Minutes 01-24-84MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING HELD AT
CITY HALL, BOYNTON BEACH, FLORIDA, TUESDAY, JANUARY 24, 1984 at
7:30 P.M.
PRESENT
Simon Ryder, Chairman
Garry Winter, Vice Chairman
Ezell Hester
Ronald Linkous
Caesar Mauti
Robert Wandelt
Walter Kies, Alternate
Stormet Norem, Alternate
Lillian Bond~%ddedperminutes of 2/14/84
ACKNOWLEDGEMENT OF MEMBERS AND VISITORS
Carmen S. Annunziato
Director of Planning
Tim Cannon, Senior
City Planner
Chairman Ryder called the meeting to order at 7:30 P.M. He
intr~oduced the Members of the Board, the Director of Planning,
Senior City Planner, Mayor James R. Warnke, Vice Mayor Carl Zimmerman,
Councilmen Joe deLong and Nick~Cassandra, City Manager Peter
Cheney, and Recording Secretary, Barbara Schwertfager.
READING AND APPROVAL OF MINUTES
The minutes of the January 10, 1984 meeting were approved upon a
motion by Mr. Mauti secolnded by Mr. Wandelt. The motion
carried 7-0.
ANNOUNCEMENTS
Chairman Ryder announced that there would be a workshop meeting
on Wednesday, February 8, 1984 at 3:00 P.M. in Council Chambers
to conduct a review of the Community Redevelopment Plan. This
workshop meeting will be followed up on Thursday, February 23,
1984 at 7:30 P.M. in Council Chambers at which time the Community
Redevelopment Plan will be evaluated on its consistency with the
Comprehensive Plan. Both of these meetings will be held in addi-
tion to the regular meeting of the Planning and Zoning Board to
be held on Tuesday, February 14, 1984 at 7:30 P.M.
COMMUNICAT IONS
None
OLD BUSINESS
None
-1-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
NEW BUSINESS
PUBLIC HEARING
Land Use Element Amendment and Rezoning
PROJECT NAME:
Bethesda Memorial Hospital PUD
AGENT:
Kilday & Associates, Inc.
OWNER:
S.E. Palm Beach County Hospital District
LOCATION:
S.W. 23rd Avenue between Westchester
Heights and Ridgewood Estates
DESCRIPT ION:
Planned Unit Development to provide for
the construction of 772 parking spaces,
plus a 25,000 sq. ft. ancillary office
building
LEGAL DESCRIPTION: Beginning at the Southeast corner of Lot
19 of the plat of Benson Heights, Boynton Beach, Florida, as
recorded in Plat Book 24 at page 151 of the public records of
Palm Beach County, Florida; thence Westerly, alOng the South line
of said plat of Benson Heights, a distance of 600.02 feet to the
Southwest corner of said Benson Heights; thence Northerly, along
the West line of said Benson Heights, a distance of 655.09 feet
to the Northwest corner of said Benson Heights; thence continue
Northerly, making an angle of deflection of 0°-01'-02" to the
right, a distance of 75.10 feet to an intersection with the South
right of way line of Southwest 23rd ~v-e~ (Golf Road) as shown
on 1-95 right of way map Section 93220-2411, Sheet 26; thence
Easterly, along said right-of-way line, a distance of 651.20 feet
to a point; thence Southerly a distance of 74.95 feet to the
Northeast corner of Lot 1 of the said plat of Benson Heights;
thence continue Southerly, making an angle of deflection of
0°-00'-41'' to the left and along the East line of said Lot 1 a
distance of 124.70 feet to the Southeast corner of said Lot 1;
thence westerly along the South line of said Lot 1 'a di~anc~ of
50.00 feet to an intersection with the Northerly ex~ensi°n ~f the
East line of Lot 24 of the said plat of Benson Heights; thence
Southerly, along said Northerly extension and along the East line
of said Lot 24 and the East line of Lot 25 of Benson Heights and
the Southerly extension of the said East line of Lot 25 a
distance of 400.06 feet; thence Easterly along the North line of
that portion of S.W. 2nd Street as abandoned by City of Boynton
Beach Resolution No. 82-U and recorded in Official Record Book
4086, pages 1693 and 1694 a distance of 25.0 feet; thence
Sout!herly, parallel with the East line of said Lot 19 of Benson
Heights, a distance of 130.02 feet to an intersection with the
East~erly extension of the South line of said Lot 19; thence
Westerly, along said extension, a distance of 25.0 feet to the
Point of Beginning.
