and Lake Boynton Estates invested their life savings in their homes. Mrs. Roberts said these people have roots in the community which are not typical in a transient type setting. The drain on public schools and other public facilities were also a strong factor to deny further rentals. Mrs. Roberts emphasized that no special interest group should influence this important decision. Mrs. Roberts also told the Board Members that the value of Leisureville homes and condos have already been adversely affected by the commercialization of neighboring proPerties which she named. This so-called growth has already increased the traffic flow through Leisureville on 18th Street, Ocean Drive, and S. W. Congress Boulevard. The impact on all utilities and services will require additional taxes, and rezoning does not add anything to the City's tax base. Mrs. Roberts said they believe the present zoning of - 17 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 the property in question should remain as is to preserve the value, tranquility, and life-style of their community. Mrs. Roberts pointed out that S. W. 8th Street also impacts on Ocean Drive, through Leisureville. The heavy commercial traffic would impact on Ocean Drive. People will try to escape all of the traffic lights. The four-lane road is still in the backyard of five homes, including Mrs. Roberts' home. Chairman Ryder asked if anyone else wished to speak in opposition to the proposal. Mr. deLong informed him that three people spoke for the proposal and would now have four against° He suggested Chairman Ryder keep the same number. There were protests from the audience saying it was a public hearing. Dan Boyer, 712 S. W. 3rd Avenue, Lake Boynton Estates, said those for the proposal used a lot of time. He thought South Florida was becoming a haven for "get rich realtors" and did not think they should go here because the proposed rezoning would change the character of the entire area. Mr. Boyer said they could put a park there, and there was no reason they needed a mass development there to compound problems. Mr. Boyer observed that in the first 1½ hours of this meet- ing no mention was made that these were going to be all rental units. He asked who this was for and what was in it for Boynton Beach. A man in the audience shouted that there is a strong rumor in Leisureville that a voting Member of the Board is a builder/developer and if that was true, he felt there was a definite conflict of interest. THE PUBLIC HEARING WAS CLOSED. As to the comments made by Mr. Boyer, Attorney Perry said the right for a property owner to use his property goes back as far as he could remember. This is a piece of property owned by somebody, and they have the right to use it. If the City does not want it to be used, they have the right to come in and buy it and make it intO a public park. Attorney Perry suggested that the plan now before the Board was modified significantly not just by a reduction of 25% of the originally proposed units but also the land area was changed as a result of the industrial road to serve the - 18- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Winchester property. He referred to the map and what is currently R1A and said there can be no access to the Winchester parcel south of that line. The closer you get to that line, the less likely there will be an access because of the problems created by the railroad, safety, etc. If they go back, stay with that, and change the Comprehen- sive Plan, and have it all single family, Attorney Perry said they will thwart a couple of goals and objectives of the City that have been present from the beginning, which are to find a way to get access to the Winchester parcel. Unless he misunderstood previous conversations he had with Mr. Annunziato, Attorney Perry said the City will not have a residential road going through a residential area. People in Leisureville may think they have an industrial road along S. W. 18th, but he was sure they would not want to have an industrial road going through Leisureville. Attorney Perry explained that meant that the current railroad crossing at Ocean Avenue will continue to be the industrial crossing for a long time in the future. He did not have an answer to the emotional concerns that were raised and was not going to argue with them. Attorney Perry said the applicant presented a well conceived plan that complies with the city's Comprehensive Plan for the development of this piece of land. In spite of the fact that Congress Avenue is currently under- going construction of thousands of apartments, Chairman Ryder said they are being constructed in areas zoned for those purposes. He asked why they had to have apartments here in a parcel surrounded completely by single family homes and asked where the public need was. There was loud applause. Chairman Ryder commented that this area extends about 1/2 mile in length and is blocked in. You cannot get there from the east because of the railroad and 1-95, from the west because of development, and can only get there from the north and south. The solution here provides one single street (Sth Street) to take care of proposed apartments and the future commercial developments, where you will have thousands of visits each day. This is in contrast to the planning which went on years ago where you had streets running east and west and north and south so traffic could not disperse and everything funneled through one street. Chairman Ryder could not help but think also about the PCD which is yet to come on Woolbright Road. It proposes three - 19- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 two story office buildings, three out parcels which have not been identified as to what their use will be, a shopping center of almost 140,000 square feet, and parking spaces for 1400 cars. This would be between the so-called PUD and Woolbright and would be available only to 8th Street, so everything would-have to go through there. Chairman Ryder had a newspaper article that said Broward and Palm Beach Counties are the two Counties in the United States which have the highest degree of vacanies in office build- ings. The proposal not only does not belong here because of its effect on the surrounding area, but Chairman Ryder said it would aggravate the getting on and off of Congress Avenue or Boynton Beach Boulevard. He pointed out that the buildings always come first, and the roads perhaps come later if funds are available. Congress Avenue has been slated to be widened for years, and people still have to cope with the ever growing traffic. Chairman Ryder read from the County Engineer's letter, dated February 18, 1986, that "If possible, the city should limit the density or intensity of development projects in this area since it will be very difficult to provide the roadway system that this report indicates will be required." Chairman Ryder said Mr. Walker was referring in his letter to reconstruction and widening of Woolbright Road, even across 1-95, as a result of what may happen here. Chairman Ryder complimented the city Planning Staff for the work they did and said they recommended denial. Similar affirmation of denial came from the County Traffic Engineer. The Members heard the fears expressed by homeowners in Lake Boynton Estates and Leisureville. He asked if they should continue to let the area be developed along the lines originally intended or yield to the entrepreneurs who will long since be gone and not be here to face the consequences. There was applause. Vice Chairman Trauger said with the drop in interest rates, they have seen a market develop for houses in the neighbor- hood of $70,000 to $140,000 north and south of them. He asked if a good look had ever been taken at this in the planning for this area and commented that Gallop still says the American family needs a single family home with its own yard to raise children. He and Mrs. Huckle sat on the original Board that put the property to R1A, and Vice Chair- - 20- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 man Trauger said this is the last large R1A left undeveloped in the city. He asked what the city would gain from this. Vice Chairman Trauger thought the Board owed a responsi- bility to the City to protect its master zoning plan and to keep it within the bounds of controlled growth. There was more applause. Mr. deLong brought out that something will go on that property, as Attorney Perry said earlier. He feared that some people might think they bought in Boynton Beach to the exclusion of the rest of the people. Mr. deLong was against the proposal because of the County Engineer's report and the schools. He stressed the point that rezoning was being applied for. If the land was properly zoned, Mr. deLong said he would be the first one to vote for the rentals, but since they were talking about rezoning, it was a different situation. The Board had to protect people's rights. Mr. deLong also read from the County Engineer's letter and recommended that to preclude another situation like this, the city should do something to discourage another attempt to rezone into high density. Mr. winter moved that the request be DENIED, seconded by Mr. Wandelt. The motion carried 7-0. The Board took an intermission at 9:37 P. M. resumed at 9:48 P. M. The meeting B. SUBDIVISIONS PREAPPLICATIONS Project Name: Agent: Owner: Location: Description: Manor Care Nursing Center Enrico Rossi, P.E. Manor Care of Boynton Beach, Inc. Congress Avenue at Charter Drive, Northwest Corner Division of existing property into two platted parcels in connection with future expansion of the Manor Care Nursing Center Mr. Golden said this is a 7.4 plus acre parcel, and the existing center occupies approximately 3.3 acres of the parcel. As part of the plans for expansion, there would be the addition of a personal care facility and convalescent center immediately south of and adjacent to the existing - 21- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA M~RCH 11, 1986 center. Manor Care is seeking to divide its existing parcel into two smaller parcels of approximately equal size. Parcel A