-2-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
Chairman Ryder commenced the public hearing by saying that
because this single item has been a controversial one that has
created a tremendous amount of attention, in order to avoid any
charges of improper procedures,, he wanted to make available to
any member on the Board an opportunity to step down, if they felt
that they were directly involved with any of the other parties
involved, and might be unable to render an objective or impartial
opinion on this issue.
Given this opportunity, Mr. Norem said that even though he didn't
feel that a conflict of interest existed, he is a member of the
Bethesda Memorial Association which is a fund-raising organiza-
tion affiliated with the hospital, and although it was not a part
of the hospital, he still felt that other parties might feel that
there was a conflict of interest, and he chose to be excused and
step down. Chairman Ryder told Mr. Norem that although he was
stepping down, he was still permitted to participate from the
floor.
Mr. Mauti then said that he lived right across the street from
the hospital, however, he felt that he had an open mind, and
didn't feel that there was a conflict of interest owing to the
fact that he would not realize any monetary gain or loss. Since
he was a builder who built his home ten years ago, even though he
might sell it at $50,000 less than it was worth, he would still
not experience a loss.
Chairman Ryder expressed his thought that because Mr. Mauti was
in fact a homeowner involved, along with legal counsel being
involved, that it would be improper for Mr. Mauti not to step
down.
Mr. Mauti said he didn't think that there was legal counsel pre-
sent, and still felt that there was no conflict of interest;
however, he would leave the final decision up to the Chairman.
Having been given a written opinion from the City Attorney indi-
cating that Mr. Mauti's presence on the Board did constitute a
conflict of interest, Chairman Ryder said he believed that Mr.
Mauti should disqualify himself from the Board's proceedings, and
made a request that he do so.
Mr. Mauti was reluctant, however, because Chairman Ryder did make
the request, he said he would step down. It was brought to Mr.
Mauti's attention that this did not preclude him from speaking
from the floor.
This completed, Chairman Ryder appointed alternate, Mr. Walter
Kies, to replace Mr. Mauti.
-3-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
For those unfamiliar with the procedures of the Planning and
zoning Board, Chairman Ryder explained that following a presen-
tation by the Planning Director, the applicant, or his
representative(s) would be free to speak in favor of their propo-
sal. Following this, anyone wishing to speak in favor of the
application may do so, and then anyone wishing to speak in oppo-
sition to the application may do so. When the public hearing is
closed, the matter then becomes something to be discussed by the
Board Members and subsequently voted upon to make a recommen-
dation to the City Council.
In commencing his presentation, Mr. Annunziato pointed out the
area in question from an overlay, and indicated that this propo-
sal was to be on a 10.4 acre parcel of land. In terms of
existing uses, the parcel in question is actually formed by two
previously platted parcels - one being Benson Heights that is
served by an extension of S.W. 24th and 25th Avenues and the par-
cel that is adjacent to S.W. 23rd is a previously platted sub-
division. The elevations range from 36 feet to 18 feet. These
properties are moderately forested with mango and pines. Also
pointed out was High Point to the north.
Mr. Annunziato continued by saying that the hospital is proposing
to develop this property in two phases with Phase I being
comprised of approximately 380 parking places, with about 60 of
the parking spaces being on site, and with the development of
Phase I there is the possibility of constructing a radiation
therapy facility which would be~attached to the hospital proper,
and the reconfiguration of two houses that are on S.E. 2nd Street
would be for hospital use. In connection with Phase I develop-
ment, the hospital is proposing to construct a 40-foot landscape
buffer on the east and west which would consist of a six-foot
earthern berm, and the driveways on S.E. 2nd Street would be
removed. Phase II provides for the construction of another 380
parking places and a 25,000 sq.ft, ancillary building for office
use. Also included in this phase is a buffer which would screen
the residential neighborhoods. Further, there is an access route
which is currently on S.W. 23rd Avenue which connects the hospi-
tal proper driveway.
In making an evaluation, Mr. Annunziato pointed out that the
application was reviewed according to its consistency with the
Comprehensive Plan. In this regard there are five policies to
take into consideration (Copy attached).
In reviewing these policies Mr. Annunziato pointed out that it
was assumed that the hospital had a need to.~xpand hospital faci-
lity use, since an application was submitted. This, therefore,
was sufficient in meeting the requirement set out by Policy 1.
-4-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
As regards the following four policies, Mr. Annunziato said there
was more difficulty involved in determining consistency.
Therefore, what was done to evaluate consistency was to deter-
mine the impact on the neighboring residential areas to see if
this application was to have a positive recommendation made.
The criteria used was - noise, fumes, privacy, prevailing pro-
perty values, visual impact, glare, heat, drainage, security,
fire protection, traffic, and precedent for commercial zoning on
S.W. 23rd Avenue. An analysis was made of each of these criteria
and their impact on the land use, and based on the information
submitted, it was found that the neighborhoods in question would
not be significantly impacted.
In this light, a positive recommendation was made, subject to
twenty-one (21) recommendations to the hospital. Mr. Annunziato
then read his recommendation into the record, a copy of which is
attached. In conclusion, Mr. Annunziato pointed out that the
burden of proof was put on the hospital to prove that their pro-
posal would not negatively impact the surrounding neighborhoods.
Chairman Ryder asked Mr. Annunziato to read the twenty-one (21)
recommendations into the record, a copy of which is attached as
Exhibit H of the Planning Director's Memorandum.
Joel Strawn, Esq.
MacMillian, Newett, Adams, Strawn, Stanley and Botos
Delray Beach
Mr. Strawn was the first person to speak in favor of the applica-
tion, as he is the attorney representing the hospital in this
regard.
Introductorily, Mr. Strawn said that the hospital had been
working for approximately two years to iron out problems that
existed so that the final proposal would be amenable to all.
Initially he said that the hospital had wanted to just apply for
rezoning to PU (Public Use) which meant that within that zoning
the hospital could do anything it wanted to as long as it was
consistent with that zoning. This, however, brought much concern
to the residents. After many discussions, including those with
citizens, and an effort to relate to their needs and concerns -
traffic on N.W. 2nd Street, property values, etc., the plans as
they have evolved wound up with the hospital signing a
Stipulation with the Court, which Mr. Strawn indicated embodied
the proposal being made now. In signing the Stipulation the
hospital realized that they would have to go through various City
procedures, and the twenty-one recommendations made by Mr.
Annunziato were ones that the hospital would adopt.
-5-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
Mr. Kieran Kilday, President
Kilday Associates, Inc.
West Palm Beach
Mr. Kilday, agent, came forward and said that following the
aforementioned Stipulation, his company was retained to propose a
design that would be in conformance with the Stipulation, meet
City requirements, and provide for community needs - present as
well as future.
Ultimately, they would provide for 470 beds which is the maximum amount
allowed a Community Hospital. As indicated, their plan is in two
phases. Phase I allows for a radiation therapy facility to be
built on hospital property. Currently he went on, the only
radiation therapy facility available was in Boca Raton and West
Palm Beach. Phase II provides for further parking and the
construction of a 25,000 square foot building. This building
does not have a construction date, however, all current and
future intentions of the hospital want to be made clear now so
that there is no problem in the future.
Mr. Kilday then introduced the technical experts involved with
the proposal and who have submitted studies on their findings.
Mr. Kilday said that they would all be available for questions,
but he first wanted to point out that the twenty-one recommen-
dations mentioned previously had been incorporated in the
proposal.
Prior to hearing from the experts, Chairman Ryder expressed his
thought that acceleration and deceleration lanes, where the pro-
posed access road intersects S.W. 23rd Avenue, would be an
appropriate measure.
Mr. Kilday said that would be no problem.