will contain the existing center, and Parcel B will be the future site of the proposed personal care facility. Parcel B will be under separate ownership, but both parcels will remain under the control of Manor Care, Incorporated. The Technical Review Board (TRB) recommended approval, subject to staff comments from the Utilities Department and the Planning Department. Peter Breton, Esq., Moyle, Flanigan, Katz, Fitzgerald & Sheehan, P. Ao, 9th Floor, Barnett Centre, 625 North Flagler Drive, West Palm Beach, was with Don Feltman, of Manor Care, Inc., and Enrico Rossi, P.E. Mr. deLong asked what a personal care facility is and if it was an ACLF. Mr. Breton replied that it was not an ACLF but a convalescent facility that provides a lesser degree of care than a nursing facility but more services than an ACLF. Mr. deLong asked if it takes non-ambulatory people. Mr. Felton answered that both types would be in the facility. They are known across the country as a personal care facility. It allows a lesser care environment for many individuals who are probably in nursing facilities today but do not need the intensive care provided, so this would be a cost effective alternative for those individuals who still need assistance and care but not the heavy, intensive care. Mr. Felton told Mrs. Huckle they are anticipating providing one hour of nursing care per day per resident. It will be licensed by the State. Mr. deLong asked if it would be a Health and Rehabilitative Services (HRS) license. Mr. Felton answered affirmatively. Mr. Felton confirmed Mr. deLong's statement that they were not talking about rezoning. As the industry matures, they are trying to provide various levels of care to meet the specific needs of senior citizens. They have found there is a strong interest in these facilities, and many residents transfer out of nursing centers because this facility is less costly, and they do not have to remain in a skilled nursing center. Mr. Felton was aware of the staff comments and had no problem with them. - 22- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Mr. Felton informed Mrs. Huckle that the existing facility is pretty close to capacity. The occupancy fluctuates from day to day because they have a strong rehabilitation program. Mrs. Huckle noticed they propose a 120 unit facility and asked what they defined as a unit. Mr, Felton replied that they were talking about beds and told Mr. deLong they were talking about semi-private and private rooms. Mr. deLong commented that the tendency in the nursing field is to do an all encompassing thing like this in the same area because keeping in the same environment is beneficial to elderly patients. Mr. Felton said Mr. deLong brought out a very good point, and the State of Florida Health Depart- ment and Health Departments in other states are recognizing that the continual care campus is a thing that would be very beneficial to communities across the country to meet the needs of senior citizens. Vice Chairman Trauger moved to approve the preapplication, subject to staff comments. Mrs. Huckle seconded the motion, and the motion carried 7-0. C. SITE PLAN Project Name: Agent: Owner: Location: Legal Description: Description: Nortech Warehouse Building Robert W. Norene Robert W. Norene and James W. Nowlin, Sr. Neptune Drive at Thor Drive, south side S. 281.5' of the N. 873' of the E. 149.97' of the W. 299.94' of the NE} of the SW} of Sec. 5, Twp. 46 S., Rge. 43E Request for site plan approval to construct a 15,600 square foot ware- house building on .95 acres Mr. Golden said the proposed location for this is at the bend where Neptune Drive and Thor Drive meet, immediately south of Caloosa Park. The proposed structure is rectangu- lar shaped, and it is divided into 12 bays, approximately 1,300 square feet in size. The required loading zone is provided between rows of parking on the east side of the building. Materials and color schemes for the building were not provided by the Architect. - 23 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Mr. Golden said access includes an ingress drive on the west side of the building and an egress drive on the east side of the building. The TRB recommended approval of the request, subject to staff comments from the Building, Engineering, Utilities, pOlice, and public Works Departments and also the City Forester. Robert W. Norene, General Contractor, 5115 Garfield Road, Delray Beach, Florida 33445, was not familiar with the staff comments. He had talked to George Davis, Architect, who informed him they would have to put in a rear exit door. Chairman Ryder asked Mr. Norene if he understood that he would have to conform to the staff comments if this was approved. Mr. Norene said he would have no problems. Mrs. Huckle asked if the intent of the building was just to rent it out. Mr. Norene answered affirmatively and agreed he did not know what they may have in there. Mr. deLong moved that the site plan be approved, subject to staff comments. Mr. Pagliarulo seconded the motion, and the motion carried 7-0. 2. Project Name: Agent: Owner: Location: Description: Ridgeway Plumbing Office/Warehouse Facility Steve Scowden Gregory J. Kozan East side of East Industrial Avenue, between dead-end and S.A.L. Railroad Request for site plan approval to construct a 10,750 square foot office,/ warehouse building on 1.133 acres Mr. Golden said the proposed building is rectangular shaped and will be of steel construction. The office area will be on the west end of the building on East Industrial Avenue. Overhead doors will be on the south side of the building, and a covered parking area will be provided. The parking lot will be on the south side of the building where access will be provided to East Industrial Avenue by a two lane driveway. Mr. Golden advised that a revised utilities schematic was submitted to the Utilities Department prior to the TRB, and met with their approval. The TRB recommended approval, subject to staff comments from the Building, Engineering, - 24- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Police, Public Works, and Planning Departments and also the City Forester. Vice Chairman Trauger asked if there was a new owner, and Mr. Steve Scowden, Scowden Construction Company, 2420 Pine- burst Drive, Lake Worth, Florida 33467, informed him that Mr. Ridgeway is retired and Gregory J. Kozan is the Presi- dent. Chairman Ryder asked if they would be giving up the location on BoyntOn Beach Boulevard. Mr. Scowden answered affirmatively. Mr. deLong wondered if Mr. Scowden had read the staff comments, and he had. Mr. deLong referred to the comment from Bob Donovan, Chief Plan Reviewer, Building Department, which said the plan shows 30% of non-warehouse area. Mr. Scowden explained that it was an oversight, and they have now dedicated more warehouse area and less office area° Mr. deLong noticed the office portion of this was 2,500 square feet and asked if they were going to cut that down. As shown on the original plan, Mr. Scowden said the office was 3,000 square feet, and they cut it down to 2,490, which is 24% of the total square feet. Mr. deLong noticed there was one parking space for 800 square feet on the application and asked if the same parking requirement was appropriate whether it was an office build- ing or an office use in conjunction with the warehouse. Mr. Annunziato replie~ that the parking runs to the personal use of the building, which is one reason they talk about the 25%. Mrs. Huckle asked if there was any plan for widening that street. It seemed to her there was a lot of congestion, and she wondered if there was a traffic problem, as there is no way out of the street. Mr. Annunziato answered that there is a 50 foot right-of-way in all instances except in front of this property, and Staff is recommending that the appli- cant convert his roadway easement to right-of-way. He said the potential is there for improvement but he did not think there were any current plans to improve Industrial or West Industrial Avenue. Mrs. Huckle thought the city should look at it, as it looked like a frightening situation to her, and she did not think it should be allowed to continue indefinitely. Mr. deLong moved to approve the site plan, subject to staff comments. Mrs. Huckle seconded the motion, and the motion carried 7-0. - 25- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 SITE PLAN MODIFICATIONS Project Name: Agent: Owner: Location: Description: Bethesda Memorial Hospital Robert B. Hill Bethesda Memorial Hospital West side of Seacrest Boulevard, south of Golf Road Request for approval of an amended site plan to allow for an expansion of the existing hospital to include a 34,560 square foot addition housing an ambulatory care facility plus an auditorium and offices and an 8,474 square foot addition housing a neonatal intensive care unit, as well as a change in parking lot layout and design Mr. Golden said the hospital is proposing two new additions to the existing facility. The first addition will be a new three story wing located on the east side of the building facing Seacrest Boulevard and will be the future location of the ambulatory care facility, as well as a new auditorium and office space for the staff. The second addition will include a second story expansion of an existing wing to the rear or west of the main building on Seacrest. This addition will be the future location of the neonatal intensive care unit. The applicant was also requesting a change in the front parking lot on Seacrest. The TRB recommended approval of the request, subject to staff comments from the Building, Engineering, Utilities, and Planning Departments. Chairman Ryder asked about the request on the part of the hospital to delay a necessary change in the parking. He assumed they were not asking for any variance and intended to conform to the present requirements. As part of the approval of the radiation therapy building, Mr. Annunziato explained that there was a requirement to reconstruct the front parking lot. Obviously, with this project in mind, it would not make sense to reconstruct the parking lot an~ then tear it