Dr. Stanley Dunn
Dunn & Associates
Boca Raton
Dr. Dunn came forward to give a brief synopsis of his report on
"noise". To give an idea of what he looked at, he said, he
gathered data on the present environmental noise, and that which
would be created by the hospital's proposal. This was done for
both the daytime and night. Further he said, he gathered infor-
mation on noise from the use patterns that would be likely to
evolve, as well as noises created by parking lots - i.e.,
travelling cars, cars being started, etc. Distance was also
taken into consideration, and although noise can be heard, the
activities that would ensue would not create a problem with noise
levels.
-6-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
No one had any questions for Dr. Dunn, and Mr. Kilday introduced
Mr. Ken Kissel, Associated Appraisers, Palm Beach Gardens, their
expert on property appraisals. Mr. Kissel said that he did a
study on the immediate area (a home adjacent to the hospital that
sold, and a home adjacent to the hospital south of church pro-
perty which sold.) Further, he said that there were three other
sales, two of which were across the street from the hospital and
one that was one street over. Mr. Kissel said that he took his
study a step further to Boca Raton where a community hospital is
located, and found that there were no adverse affects on property
values in that area either. It was pointed out that in fact Mr.
Kissel did not make the appraisals themselves, but these were
houses that had sold in 1982 and 1983.
Mr. George Webb
Kimley Horn & Associates, Inc.
West Palm Beach
Mr. Webb was then introduced as the traffic engineering expert.
In his study, Mr. Webb said that what was included was traffic as
regards the radiation facility, the administration offices and
the medical offices. What was analyzed for these facilities was
the count distribution and assignment, calculations where trip
demands would come from, as well as a capacity analysis.
Summarily, Mr. Webb said that both Seacrest and 23rd Avenue had
sufficient capacity to handle the increased traffic.
Additionally, he said that it would actually improve the inter-
section because of the diversion of trips, and not having to use
the intersection. Mr. Webb said that they would require a turn
lane into the facility, particularly a left turn lane.
Mr. Linkous asked Mr. Webb what the traffic count was, and Mr.
Webb said that in a 24-hour period there were 8,000 cars.
Since it appeared that no one had any questions for the experts
as yet, Chairman Ryder, in continuing the public hearing, asked
if anyone wanted to come foward and speak in favor of the
application.
Mr. Erwin Einhorn, Boynton Beach
Mr. Einhorn came forward and indicated that he was a volunteer
for the hospital and that he had a petition to make a part of the
record. Weather conditions had kept him from getting all of the
signatures that they had hoped for, however, he did have 69
signatures representing 50 of the 131 property owners within 400
feet of the subject property.
Mr. Annunziato read the Petition into the record, and a copy is
attached hereto.
-7-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
No one else wishing to speak in favor of the application, those
having something to say in opposition came forward.
Mr. Gene Guerdin
2412 S.W. 4th Street
Ridgewood Estates
Although Mr. Guerdin said that he knew the hospital had a need
for parking, his main concern was that the hospital did not have
an acute need for land, and he did not understand why the
Hospital would not consider angle parking.
At a much earlier meeting of the City Council, Mr. Guerdin said
that an expert showed the hospital how to utilize angle parking,
however they never did get in touch with that individual. Mr.
Guerdin then reiterated his concern that he did not believe that
so much land was needed.
Mr. Caesar Mauti
24th Avenue, Boynton Beach
Having a number of items to be spoken about in opposition, Mr.
Mauti chose to start with the appraisal end of the situation.
The house that is referred to as house no. 3 in the appraiser's
report along with 3 lots south of house no. 3 - Briefly, Mr.
Mauti said that he built six of the ten houses that were built in
that area. This particular house that was mentioned in
the report was sold by the nephew of deceased people. Included
in the sale of the house was a chain link fence, all storm win-
dows, and all of the furniture. To his belief this sale was a "steal".
Mr. Mauti's next point wasJthat when he purchased this property,
each lot cost his $2,800, whereas any of the lots that were in
the vicinity, however, not adjacent to or behind the hospital,
all ranged from $3,500 to $4,200.