up in part, so the applicant is requesting that approval be extended to this phase of development, and then this will be the last improvement. Mr. Annunziato clarified that the configuration of the parking lot in front of the building, as proposed, is somewhat different than the con- figuration that was previously approved. - 26 - MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Mr. deLong recalled that the Hospital made a request concurrently to delay something that had been mandated previously, and he did not find that Mr. Annunziato addressed that in his recommendations. Mr. Annunziato answered that it was addressed in the totality of the request. He con- firmed Mr. deLong's statement that he was recommending that also. James Schiller, Director of Engineering, told the Members they are building the building to utilize the existing operating rooms. The ambulatory care unit will receive ambulatory care patients, and then they will be taken into the existing operating rooms, so additional operating rooms will not have to be built. Mr. Schiller showed the Members the new colors for the hospital. The main two colors will be peach and ivory with a blue accent stripe. Mr. Schiller informed Chairman Ryder that the new entrance off of Golf Road is working out well and is being utilized for the purpose they intended it for. Most of the additional parking is now open, but there are still about 130 spaces not quite finished. Chairman Ryder asked if the improvements to the parking included the lighting fixtures as well. Mr. Schiller answered affirmatively and added that they are upgrading the parking lot to meet the current Code requirements. Mr. Winter moved that the site plan modifications be approved, subject to staff comments. Mrs. Huckle seconded the motion, and the motion carried 7-0. e Project Name: Agent: Owner: Location: Description: Meadows Square Shopping Center Kieran J. Kilday Turks and Caicos Corporation, B.V. Congress Avenue at Hypoluxo Road, southwest corner Request for approval of an amended site plan to allow for the addition of an 11,052 square foot office/branch bank building Mr. Golden told the Members the request, as originally sub- mitted by the Applicant, included the office/branch bank building and a convenience store, including retail gasoline sales. On March 4th, the TRB recommended approval of the - 27- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 office/branch building, subject to staff comments from the Building, Engineering, Public Works, and Planning Depart- ments. However, they determined the proposed location, design, and access for the convenience store would pose significant problems, which Mr. Golden outlined. Mr. Golden said Mr. Kilday was at the TRB meeting and requested a withdrawal of the convenience store. A letter was distributed at the beginning of the meeting indicating the withdrawal. At the time of the TRB meeting, the intent was to redesign the site and resubmit the convenience store for approval at a future date. Mr. Golden said the bank building is proposed to be a two story structure with the branch bank, including drive through windows, located on the ground level and the office area located on the first floor above the branch bank. Chairman Ryder noticed it was not contiguous to the present construction of the shopping center and asked if it was an out parcel. Kieran J. Kilday, Landscape Architect and Planner, replied that it is not an out parcel and is part of the existing shopping center and under the same ownership. It will be a Barnett bank. There was discussion about the convenience store and gas station. Mr. Kilday said they are trying to work out some circulation problems. Mr. deLong moved, seconded by Mrs. Huckle, to approve the site plan modifications, subject to staff comments. Motion carried 7-0. OTHER e CONSISTENCY REVIEW - Proposed amendments to Section 19 of the Code of ordinances and to Section 9C of Appendix A, zoning, which provides for procedures for review and approval of proposed amendments to the Boynton Beach Comprehensive Plan As it had been a long evening, Chairman Ryder wished to give it more study and asked if the~ could relegate it to a Special Meeting or the next meeting. Mr. Annunziato replied that they need to make things work properly, and he suggested a workshop so they could talk about it. Mr. Annunziato said the workshop may only be 15 or 20 minutes, or it could be two hours. The Members concurred with the - 28- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 suggestion. After discussion, it was decided to have the Workshop on Monday, March 24th at 3:30 P. M. in the Building Department Conference Room. Mr. Annunziato said a notice would be sent out. Request for approval of a gymnastics training school at the Boynton Commercenter PID Some months ago, Mr. Annunziato said a request was made to the City Council to consider amending the Codes to provide for this. The city Staff prepared for the Council the memo before the Members, which outlined the Staff's position. The Staff's position had not changed, and the applicant was asking the Board, as they are responsible for authorizing uses in Planned Industrial Developments, to include this as a permitted use in the Boynton Commercenter PID. Mr. Timothy Rand, Boca Raton, has been teaching gymnastics for the last 14 years. For the last ten years, he had a school in the Gateway Industrial Center in Pompano Beach. Sixteen gymnasts graduated with full schOlarships for college, and gymnasts competed on the National level and also performed in International metes. Mr. Rand emphasized that gymnastic schools are unlike spas, karate schools, and dance schools. They need approximately 12,000 to 15,000 square feet and 18 to 20 feet clear ceiling heights. In Palm Beach County as well as in your cities, the schools are in industrial areas. He referred to the Boca Academy of Gymnastics, which is zoned M-1. Palm Beach County approved LI zoning, which is light industrial. In Lake Worth, Gold Coast Gymnastics is LI zoning, and Mr. Rand named other schools that are in industrial areas. He said they cannot expect to survive at places like the Boynton Mall at $65 a square foot. They need to be in a warehouse area where they can have $5.00 or $5.50 a square foot. Mr. Rand said they start children at one year old in what they call "Mom and Me" programs. They progress into pre- school programs and then have competitive teams that compete locally, regionally, and nationally. One team was the llth top team in the country. Mr. Rand felt this fitted into the City's plan and said it is a very clean use. Mr. Rand said they do not do any of the things that are pro- hibited in a PID zone. They also teach handicapped and retarded children, deaf and blind, and cerebral palsy. They have adult classes and teach senior citizens cardio- rehab. Mr. Rand said this is recreation and will help the community. - 29- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 Mr. Rand knew of no real reasons for them not to be in a light industrial area and said that is the only place where the buildings can be provided. For instance, one special training school they use is called a foam pit and is 16 feet wide, 40 feet long, and five feet deep. Most of their park- ing is a drop off service, and the Boynton Commercenter would fulfill the parking needs. Chairman Ryder said this was the Board's first experience with a PID, and this activity was not considered as a permissive use in a PID. There was also the inference that if that were permitted, they might get other requests which would depart from the original concept there. As pointed out by Mr. Annunziato, Chairman Ryder said there are other areas in C-3 and C-4 where this could be done. Since this PID was the City's first effort in PIDs, it was a ques-tion in Chairman Ryder's mind as to whether this would be fitting. Mr. Annunziato stated that he would feel uncomfortable recommending a gymnastics school in an industrial building but would not feel uncomfortable if it were a specific building designed to meet the needs of a gymnastics school with adequate parking, etc., even if it happened to be in an industrial area, so you would not have the compatibility problem. He did not see it as being a use which fits in a PID. Mr. deLong asked how many people they employ. Mr. Rand replied that they have nine satellite gymns. Their major facility has 9,000 square feet, and they employ 13 people. The satellites are 5,000 square feet with maybe eight or ten people. Mr. Rand estimated they would have 1,200 students in this school and would probably have 15 or 20 employees. Mr. deLong asked how it would be detrimental and incom- patible to something like a wicker operation. Mr. Annunziato replied that a wicker operation is primarily a wholesale operation. He said they evaluated what the pur- pose of a PID is, and this would be an area which would generate opportunities not only for the uses themselves but give operating advantages for the abutting uses in the PID. Thirdly, they would hope they would not have uses where they would have people dropping children off. Right now, Mr. Rand said at the Gateway Industrial Center, they are across from a tile place, a skating range, and a - 30- MINUTES - PLANNING AND ZONING BOARD BOYNTON BEACH, FLORIDA MARCH 11, 1986 bar and have not had any problems. They run a tight school which is a safe environment. The children never leave the building. The parents must come and pick them up. Mr. Rand said Palm Beach County ran into this problem, which was why they made it a permitted use in LI zoning. He admitted it is not a permitted use in the City's PID but stressed that they cannot be in a heavy manufacturing area and do not want to be around that type of area. As far as C-3 and C-4, Mr. Rand admitted to Mr. deLong that he was getting back to price. He said the only way it would be feasible would be if he could buy a tract of land and build but economically, he could not do that. Chairman Ryder was concerned about setting up a deviation which could set a pattern for similar requests. Mrs. Huckle did not think it was consistent with the City's PID. Mrs. Huckle moved to DENY the request, seconded by Mr. deLong. Motion carried 7-0. COMMENTS BY MEMBERS None. ADJOURNMENT There being no further business to come before the Board, Mrs. Huckle moved, seconded by Mr. Winter, to adjourn, and the meeting adjourned at 10:40 P. M. Patricia Ramseyer Recording Secretary (Three Tapes) - 31- MEMORANDUM 4 March 1986 FROM: Chairman and Members Planning and Zoning Board Carmen S. Annunziato Planning Director RE' WOOLBRIGHT PLACE PLANNED UNIT DEVELOPMENT'REZONING REQUEST INTRODUCTION Kieran J. Kilday, agent for Tradewinds Development' Corporation, requests that an 85.29+ acre tract of land located .~rth of Woolbright Road betwee~ S.W. 8th Street as platted, ~t not con- structed in Lake BOynton Estates. and the Seaboard ~ne Railroad be rezoned from R-iA (Single-Family Residential) andR-3 (Multi-Family Residential) to a Planned Unit Development with a Land Use Intensity = 5 (PUD with-LUI = 5). This request follows a similar request which.was not-approved .by the City Council in the Fall of 1985; however,~beca~the .master plan which accompanies this rezoning request.~is.'sub~tially different from the zoning and master plan which'was-~t'approved, this application is not subject to the zoning.~regula~on which would have required that one year'pass beforere-ap~c~tionl SURROUNDI USE attac a To the north of the parcel proposed for rezoning is a single-family neighborhood zoned R1A, with a land use-category of Moderate Density Residential. This R-lA District is developed wit.h..$ing!e-fami!y housing valued in the $60,000 to-$~0-,-000 range, except for lots immediately abutting the propos~dPUD, which are vacant. To the east of the proposed development is~ the Seaboa~-d Airline Railroad right-of-way and a narrow M-l, Light Industrial zoned strip. This M~i zoned strip is largely undeveloped With access from Ocean Avenue. Further to the east is 1-95 with_interchanges at Woolbright Road to the south and Boynton~Beach Boulevard to the north. Lying directly to the south of this parcel, but north-~of Woolbright Road, are two tracts of land under contract by Tradewinds. These two tracts of land are zoned as follows: EAST OF SW 8th STREET ZONING _~ACRES R-lA Single-Family Residential R-3 Multi,FamilyResidential C-2 Neighborhood Commercial TOTAL 11.36 1.89 --~-8.59 WEST OF SW 8thSTREE~ ...... R-lA Single-Family Residential C-2 Neighborhood Commercial TOTAL 9'3' 06- 99 Further to the south is Woolbright Road, and 'the commercial and industrial developments known as Pylon Interstate Park, zoned C-i, Office and Professional Commercial and C-3, Neighborhood Commercial and Boynton Commercenter, zoned PID, Planned Industrial Development. To the west of the proposed PUD is a single-family residential section of Palm Beach Leisureville separated from the subject parcel by the Lake Worth Drainage District Canal E-4 and by S.W. 8th Street as platted but not constructed. ~F~or all o~the land uses and zoning classifications mentioned above~ the-zoning is -consistent with the recommended Future Land-Use~ as depicted in the Comprehensive Plan.. P~OPOSED USE OF LAND (see attached master Tradewinds is proposing to rezone' from R-1A~ngle-~y Residential District and R-3 Multi-Family ReSidential_ District to a PlannedUnit Development with Land Use IntenSity'=-5 (PUD w/LUI = 5). The uses proposed in the PUD and theacreages d~voted to each are as follows: USE Church and School Residential Private Recreation' Public Recreation Lakes, Open Space and Retention Area Road Rights-of-Way Buffer Areas D.O.T. Drainage Easement TOTAL 7.6- 3.9 3.3 85.3 The master plan provides for the construction of 618multi-family dwelling units to be located in two residential tracts-east of S.W. 8th Street extended. The units proposed are two or three stories in height with 16, 20, or~24, units per bUilding. Also, on the east side of S.W. 8th Street are two, 1.5-acre private recreational tracts, a 7.7 acre open space, and retention-tract and a 2 acre private recreation tract loCated along-side the Seaboard Airline Railroad right-of-way~ / -On the west side of S.W. 8th Street extended is the church parcel which is proposed to be developed to include a 1200 seat church, a 500 student school and a fellowship hall. Also o~-the west side of S.W. 8th Street are a 3.4 acre lake"and a 6 acre public recreation trac~. With respect to roadways, the proposed master plan~proposes a re- alignment of S.W. 8th which would connect to Woolbr~ht_Road opposite Corporate Drive. Also proposed is an .80 fo~t wide collector road right'of-way which would connect S.W. 8th Street with the industrially zoned property to .the .east. Concerning the existing right-of-Way for S.W. 8th Street, the plan anticipates that it would remain in an undeveloped state.. ~ ' ' · REZONING The rezoning of this parcel is being processedCons~.~tent with Section 9(C) District Boundary Changes, Appehdix A, ~Appendix B, Planned-Unit Developments of the BoyntonB~achCOdeof Ordinances. With respect to the impact of the'Proposed ~anduse~.cn the existing pattern of developed lands, it app~rS!.that~generally, the plan provides for adequate buffers to the-~est,~north and east if the public recreation tract west of'S.~W. 8th~E~reet is to be developed in a passive manner. However, thfs ~s ?~ot the case for the land south of the'proposed P.U.D. A number .of issues are raised by _the exclusion-!of th~ land south of the~proposed PUD from the current application~or~frcm a companion application depicting desired.futuretand usa ~ne property which lies south of the proposed PUD but~ncrth of Woo!bright Road is subject to a purchase contr'act between the rezoning Petitions and the property owners, andas a'-r_esult of locating the southerly boundary of the proposed PUD approximately 1000 feet north of Woolbright Roa~ an isolated strip of R-lA and R-3 zoned land is created. These R-IA and R-3 zoned~tracts would be sandwiched between an 80 foot collector .road serving the industrial zoned land to the east and a C-2, Neighborhood Commercial tract which fronts on Woolbright Road. If the PUD is approved in its current form, it is arguable that such a rezoning would result in spot zoning by the creation of isolated R-IA and R-3 zoned tracts of land. Furthermore, because of the location .of the 80 foot collector road, and the~existing C-2 Neighborhood Commercial District it is arguable that the City' would be compelled to rezone the R-lA and R-3 tract~toa commercial category if requested as the.R-IA and R-3-tracts are isolated from any similaror~compatible land use. INFRASTRUCTURE The applicant is proposing to construct a 10" water main in the realigned S.W. 8th Street. This 10" water main will connect to an existing 16" water main in Woolbright Road and to-an existing 10" water main in Ocean Drive. It is proposed that each of the tracts to be developed would be served by an 8" water main tied into the 10" water main. Water capacity'~,should be adequate. Utilities: Sewer Generally, all vacant lands south of Ocean Drive, between the LWDD E-4 Canaland the Seaboard Airlines Railroad are to be served by an existing lift station located near the intersection of S.W. 3rd Avenue and S.W. 5th Street. Ail of the tracts in the proposed development will be served by a gravity system whiCh will connect to the existing lift station. Sewage transmission and treatment capacity should be adequate. ~ .... Recreation: Public This general area is deficient recreationatly,~ The applicant is proposing to dedicate 4.6 acres as a partof~his subdivision re- quirements. This 4.6 acre tract of land will. be-enlarged to 6 acres by the addition of the relocated Poinciana Park~.which was platted in 1925 but never developed. Although-the a__~age is sufficient to accommodate public recreation;~t is.arguable that, owing to the proposed location and proposedlconfigura~on, the park would have to be developed passively. I'f'so,~ it~ould not accommodate the needs of Lake Boynton Estates~homeowners- or possibly even the needs of the potential residents'~~-~- Recreation: Private In order to receive 1/2 credit against the subdivision regulation Recreation and Parks Dedication requirements,-the .app'~,~cant must provide on site, a set of recreational amenities whiCh meets subdivision regulation requirements and serves 'the particular needs of the residents. In this regard, the applican= is proposing to construct amenities as follows:. RECREATION AREA Southeast ACREAGE 1.5 USES PROPOSEII_~ Pool Cabana/Clubho~use Northeast 2.0 Tot lot Two tennis courts Northwest 1.5 Central Open Area 7.7 Picnic Area- Passive Area Field Sports Picnic Area Fishing Dock- Also, the applicant is proposing to construCt 1.2miies of walk- 'lng/jogging trails located generally in~-the buffer/a~eas in order to link the recreation areas. With some additional clarification, it appears that the private recreational amenities are adequate to serve the residents of the PUD in 'terms of numbers and types of facilities. ToDograph, Vegetation and Soils The site upon which this proposed PUD is to be constructed exhibits land elevations ranging from approximately 20- feet along the Seaboard Airline Railroad right-of-way to approxLm~tely 12 to 13 feet along the western perimeter of the site. The soils are primarily sandy in nature with varying degrees of density. Some minor inclusions of silt were discovered.' Concerning on-site vegetation, a large stand of mature trees is locateciin the northwest-quarter of the property. The .composition of tree species is approximately 80% or 700 sand or slash p~es, 16% or 140 scrub oaks, 3% or 27 mellaleuca and, 1% or 9 scrub palmetto trees. The remainder of the site consists mostly of underbrush including Florida holly, scrub oak, and palmetto. Basedon available information, there should be no impediments-to the d~ve!opment .of the site owing to environmental constraints.,! however., care should be taken to preserve the mature forest less.eXOtics, as-noted in Exhibit A, attached. -' ' -i-~'~-~- Drainage: A schematic drainage plan with calculations has been submitted by the applicant which proposes a system of swales, pipe~s~ .