Mr. Mauti indicated that he did not feel that it was fair that a
home in Ridgewood Estates or Westchester Heights had not been repre-
sented in the appraiser's report.
Mr. Mauti then pointed out that in fact a house in Westchester
Heights had sold and there was a loss of perhaps $60,000. He then
clarified this statement that it was not a loss, but keeping in
mind that construction costs increase every day, this was not an
equitable profit.
-8-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
As regards noise, he said that for some reason the study was con-
fined to the parking area, but what about slamming car doors,
and honking horns, and cars coming in and out.
Mr. Mauti then wanted to know why the City Planner had not
checked with the City Manager to see how many complaints were
received about hospital noise, fumes, soot.
Mr. Mauti brought the Board's attention to minutes dated December
4, 1981 where the hospital indicated that they needed only 100
parking spaces. How can you go from 100 spaces to 10.4 acres?
Parking garages (clarified by Chairman Ryder to be a multi-level
structure) were an item next brought up by Mr. Mauti.
Incidentally, Mr. Mauti said, the 10.4 acres comes off of the tax
roll. He then proceeded to say that if the City had been a
little more stringent with parking, the expansions would not have
gone up so readily, and perhaps there would have been less
opposition.
Ridgewood Estates, Mr. Mauti said were the big losers in this
situation.
After having checked the Comprehensive Plan, Mr. Mauti said that
he could not find where it didn't say to preserve the residential
neighborhood, which was his closing remark.
Mrs. Mary Samyn
151 S.W. Seacrest Avenue,
(Directly across the Street from the proposed application)
Mrs. Samyn asked Mr. Annunziato if he had said S.E. 2nd Street?
He said no. And she asked that it be corrected.
Mrs. Samyn then wanted to know how she could be assured that a
road would not come into Third Avenue onto S.W. 2nd Street?
Mr. Annunziato said that S.W. 2nd Street between S.W. 25th and
26th Avenues, is no longer a publicly dedicated right-of-way.
He said that it was abandoned by Resolution 82-U a year and a
half ago, and the City has not constructed barricades across. He
said that he suspected that in the very near future the white
pavement that is seen will be modified considerably. Mr.
Annunziato further addressed Mrs. Samyn by showing her the access
that is proposed by the plan which currently takes into account
the comments made in his memo to the Planning and Zoning Board
which provides for a new access between 23rd Avenue and the
hospital, somewhere between Westchester Heights and Ridgewood Estates.
-9-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
Mr. Robert Foot
2400 S.W. 1st Street
Mr. Foot's first concerns were the storm drainage, maintenance of
landscaping, and security. Next was his question about the traffic
allegedly being improved on 23rd, trucks using the access
road, and where the helicopter pad will be.
Mr. Foot also thought that this meeting was a workshop session,
and that no decisions were being made tonight. When he learned
~. contrary, he asked to have some of his questions addressed.
First, Mr. Annunziato mentioned that all of Mr. Foot's concerns
were pertinent, and they were all addressed in the Memorandum of
Recommendations mentioned previously in the meeting. However,
because this Memorandum had not been made available to the
public, he said that the people from the hospital should address
the questions.
Mr. Kalmer was asked to come forward to address the issue of
storm drainage. He started out by saying that the elevations
went from 35 to 18 feet (towards the back of Ridgewood Estates)
Retention basins are located on the upper portion and the lower
portion of these elevations.
What was basically at issue here was whether or not there would
be any run-off into the residential neighborhoods, as was pointed
out by Chairman Ryder.
Mr. Kalmer said that between the berm, and retention basins,
there would be no problem (with a three year storm).
Mr. Foot was concerned that this was only for the three year
storm.
Chairman Ryder said that for more details, and so that Mr. Foot
would feel more secure with what is being proposed that he
follow-up with Mr. Annunziato and Tom Clark (City Engineer).
Mr. Kilday also pointed out that in items 12 and 13 of Exhibit
attached hereto, that the drainage situation was covered, and
that whatever needed to be done to meet drainage requirements
would be taken care of.