~takes and dry ~tention areas. Consistent with the proposed deign, roadway elevations of 14 feet and minimum floor elevations ofl~.6 feet are proposed.' Based~'on the information submitted, 'it appe~s that the project can meet thc requirements of the regulator~-~ agencies involved in storm water permitting. Schools.:. The schools which will serve this site when developed are Rlementary, Congress Middle SChool and Atlantic H~bSchool. Based on data provided by the School Board Staff 4 · ~t.-~=n be __ reported that as of September 1985 all three schoo~:-were operating at a level exceeding their design capacit7 as noted T,~ble A below: TABLE A ~ DISTRIBUTION OF SCHOOL AGE CHILDR~q' WOOLBRIGHT PLACE PUD SCHOOL OF STUDER~S DESIGN~. A~END~CE ATTENDANCE EXPECTED CAPACt~.Ty .ASOF 9/85 Galaxy Elementary .48-85 614 . ' - 6,8'0 (111%) Congress Middle 27-50 11517 ~' 1480 (127%1 Atlantic High 37-50 1606 1781 (111%) ~oadway Ca~acit~ Anal¥sis~ -~.i_. . As a result of the adoption of the new Growth Manag~aent - Legislation, it is appropriate to review all rezonin~s and/o~ Comprehensive Plan /m'nendments on the basis of infri~-~l:ructure capacity. This is particularly important when attemptin~ to analyze whether or not the thoroughfare planas adopted proV~ enough capacity to meet the needs of any request wt~h will intensify the level of land development· thus potent_~ally creating more traffic than the system was deS~gned~.~Ocarry'-* In order to accurately evaluate the impact~of~this ~developme~ the roadway network, the traffic generated 'by'~he proposed Planned Unit Development must be considered.-tO.be i~ additio~.t~. the potential traffic generated from the landsouth~r~, but included in the project. As previously noted:in.th~report~ is arguable that the City would be compelled~it~ rezo~e~t~.e isolated.R-lA and R-3 tracts to a commercia'l~ica~egor!~ng the findings of fact previously provided. Therefore,_ ~. performingthis analysis it will be assumed_that all land so~k of the proposed Planned Unit Development to:.Wootbright_Road be zoned for commercial purposes. :~i~i:/. ......... ._. As a first step in this analysis, the applicant, was~requeste~. evaluate the existing pattern of zoning and land deve!cpment-~ determine if excess capacity existed in the system. ~is capacity could then be utilized by the applicant in tile-form request for an int'enSification of zoning. In order to simulat~ build-out-conditions, it was assumed that :the traffic- generat~i equated to all land developed at levels known Or zoned for Wool~right Road corridor. In terms of roadway construction, was assumed that all arterials would be six-laned including bridge over 1-95, and the Railroad, and all:major intersec~iom~; would have provided adedicated right-turnli~ane, ~: through-lanes, and double left turn lanes.on the east and west approaches on Woolbright Road. Additionally, the intersection of Woolbright Road and:.'Seacrest -- Boulevard was analyzed. The results of this analysisare depicted in Table B (Highway Link Capacity Analysis~).:~nd_Table C (Intersection Capacity Analysis at Building, Out). The results of this analysisindicate the~fOllowing: 1. That there is'no significant difference betw~_n the existing pattern of developmentand the pro_posed pattern of development, traffic;wise; 2. That at buildout at either the existing '~oning or the proposed development, certain elemerrts of the system will at peak hours go to-level of service D. - That S.W. 8th Street will assume the characteristics of a collector road right-cf~way resulting in the need for major functional improvements north of Ocean Drive. Comprehensive Plan Cons Future Land Use Map: The Future Land Use Plan shows the majority of the proposed PUD under the"Moderate Density Residential" category (7~26 dwelling. units per acre maximum). The row of blocks. ~long ~SAL railroad'tracks is currently shown as "HighDensity~idential, (10.8~'dwelling units per acre maximum). TheoveratI.~imum density for the proposed PUD is 7.24 dwelling~units-~!m~racre. Therefore, an amendment to the Future Land Use~-Plan~td not be necessary. ' i~i~ ,Pl,a~ Policies: The following Comprehensive Plan policies are;i~e'levarrt to this rezoning request: ~i "Provide an adequate range of housing c' ~" 'e hozc s..{p.6) "Provide a suitable living environment in. all nei~hbor- hoods." (p.6) "Preserve the present stock of sound dwellings ~n'dneighbor- hoods." (p..7) "Eliminate existing and potential land use conflicts." (p.7) · _0 N LoC r~ U r~ TABLE C A.M. Peak P.M. Peak INTERSECTION CAPACITY ANALYSIS AT BUILD OUT .S.W., 8th Street. and Woolbri9ht Road Existing LU/Z C D Proposed LU/Z C D 1-95 and Woo!bri,ght Road A.M. Peak P.M. Peak A.M. Peak P.M. Peak A.M. Peak P.M. Peak Existing LU/Z D D Proposed LU/Z D Woolbright Road and Congress Avenu~ Existing LU/Z Proposed LU/Z wo01br,ig, ht Road and Seacrest Boulevard Existing LU/Z Proposed LU/Z B B D D "Provide for efficient and safe movement withi=u-the City (p.7) "Encourage the preservation of single family nei~.hborhoods and discourage conversion to higher densities. "Centralize and cluster high density, residentim~L development around activity centers created by arterial crossroads and other areas of high accessibility-?' (p.39) "Coordinate the provision of open space and recreation facilities within new private development to-insure an adequate range of 'recreation opportunities." (p~7) Issues and Discussion WHETHER THE SUBJECT PROPERTY IS PHYSICALLY AND.ECONOMICALLY DEVELOPABLE UNDER THE EXISTING ZONING. The property could be physically developedforabout 350 single-family units on the R-lA zoned portion, ~nd 130 apartments on the R-3 zoned portion. Since the beginning of 1983, approximately 50 single-family homes have been built in Lake Boynton Estates, in the neighborhood north of the proposed PUD. Furthermore, 16 duplex units hav~been-'built in Lake Boynton Estates, along Boynton Beach Boulevard, and along the Seaboard Airline Railway tracks. It can be inferred from this development activity that the subject property could realistically be developed for single-family housing in the R-iA zoned portion, and could be-developed for duplexes or multiple-family housinglin the- zoned portion. WHETHER THE INFRASTRUCTURE IN .PLACE.OR'PROPOS~.~_ SUFFICIENT TO SUPPORT THE USES PROPOSED IN THE~. Except for schools and roadways, the infrastructure in place or proposed to be constructed.by the applicant ~or the public is Sufficient in size and/or capacity to. serve ~the proposed PUD. Concerning traffic and roadways, it is apparent that the build-out roadway system will'onlybe'-ab!e to. accommodate the traffic of the proposed development or the currently developed and/or zoned pattern of land. uses if all improvements consistent with the thoroughfare p!a~-are in place, and then the level of service will. drop to D. Furthermore, it is unlikely that all improvements~necessary "%o achieve a level of service D will be'built such as an additional four lane bridge for 1-95 and free =ight-turn lanes on private property. With these elements~absent, level of service E or worse, canbe expected. T~is instance raises serious questions as to the internal consistency of the Traffic and Circulation Element with the Future Land Use Element of the Comprehensive Plan. Concerning schools in the greater Boynton Beach area in 1982, the School Board determined the need for one- -- additional middle school and one additional elementary -- school, Furthermore, in 1984, the School Board ~determined the.need for an additional high school based on growth pr6j~cted in developing areas. Of these three sChools, only one is currently under construction - a middle-SChool in Park Walk, west of Military Trail. .Concerning ~the other two schoolS, sites have yet to be WHETHER THE PROPOSED 'PUD WOULD BE 'COMPATIBLE WITH THE EXISTING RESIDENTIAL LAND USE IN THE VICINITY. The proposed PUD includes two and three-story apartment buildings in two housing tracts east of.the relocation of S.W. 8th Street. The church parcel, located in the southwest corner of the PUD, would be buffered from L'eisure~ille by a 25 foot Wide landscape strip/berm and the 150 foot wide LWDD E-4 Canal right-of-way (a total buffer of 175 feet). To the north of the church parcel, the master plan shows a 25 foot wide landscape strip/berm along the western property line, which together with the 60 foot right-of-way for S.W.-Sth Street, would create an 85 foot wide buffer between the 6.0 acre recreation area to be dedicated to the City-and the rear property lines of homes in LeisureVille. As previously recommended by the Planning Department, the master plan proposes a 50 foot wide buffer along the~ northern property line in order to buffer the proposed multi-family development from the abutting lots to the north,_~as it can be assumed that these lots will be developed for single-family housing. It would also be?desirab!e to limit the height of the buildings along the n0~th" property line to' 2 stories; otherwise, the buffer along ~th~--pro~rty line should be increased to 100 feet. WHETHER IT IS APPROPRIATE TO TRANSFER TO~'THE REEIDENTIAL PORTION OF THE PUD ALL OF THE UNDERLYING~._DENSIT~ FROM THE The church site is 12.6 acres in size oral, approximately 14.8% of the total acreage of the PUD.' Because churches are a permitted use in PUD zoned districts,-_~it is~ass~_,ed that the underlying density could be transferred to residential tracts. This type of density transfer-is-appropriate for a large sized PUD where the church is an-ancillary use to the PUD; however, because the church is a pr~incipalcuse in the proposed PUD, the ~ransfer of all underlying density may not be appropriate. 9 WHETHER THE BENEFITS DERIVED BY THE POBLIC ASA I~ESULT OF UNIFIED CONTROL ARE SUBSTANTIAL IN NATURE. One of the positive aspects of this development is the fact that the public, in general, benefits by the cohesive kind of development which results from unified control of a site. These benefits take the form of a comprehensive~ plan for land development, dedication of lands for public use of a size sufficient for reasonable development, construction of needed public improvements, and limited land development activity. Specifically, the master plan provides for the dedication of a six-acre public park, .~the construction of S.W. 8th Street, and master sized public utilities which serve the area residents in general and ~development of the land in one development phase, thus limiting_~.he impact on surrounding developed neighborhoods, f WOL~D APPROVAL OF THE PUD WITHOUT THE COMMERCIAL DEVELOPMENT RESULT IN A SITUATION %~HEREBY THE CITY COUNCIL WOULD BE' LEFT WITH NO ALTERNATIVE BUT TO APPROVE A FUTURE COmmERCIAL REZONING FOR THE UNDEVELOPED PROPERTY TO THE SO~TH. Approval of the proposal to rezone to PUD inde,Dendent of the proposed commercial rezoning to the south wou!db~essentially limit the future legislative flexibility of the ~City Council to approve other than a commercial rezoning fo~--the undeveloped parcel in question, owing to the resulting zoning pattern. Approval of the current proposal will, therefore, predetermine the future commercial-development of the remaining 'Undeveloped parcel located betwee~the PUD and Woolbright Road. The Planning and Zoning Boar=I and the City Council should closely examine this issue prio~to consideration of the applicant's proposal. Furt~ermore,.it should be noted that if the applicant decides not to proceed with the proposed commercial development~or proposal to rezone the subject parcel is deni~.by the City Council, the resultlwou!d be.a relatively-smat/~in zoning districtterms) isolated, incompatibility zoned~.~.undeveloped parcel of property which would not be compatible~with the collector roadway and PUD to the~.north-.~or~.~the.~-2 'zoning to the south,-and would continue to exist-'as-b~an eyesore and a nuisance to the surrounding area~and.'the_~m~munity as a whole. WHETHER THE APPROVAL OF THIS PROPOSED PLANNED ~UNI~ ~DEVELOPMENTFURTHERS THE INTENT AND PURPOSE OFf'THE POLICIES REFLECTED ON THE FUTURE LAND USE MAP OR STATEDi!N~THE COMPREHENSIVE PLAN. With_respect to Comprehensive Plan Future Land ~p issues, if the master plan is approved as submitted granting a total from the church site (which is a principle use_in .the PUD) to the residential sites, then the gross densitY-rises to 8.52 dwelling units per acre which exceeds the recommended maximum density reflected on the Future Land Use Map by 1.26 dwelling units per acre. Concerning other Plan policies, the requested PUD is generally supportive of those policies listed which relate to housing and recreation. However, this proposal and the development potential exhibited consistent witk~xisting zoning will exacerbate a projected imbalance in roadway capacity and an existing imbalance in 'school capacity. RECOMMENDATION The Planning Department recommends that this request to rezone from R-IA (Single-Family Residential) and R-3 (Multi-Family Residential) to a Planned Unit Development with Land Use Intensity = 5 be denied. This recommendation was~arrived at on the basis of the analysis provided in the report as follows: 1. The property is developable under the existing zoning. o The development of this property consistent with the existing land use and zoning or as requested, will exacerbate the overcrowding being experienced in the public schools which serve this area .... When the impact of potential commercial uses so~th of the proposed PUD is added into .the analysis, the best peak season level of service thepublic can hope foris level of service D in certain areas, and in order to achieve a level of service D, one has to assume that the bridges over 1-95 will be reconstructed as previously noted and~kat allother public roadway improvements.will.bein'place.~ Compatibility of land uses at the periphery is ~eved only if one assumes that the publicly dedicated park-is to be developed passively and if one assumes-that the ~rea south of the proposed PUD is to be developed commerci~y. It is unlikely that a park in this area wilt. be deve!c~.ed passively owing to the current and futureneeds~rl- the residents in the area in general. ~ -~.~ ~ Concerning the property south of the propOsed ~ it is the Planning Department's opinion that theCOUncil ~¢ be precluded from rezoning this property to anythin~ other than tQ a commercial category for all the remsons pr~e~£ous!y ~tated. ? With respect to density, it is arguable that the3~ransfer of units from the church site to the PUD is not appropriate for a development of t~is size, thus necessitating.an amendment of the Comprehensive Plan Future Land USe Elementu 11 7. The benefits to the public which would-result fromthe approval of this project are substantial. These benefits include unity of control in the development of ~this land, proper utilization of sewer and water systems including extension of master sized water mains, dedication~ of land for park purposes, the extension of S,W. 8th Street, coordinated land development activity, and the furtherance of Comprehensive Plan Policies related to housing_and recreation. However, on balance, the negative aspects of this proposal outweigh the positive aspects. It is further recommended that the City council consider reducing the residential density and the intensity and acreage commercial land uses for all vacant lands east of tb~LWDD E-4 Canal, south of the developed portions of Lake Boyntcn Estates, west of the Seaboard Airline Railroad and north of.Wcotbright Road. Specifically~ it is recommended that the Moderate Density Residential and.High Density Residential categories be changed to- Low Density Residential and, in light of the fact that a collector roadway should be dedicated and constructed to serve the industrial area east of the railroad, that the .la~nds south of the collector roadway to Woolbright Road reflect an Office and Professional land use category as opposed to Local Re~l with the proposed intersection of the collection and SW 8th Street being located as far south as is practical This recommendation is consistent with the comments provided by the Palm Beach County Traffic Engineer (see Exhibit B) and it can be implemented as a part of the Upcoming Evaluation~nd Appraisal Report analysis. PROJECT APPROVAL If this proposed PUD is to be approved it is recommended that approval be predicated upon the developers agreeing~-conditions 1. That SW 8th Street be constructed as a foUr-lane~divided collector through to Ocean Drive from Wgolbright~'~ad. 2. That the developer construct the intersection of SW 8th Street and Woolbright Road with the following improvements a. East approach - free right-turn lane,,-!three~ough lanes and double left turn lanes. --b~ North approach - right turn lane, one throu~h/-lane and double left turn lanes. c. West approach - three through lanes, doublei!eft turn lanes. e That the developer escrow funds in a sufficient ~moun= to expand the right-of-way of NW 8th Street to 8~ feet from /bks cc: Ocean Drive north to Boynton Beach Boulevard andlreconstruct this roadway section as a local collector road~ay~. That the developer Bond the installation of a mff±¢ signal at SW 8th Street and Woolbr±ght Road. That the developer provide the buffers recommended-in the project report. That the developer modify the master plan as provided in the memos from the Recreation and Parks Director(seeExhibit C), and from the Forester/Horticulturist (see.~it A). Peter L. cheney, City Manager CARMEN S. ANNUNZIA~ 13 TO · Page 1 .of 2 - --. MEMORANDUM Carmen Annunziato Planning Director Kevin J. Hatlahan ,u~,,~ Woolbrig.ht~*U-D... Forester/Horticulturist Ph~u~,~,,,u DEPT. This memorandum is a follow-up to the correspondence sent to ~ou in reference to .the existing trees on the_above site. I walked the propert~ ~oth b~ m~self and with from Metro Development Corporation. The entire propert.~ has been heavil~ impacted b~ motorbikes and off-road' vehicles evident b~ -the numerous sand trails 'criss-crossing the site. It appears that -large areas within the propertw were either clear6~ or burned off ~ears ago. One section of the propert~ had been cle~r~d and prob- 'abl~ used as a source of sand some ~ears ago. Thi's'-~rea is now a pond surrounded on its perimeter with sand where ~he vegetation had been cleared. Exotic Australian Pines, Florida Holl~ and Mela- leuca Trees have invaded some areas and out-competed ~the native pines. In general, the propert~ is. in poor and declining condi- tion relative to the overall appearance of Slash Pin.~ and Sand Pine stands. There are onl~ two substantial areas of Sand Pine stands existing along the western propertw line. These stands do provide some visual screening for the. Leisurville P.U.D. resident_ Another aspect of the property which should be noted'is its natural top- ograph~ where iow areas (west pr.opertw) could~ be used~ for a lake (recreation) and the flat open areas located for housing units.. . . .-~.' ~ l' : There was no evidence on the site of an~ endangered ~o~r threaten- ed wildlife. There were no gopher tortoise' holes, o= ~racks on' the site. Kevin Henderson and mFself reviewed_~the~extg~ of the pond area (watering hole for animals) for e~idence of animal - tracks but onl~ one single possible fox print was-s~m_ I don't feel at ~this time an~ further detailed stud'~ o-f the ~ea is ne- cessary, however, we can accommodate the poSs-~ibie exim~ing wildlife with the following suggestions: ' 1. The developer preserve most or all of the~wo' Sand ~ine Tree areas to be us'ed as a passive recreation"area, new habitat for animals and visual buffer to the Leisureville_ P.U.D~ 2. Q~ther "green space" 'areas be provided on ~he project to allow any possible wildlife to inhabit these~ar~as also ~as developJ sent occurs.. Page 2 of 2 K~vin J.~Ha'llahan ~ 3. The western boundary could be bermed and planted-with Native. Pine Trees to provide a continuous visual barrier as the project-- is being cleared and developed. We should meet with representatives for the'~developer to discuss these items as well as other possible issues that ma~ _have been KJH:ad - Board of County Commissioners '~.