Regarding security, Mr. Kilday cited numbers 14 and 15 of Exhibit
H, and said that these requirements would be submitted to the
Police Department for their input prior to installation.
Regarding maintenance of landscaping, there are no provisions he
said, however, the City's Landscape Code requires that
landscaping be maintained.
-10-
MIN[~fES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
With regards to traffic, and the one item about 23rd Avenue and
whether or not people will be making the right hand turn from
Seacrest and then a left hand turn into the parking lot, Mr.
Kilday let their traffic expert handle the question. He indi-
cated that with a left-turn lane, in fact traffic would be
reduced, Chairman Ryder mentioned 2nd Avenue and the source of
annoyance it was when it was opened.
Relating to the trucks and using the access road, and the heli-
copter pad, Mr. Kilday said that the helicopter pad is going to
be redesigned on top of the radiation therapy building.
Currently it is located about 50 feet west of the parking lot.
Delivery trucks will probably continue coming in from Seacrest.
In concluding, Mr. Foot said that he would like to find out more
details about the drainage and the collection of water, as well
as the buffer areas.
Once again, Chairman Ryder said that he would suggest that the
drainage engineer meet with the City Engineer to see what can be
done.
Mrs. Dorian Trauger
702 SW 28th Avenue
Mrs. Trauger said she was concerned about 6th Street and how it
would be affected by these changes, and she was assured it would
not be affected at all.
Mr. Mauti came forward again to point out that Ridgewood Estates
at the top end was represented in the schematic incorrectly in
that he believed that there was at least a ten foot drop.
Chairman Ryder wanted to know if the purpose of the berm was not
to take care of this.
Mr. Strawn thought that he could explain the situation, and he
said that the surveyor went on the property to figure the eleva-
tions and the berm would be a foot and a half above the lowest
elevation of the parking lot so that if there was a problem, it
would be that of the hospital.
Chairman Ryder then wanted to know if the existing grade for the
private property was to scale with the scale of elevations that
are shown by the hospital.
Mr. Kilday, referring to a topographic survey, pointed out how all
surrounding elevations were shown.
-11-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BO~NTON BEACH, FLORIDA January 24, 1984
Mr. John Drakio
702 SW 28th Avenue
Mr. Drakio said that he was about the lowest house on the street, and
that on occasion he had problems now, and he did not feel that
the berm was going to be the solution to the drainage problem
that has been the subject of conversation.
On the subject of appraisals, Mr. Drakio said that he knew people who
had been trying to sell thei:r homes and that they were unable to
get rid of them. He said that he had even had an experience
wherein someone, looking for' another house that was for sale in
the neighborhood, asked him if this was the area where the hospi-
tal was going to build the parking lot, and when he answered
"yes", they just left indicating they were no longer interested
in looking.
As much as he liked the hospital, he said that he had to object
to their application.
Cecil Fultz
147 SW 24th Avenue
As regards the two houses that are mentioned in the first phase
of the application, Mr. Fultz wanted to know what use the houses
would be put to.
Mr. Hill said that basically these homes would be used for cleri-
cal, office type facilities, however, he would not go on record
making a definitive "promise". He would say however that they
would not be used for any in or out patient facilities, and that
there is an extensive number of uses listed in the Court's
Stipulation that they could chose from when the time arrived.
Speaking of the uses listed in the Stipulation, Mr. Hill said
that all of the uses were quiet, clean procedures that were
health care related.
Mr. Annunziato then tried to explain the Stipulation by saying
that the uses ultimately determined by the Court as being reaso-
nable uses were based on performance criteria set forth by the
City, i.e. noise, pollution, appearance, etc., and primarily they
would be office uses.
Mr. Fultz wanted to also express his feeling against the parking
lot being on the proposed piece of property. He felt that from
the very beginning that the number of parking places was
excessive, and that the hospital withheld a lot of truth and that at
this time it was difficult to trust the actions of the hospital.
-12-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
Chairman Ryder then closed the public hearing, and went to the
Board for discussion.
Mr. Winter merely wanted to say that he thought perhaps signali-
zation would be in order at the access road, as he believed it
was a potential speedway.