~aren T. Marcus, Chair · l&ry L. Owens, Vice Chairman Ken Spillias Dorothy Wilken Kenneth M,. Adams Februa~. y -.18, 1986 Hr. Carmen S. /mnun~ato Director of Plann£ng City of Boynton Beach 120 E. Boynton Beach Blvd. P.O. Box 310 Boynton Beach, Florida 33435 County Administrator jolm c. Sansbury ,Department of Engineering and Public Works H. F. Kahlert Count)' Engineer DEPT. SI/~JECT.- ASSESSMENT OF THE IMPACT STUDY FOR THE DEVELOPMENTS IN THE VICINITY OF SOUTHWEST 8TH STREET AND WOOLBRIGHT ROAD -- BOYNTON BEACH Dear~Ivo Annunziato: --" --' have had the opportunity to review the subject impact study 'prepared by Murra¥-Dudeck and Associates and have the following comments ~hich would-be applicable to both' existing and proposed, more intense land us~s in the area: The traffic assignments on Congress Avenue for the buildc~rguof both development scenarios appear to be'low. The latest traffXn projections furnished to this office by Klmley~H6rn and Assoc~tes in. cate volumes ' ranging from 52,000 to 55;000 ADT on Congress Avenue in ~vicinity of Wdolbrlght Road in the latest year 2010 computer-run. The 1-95 interchange at Woolbrigh~ Road will have'to be e.xg~anded to provide dual le.~t turn lanes on all a.pproaches and ~h~ee L~ough lanes east and westbound on Woolbright Road'. This will require-~ec.onstruction of the bridge over 1-95. ' Woolbright Road should be expanded ~o a six-lane-Se~tlon fv~m 1-95 to Congress Avenue. - -~.'i.- Fully expanded intersections should be constructed 'at the interseugions of S.W. 8th Street and Congress Avenue with WOolbrighg Road. Palm Beach County's revised thoroughfare plan will reflect the expanded~intersecgion ~ Congress Avenue. It should be noted tha~ substantial am~un~ of costly right-of-way will be required to allow these improvt~me.n~s to be aucomplished. BOX 2429 . %VEST PALM BEACH, FLORIDA 33402 . (305) 684-4000 Improvements to S.W. 8th Street shouid be implemented as reco .mmended in the traffic impact study. __ Given'the~magnitude of the costs to constrUCt these improvements, and of the traffio.lmpaets which can be expected in this area.~esulting from either development' plan, I would strongly recommend that the City .work to insure that any future zoning/development approvals be tied to e0hditions which would mequire partieipat'ion in the construction 6f these suggested ~mprovements. If possible, the City should limit the density or intensity of development projects in this area since it will be very difficult to provide the roadway system that thiS report indicates will be required. As always, the opportunity to comment is sincerely appreciated. If you have any questiOns or require further imput, please do not hesitate to contact this office. Sincerely, - -.. OFFICE OF THE COUNTY ENGINEER Director, Traffic Division : -._.' .o . :~'. :: - . CRW:ASH:wsp ..:- MEMORANDUM February 18, 1986 TO: Carmen Annunziato, City Planner RE: '~lbright Place P.U.D. Master Plan u vo DZOICATION REQU!RmmN : ~ Review of this P.U.D. per the land dedication ordinance-yields a require ment of 9.27 acres for public park and recreation purpose~.. (.O15 ac/unit x 618 units) .... If 1/2 credit is given for private recreation facilities provided, the - acreage required for dedication will be reduced to 4.6 acres.. If the Poinciana Park property owned by the City is traded for equal acreage (1.3 acres), a total of approximately 6 acres of pr~rp, erty for public park and recreation purposes will be agailable~' CREDIT FOR PRIVATE RECREATION FACILITIES' -- ' --' The location .of the small, private recreation areas is use be all residents of housing parcels #I and #2. The onlypool is.loca in the far southeast corner. The 1.5 acre, northwest parcei~has little recreation value to residents as it is virtually cut off from~'~he P.U.D. Consolidation of these areas with the. proposed-7.7 a~=e ~pen' space would create a centralized recreation area equally accessib~o both housing parcels,., thus more appropriately servicing ~he residemts. ~. < ,'~' ~.~ ~.~- The southeast, 1.5 acre parcel indicates.provision.of ~-.:cabana/ciubhouse. As no design or sizes are 'provided'it cannot be determined i~-this amenity can provide for an indoor meeting area for residents. ~-'~- During the processing of a previous master plan'[s~bmissi~for this site, a representative of the developer indicated that a written a~eament would be arranged with the church to provide use of the church:for group meetings for homeowners' associations, etc. The City strongly reCommended_.~t some such facility or agreement be provided. . .~P~or to receiving i/2 credit for private recreation pr. ovidad, a more detailed site plan .showing basic dimensions, sizes'and~Iocati~nsof specific facilities 'should be provided. Examples of details are: size~of-swimming pools, equipment to be provided in picnic and playground areas,~-design and layout of sports fields, e~c. SIX ACRE PUBLIC SITE: The need for an active neighborhood' park to service the~-population south of-Boynton Beach Boulevard and north of Woolbright' Road is critical t° our park and'recreation master planning. Thelocation and configuration Carmen An~unziato, City Planner Woolbright Place P.U.D. Master Plan February 18, 1986 Page 2 of 2 of the proposed public 6 acre site is not appropriate to meet~ this need as 1 borders Lelsureville on the west and will force the ~site to be passive in nature. A solution to this concern is to convert the 1.5 acre private site in the northwest, corner to public and add 4.5 acres contiguous-to the site on the east'side of S. W. 8th Street and along the northern property line of the P.~fD'~. This 6 acre site with proper configuration Wtll allow-for both passive and active neighborhood park design and meet the-needs of' the service area. MAINTENANCE AND, LANDSCAPIN~: '~ Attached is a memo from John Wildner indicating our desire relative to landscaping and maintenance responsibilities of public rights-of-way and private buffers. ' CCF:pb Attachment CC: John Wildner, Park Supt. Mark Thompson, Rec. Supt. Mr. Peter L. Cheney, City Manager Charles C. Frederick, Director Recreation & Park Department MEMORANDUM Charles Frederick, Director Recreation & Park Department John~Wildner Parks Superintendent 18 February '86 Maintenance Impact .Woolbright Place Subdivision As gou 'r?.iq.uested, I have reviewed the Masterplan for the Wool- bright Place Subdivision as it pertains to additional mainten- ance responsibilities for the Parks Division-~ The following information is provided: There is approximatelu .5 miles 'of landscaped median runn- ing along SW 8th Street. This will require approximatel~ six hours per week for a three person crew to maintain. The developer should be required to submit a l'~ndscape and irrigation plan to the city for approval prior to our assuming ~aintenance. 2. The developer or Property Owners Association should be responsible for all landscape maintenance on side sec- tions of SW 8th Street, as well as any other public or private street's or R~O'.W. --' 3.. The developer or Property Owners Association should be responsible for landscape maintenance of all buffer areas and private recreation areas. Maintenance of the six acres public recreation area will, of course, be the city's responsibility. J~n Wil dner .JW:ad MEMORANDUM TO: Carmen Annunziato - Planning Director DATE: February 28, 1986 SUBJECT: T.RoB. preapplication - Manor Car~, Inc. The layout of'the proposed water and sewer system will require substantial changes. We suggest the project engineer meet withus to discuss these changes. lw xc: file Cordially yours, Director or-'Utilities MEMORANDUM March 5, 1986 TO: FROM: Chairman and Members Planning and Zoning Board Carmen S. Annunziato Planning Director Manor Care Nursin9 center - staff comments Please be advised.of the following staff comments in regard to the above-referenced request for preapplication approval: 1. Property owner to dedicate an additional 7 feet of right-of-way for Congress Avenue within 60 ~daysof Pr~lication approval by the Planning and Zoning Board. 2. Applicant to provide for equal access to all shared parking areas at time of preliminary plat approval. /lat cc: Central File City Manager ........ -- 'REPLY MESSAGE Fold Al ( ~ ) To Fit Grayax¢ Window Envelope · EWt0P FROM -1. Nortech Warehouse Building Bob Donovan Chief Plan Reviewer DATE: 3/4/85 Upon review of the above mentioned site plan, be advised of the following: 1. 2 exit doors required per S.S.B.C. 2. 2 baths may be required per S.S.P.C. S. Need handicap signs at handicap spaces. BD:bh PLEASE REPLY TO ~ SIGNED Bob Donovan REORDER itEM ~ F269 _~IGNED _.J MEMORANDUM March 4, 1986 TO: Jim Golden Planning Department FROM'.-.- Tom Clark City Engineer Site Plan, Nortech Warehouse, Inc. Comments: Exfiltration trenches should have an~inlet structure at each end for maintenance. Parking spaces at the south end should be eliminated to accomodate truck traffic turning radius. A shorter building or cutting corners off the building--would be another option.~ e Additional elevations and/or slopes are required for paving plans. The extent of the 6 mil black visqueen over the rock should be clarified so it is not confused with the filter membrane. 5. Sidewalks are-required. TAC:ck Tom.Clark MEMORANDUM TO: DATE: Carmen Annunziato _ Planning Director February 28, 1986 SUBJECT.: T.R.B. review - Nortech Warehouse Approval is conditioned upon the following revisions to the -' plan: 1.) Establishment of clear access to the fire hydr~n~ .... and 6" water main. 2.) Relocating the sampling point from the fire hydrant to a direct tap in the 6" water main. 3.) 4.) Relocating the sewer cleanout to the property line. This will mark the end of the City's responsibility. Providing 10 - foot wide easements for the ~ater main. . ~:~ Cordially yours, lw xc :"- file MEMORANDUM BUILDING DEPARTMENT MARCH 5, 1986 LT. DALE S. HA}R~kCK FILl NORTECH wAK~HOUSE Tn rmviewing the plans for Nortech Warehoume on Thnr Drivm:~?I found that the driveway is a loop around the building but the plan lacks one way migns to indicate the proper direction. I also noted that the lightin~ was mounted on the building. Pole mounted perimeter lighting activated by photo cells is the most desireable. Sincerely, Lt. Dale S. Ha~ack :TO -/. _/~'-'.~:; ~ DII:~CTOR Ok' PUB'r. IC WORKS FROM -S~UBJE~ ' : I~ORTECH WAREHOUSE WARREN H. SHELHAMER ,DATE: 3/4/86 In order for garbage trucks to make turn at S.W. corner of building, either the building must be shortened or a few parking spots be eliminated on the South West co~er. cc: Planning Dept PLEASE REPLY TO · SIGNED ~ATE: ,, Item# f::269 © Wnee~et Group Inc. 1979 SIGNED THIS COPY FOR PERSO:; ADDRESSED MEMORANDUM TO Carmen Annunziato Planning Director Kevin J. Hallahan Forester/Horticulturist March '86 ~,.~¢'~ Nortech W~rehouse Building Site Plan-- This memo is in reference to the landscape plan fo~ the above project. 'i ' The parking .lot end spaces should be screened~from the road right-of-way by continuing the hedge plants adjacent to these locations. K~vin J.~ Hallahan ~ KH:ad CC: Charles Frederick, Director, Recreation & Park Dept. John Wildner, Parks Superintendent ' :~'-~" Grayarc - ~,~.-P.O.~ ........ =*.-~>:-~ ......... '~ ...... '-REPLY MESSAGE Hartford, CT 0610~ ' ' * ;~.C,4~LTOLLFREE:~-800-243-5250 ~-%... ~ FoldAt(~)ToFitGmyarcWIm:lowEnvelope~EW10P -/, . , .._.. FROM Bob Donovan Chief Plan Reviewer FOLD Plumbing OfficelWarehouse DATE:,, 3/4/86 REORDER ITEM# F269 Upon review of the above mentioned site plan, be advised of the following: 1. Non warehouse area must not exceed 25% of floor area. Plan shows 30%. 2. Need handicap signs at handieap parking spaces. 3. Wall 3' from propertywill require a 1 hr. wail wit~ 10% maxirm~ openings as per S.S.B.C. BD:bh PLEASE REPLY TO SIGNED Bob Donovmu ~ATE: , SIGNED MEMORANDUM March 4, i98~6 TO: Jim Golden Planning Department FROM: Tom Clark City Engineer RE: Site Plan, Ridgeway Plumbing Warehouse Comments: .~ A copy of the test report for the percolation test should be included or results.shown on plans, ie, date, depth of water table, who made the test, etc., etc. 2. Curbs are required as per Parking Lot ordinance. e t Property around perimeter should be landscaped to keep water on site, ie, Section A-A should be changed. The 30 foot ingress and egress "Easement" should be dedicated to the city for public right-of-way.- Se A' tee turn-around should be planned at the_ end of Industrial Avenue and added to the plans. TAC:ck Tom Clark MEMORANDUM BUILDING DEPARTMENT LT. DALE S. HAMMACK ~LkRCH 5, 1986 RIDGEWAY PLI%~ING In reviewing the plans for Ridgeway Plumbing, I find that a stop sign is needed at the exit lane onto Industrial Avenue. Sincerely, Lt. Dale S. Hammack ,-~ ,. ~a~ ,-~-~ ~:: .'- ': "' ".; REPLY MESSAGE ' ' I]..~.~A~.: ~ :'-. ':.,.%~:~,:,-~'~{~Y:::"~.~:?, .-~ :', ' . i *':.'~'S~.:'":.-' . :.: -- ~:~'~t~~-'. ' ' . *.'.: : '~ : : '~,*'; ~ L~"Carmen S:"~nunziato ',~-.?-..~ ~:~ .~.-~2~." . .~,?'- ' ~,~Warren Shalh~mer Planning Director' ~':~:;t,,--~'. ":~J'-,?' .-" · "-,f~Public Works ~?:3--.. -.. - :, - '%7:--~,.~i'Du~ter~'io~ation-is in a poor location. Please mo~fy and · -~ :-'~:~ee Public Works for-suggestions for reco~endation regarding -" "~.~..:~ /bks ' " %~PLEASE REPLY TO ~ x,~DATE: SIGNED MEMORANDUM March 5, 1986 TO: FROM: Chairman and Members Planning and Zoning Board Carmen S. Annunziato Planning Director RE: RidgewayPlumbing Office/Warehouse Facility - Staff Comments 1. 12'X35'X14' lOading area required as per Section tl-J of Appendix A, Zoning Regulations. 2. 10'X10' concrete dumpster pad required as per Section 7.5- 35 (j) of the Environmental Regulations. 3. Lighting plan and details required for building exterior and parking lot. Jlat Carmen S.~ Annunzia~o cc: Central File City Manager MEMORANDUM Carmen Annunziato Planning Director Kevin J. Hallahan Fores ter/Ho rti cult uti s t 5 March ' 86 Ridgeway Plumbing Office/ Warehouse - Site Plan · ~This memo is in reference to the landscape' plan submitted for the above project. - I. The actual sizes (height and crown spread) should be stipulated on the plans. The utility easement should be-clear of any tree plant- ing. The plans show a tree placed directly above the under- ground utility lines. K~vin JfHallahan ~- KH:ad CC: Charles Frederick, Director, Recreation &. Park Dept. John Wildner, Parks Superintendent Grayarc - P.O. Box 2944 Hartford, CT 06104 ............ CALl. TOLLFflEE:1-800-243-5250 - - ...4~.,- :.~_'-~A'-~' - ; *TO 'Carmen Annunziato City P1 anner REPLY MESSAGE ... FoldAt(~)ToFttGraym'cWim:lowEnvelope#EW10P .. ,~, ~.' -'-' FROM Bob Donovan .Chief Plan Reviewer REORDER ITEM # F269 ~-~ S~UBJECT: FOLD BethesdaMemoriat Hospital DATE: 3~4~86 Upon review of the above rnentioned site planmodification, please be advised of the following: 1. Need health department approval. 2. ~ust verify number of required parking spaces is met for rnmt3er of beds. 3. Canopy should have minin~rn 13' above driveway for fire & other emergency vehicles. HD:bh ~.~PLEASE REPLY TO · sIGNED, ., , , , Bob, Donovan < R~EPLY ~.DATE: SIGNED - j TO: FROM: MEMORANDUM 'March 4, 1986 Jim Golden Planning Department Tom Clark City Engineer Bethesda Memorial Hospital, Change in Parking Lot and Design C~mments- Proposed curb elevations should be shown. Existing and/or-proposed pavement elevations should also be shown., The reference to assumed average percolation rate in the calculations for'drainage should instead refer to the "actual" percolation rate as determined by tests made on the site. C The horizontal dimensions should show on~h,e soakage pit detail. Size of open vertical joints should be indicated. ~ - Tom Clark TAC: ck MEMORANDUM TO: Carmen Annunziato - Planning Director Date: March ~3, 1986 SUBJECT: T.R.B. - Ambulatory Care Unit for Bethesda Memorial Hospital The plans submitted on the above project are not of sufficient detail to allow a proper review of the water main relocation. Mr. Jim Schiller of Bethesda's engineering department has assured us that de- tailed plans will be provided which conform to the layout previously requested by our Department. Therefore, our approval is conditioned upon the receipt and acceptability of detailed utility plan~ wh~ - meet our specifications. Cordially yours, Perry Cessna ~ Director of UtilitieS xc: file TO: FROM: MEMORANDUM March 5, 1986 Chairman and Members Planning and Zoning Board Carmen S. Annunziato Planning Director Bethesda Memorial Hospital - Staff. Comments Please be advised of the Planning Department's comments in connection with the above-referenced request for site plan approval: 1. Curb stops required for row of 9 interior parking spaces in northwest corner of parking lot. 2. Sheet ~EO-2 refers to sheet ~E4-1 for lighting details. However, sheet $E4-1 is missing. 3. A continuous curb and planter island should be ~rovided adjacent to the westernmost parking space in. the row of 10 parking spaces located adjacent to the southern property bouhdary in order to provide for the continuity of the driveway and to reduce traffic hazards. Central File City Manager /lat CC: Carmen S.'~ Annunzi~b Grayarc- .... P,O. Box 2944 .... -,=. -* . . · Har~ford~ CT 06104 . CALL TOLL FREE:t-800-243-5250 --.,_';~' ............. : REPLY MESSAGE ...... ,:,.. Fold At (4) To Fit Grayarc Wtndow Envelope # EWl0P FROM ~..~I TSUBJECT: FOLD Carmen Annunziato . City Planner Meadows Square Shopping Center .../ · ,- REORDER ITEM # F269 Bob Donovan Chief Plan l~viewer DATE:3_ 4~6 Upon review o£ the above mentioned site plan modification, be advised of the following: 1. Buffer wall rsast be extended so that residential abutting will be protected from ccumercial use. Wall must be 2' from property line. 2. Signs must meet sign ordinance (wind load, size, location, number, etc.). ~,,,PLEASE REPLY TO. -~ R~EPLY SIGNED ~b Donovan ~DATE: SIGNED Item ~ F~F,9 ~ V. Jhee*[ef Gro,Jp Inc. 1979 ' ~ TO: FROM: MEMORANDUM March 4, 1986 Jim Golden Planning Department Tom Clark City Engineer Meadows Square ShopPing Center Additio~ Comments: ........ 1. Elevations required for paving on north side of Bank Offices. TAC:ck Tom Clark · . . .., . ' , . / -_,, · . ..-._.~. Carmen S. '~n~z~a~o .-~ ' ..- , . ~ Warren Shelh~er ~ ~:" ~ ~-: ~ Planning Director ' .' -':-:'-' -~ -. ' Public Works - ....... ' - ... .~, ~+ - . . . . -. . . · , Site Plan - DA~: ~o~_~ -" :- ' ...... . ' .- .'.~ '. - :-: .- ..... ' ~: Several d~psters 'on the site plan pose a problem with access for our trucks. ~loaso soo ~ublic ~orks Depa~ont .-'~' :-regarding this problem, prior to permitting.-~ .. .-i. /bks . PLEASE REPLY TO · ~ SIGNED MEMORANDUM March 5, 1986 TO: Chairman and Members Planning and Zoning Board FROM: Carmen S. Annunziato Planning Director Meadows Square Shopping Center - Staff Conmments Please be advised of the Planning Department's comments in connection with the above-referenced request for si~te-plan approval. 1. Request for site plan approval for the convenience store has been withdrawn as indicated in'the correspondence from the applicant. 2. Convenience store to be removed from site plan prior to permitting. 3. Required parking for the approved shopping center and the proposed bank/office is 522 parking spaces. Withdrawt of the convenience store from consideration and related pa~king (17 parking spaces) provides for a total of 517 parking spaces for the shopping center, 5 spaces short of the code re~=irement for the combined uses (shopping center and bank/office~). Therefore, the applicant must provide an additional 5-parkingspaces minimum for the proposed 11,052 square foot bank/offices. =Lt is recommended that this additional parking be provided Un the northwest corner of the property considering withdrawl of the convenience store. - 4. o_~umpsters to be screened on 3 sides with a 6' concrete block wall with stucco finish to match building. Dumpste~s. also require 10'Xt0' concrete pads. Page Two. 5. Applicant to submit lighting plan and details-for parking lot in vicinity of bank/offices if additional fixtures ~_2. e proposed. 6. All parking spaces to be provided With curb stops or a 6" raised, continuous concrete curb. -~-,~" 7. Parking spaces to be double-striped. 8. A dumpster must be provided in the vicinity of the proposed bank/offices. /lat cc: Central File City Manager armen S. Annunzi/ato