Mrs° Bond said that she felt that the drainage situation should
be gone into further, and Chairman Ryder agreed.
There was no further discussion, and in summation, Chairman Ryder
said that this situation has been going on for some time. He
indicated that there have been denials by the P&Z Board as well
as by Council, because at that time it was felt that the hospital
showed little concern for the effects on the neighboring homes.
However, he felt that this application came "a long way"'. He
also said that he felt that the Planning Director had conducted a
comprehensive study and that he felt that he had been given suf-
ficient cause to concur with the recommendations of approval.
Mr. Linkous said that he wanted to say that he understood the
distrust that had built up on both sides, and he hoped that the
people now understood that this was a total proposal on the part
of the hospital, and that they were not going to come back in a
year or two and request any more_. If that was understood, he
wanted to make the motion to recommend the approval, subject to
the twenty one recommendations, with particular reference to
items 12 and 13.
Chairman Ryder suggested that in the motion that they "embrace
the description of subject matter", in that they could vote to
approve the future land use element of the Comprehensive Plan
from moderate density residential to public and private institu-
tional and rezone from R1AA to PUD.
To reiterate his previous statement, Mr. Linkous said that once
the PUD was approved, that it cannot under any circumstances be
changed.
Mr. Annunziato explained that a PUD is the type of zoning district
that requires master plans for the future development of land,
and that this would have to be a 'picture' of what would be deve-
loped on-site, and the only way a master plan can be amended is
to be reviewed by the City Council for a determination of
substantial change. Following action by the City Council there
is action that would need to be taken by the Planning and Zoning
Board, and if there is a finding of substantial change, the
applicant is forced to go back to a zoning procedure, to start
all over again, and in fact if a finding of substantial change
were made Mr. Annunziato felt that the applicant would probably
withdraw, rather than lose the zoning that it has.
-13-
MINUTES OF THE PLANNING AND ZONING BOARD SPECIAL MEETING
BOYNTON BEACH, FLORIDA January 24, 1984
Mr. Linkous then made a motion to approve the application for
Future Land Use Element Amendment and Rezoning, subject to the
incorporation of the twenty-one recommendations mentioned
throughoUt the meeting. Mr. Winter seconded the motion.*Seeminutes 2/14/84
Mrs° Schwertfager then took a roll call vote on the motion as
follows:
Mr. Winter - Aye
Mr. Hester - Aye
Mr. Linkous - Aye
Mr. Wandelt - Aye
Mr. Kies - Aye
Mrs. Bond - Aye
Chairman Ryder - Aye
Motion carried 7-0.
ADJOURNMENT
Chairman Ryder duly adjourned~the meeting at 9:40 P.M.
Respectfully submitted,
-14-
TO~'
FROM:
MEMORANDUM
January 18, 1984
Chairman and Members ~
Planning and Zoning Board
Carmen S. Annunziato
Director o~ Planning
LAND USE ELEMENT AMENDMENT AND REZONiNG REQUEST/BETHESDA
MEMORIAL HOSPITAL
iNTRODUCTIOI~
The Southeastern Palm Beach County Hospital District~ doing business
as Bethesda Memorial Hospital, has applied for an amendment to the
Future Land Use Element of the Comprehensive Plan from Moderate
Density Residential to Public and Private Institutional, and for
rezoning from RI-AA ~ing!e Family Residential District to Planned
Unit Development with Land Use Intensity = 6. The parcels of land
~.hich are the subject of these applications total 10.4.+ acres and lie
to the north of the hospital. The eastern border of these properti~es
is formed b,/ S~E. 2nd St_feet and Westchester Heights and the western
boundary is Ri dge~.~ood Estates. S.E. 23rd Avenue ~orms the northern
property limit. (See Exhibit A)
EXISTING_~E_W~
The Site - The lands which are the subject of these applications
were previously platted into the Benson Heights Subdivision and Lot
12 of the Subdivision o~c Section 32. Also included is a portion of a
r~ght-of-way which was abandoned by the City t'hrough Resolution No.
82-U. The lots in Benson Heights are served by a U shaped street
which forms the extension o.~ S.W 24th and ~ W. ~
' ~,- ..'~th Avenues. Lot 12
is served by S.W~ 23rd Avenum~ To date, only two houses have been
built on the property~ with both ho,,~e~-~ · ~
· ' - ..... ~oca~ed on S~E. 2nd Street.
The existing !and elevations range from 36 feet above mean sea level
~n the south central portion of the property to 18 Yeet. in the
northwest corner of the site~ These properties are moderately
foreszed with mango being the predominant tree species as a result of
a prior use o-,~ the property as an orchard. Also found on site are
s:~gnific:ant quantities of slash and sand pines primarily to the west-
and north. Water- and sewer utilities are available at the site as is
power, telephone and cable TV~ -
--Page 1--
~L-~r-.roundiog_!=and Uses - The parcels in question are bordered on the
east and the w. est by developed single-family home subdivisions -
~lestchester Heights and Ridgewood Estates respectively. As
previously mentioned, S.W. 23rd Avenue forms tine n~rthern boundary
with tine High Point Condominium development lying on the north side
o~ S.W. 23rd Avenue. The Bethesda Memorial Hospital forms the
southern boundary.
PROPOSED L. AN~D USES
Bethesda Memorial Hospital is proposing to develop additional
hospital 'Facilities on these 10.4 acres in two phases, with Phase I
· bo include a new Radiation Tlnerapy Building in part, 386 parking
spaces (of which 67 would be lo, cared on the current Inospital
grounds,) an access driveway connecting S.W. 23rd Avenue to the north
side o~ the hospital, modification of tine two existing houses for
hospital use to include removing the driveways, a 40-foot wide
landscape buf.~.~r=, on the east and west '.~;o include a 6'~ high earthen
berm and drainage facilities for storm water retention. Phase II
provides ~or t. he construc:tion of an additional 386 parking spaces
plus a future two-story building of~-~,0~.,._~' "~' square feet~
COMPREHENRT~ PI AN CONSTM ....
There are .~ive Comprehensive Plan policies which are relevant to the
!hospital's requests for an amendment to the Future Land Use Element
of the Comprehensive Plan and rezoning as follows:
1. "Provide a range of land use types to accommodate a ~uil
range o~ services and activities";
2. "Provide a suitable living environment in ail
neighborhoods";
-3. "Eliminate existing and potential land use conflicts";
4. "Encourage the development o¥ commercial land uses where
accessibility is greatest and where impacts to residential uses
are minimized"; and,
5~ Encourage the preservation of existing sin~]!e-¥amily
neighborhoods ..... -.
On the assumption that tine additional parking spaces and ~!oor space
are necessary ~or the operation of the hospital, 'the rezoning o¥
these parcels would serve to i. mplement pol:icy number 1 alone.. What
remains to be determined is whether or not the proposed development
plan would improve or at least not degrade the living environment or
proper'ty values in the surrounding residential neighborhoods. Among
--Page~o--
the factors to be included in this evaluation are noise, fumes,
privacy, prevailing property values, visual impact, glare, heat,
drainage~ security, fire protection, traffic and precedent '~or future
commercial zoning requests. Each will be discussed separately.
~D{~ - From automobile traffic, ambulances, delivery trucks, car
door, horns and human voices~ The 40-foot buffer with a six-foot
berm and dense vegetative plantings should be sufficient to render
the e~fects of most noises negligible~ One possible exception is
noise from emergency vehicles. Currently, the hospital has no policy
related to emergency vehicle sirens because the hospital does not
provide this service~ Ambulance service is provided by independent
operators such as AA Ambulance, and often times, the ambulance
services generally sound their warning devices only at intersections.
Another possible exception results from the location of the access
road which, if constructed as proposed, would be located 125 feet
from residential property at the S.W. 23rd Avenue turnout, and 60
feet from residetial property where it enters the main hospital site.
i~ this application is to be approved, it is suggested that the
hospital adopt a formal policy related to siren use and that the
access road be placed in a more central location owing to the
potential heavy use of this facility.
In order to fully determine the impact o~: noise on the surrounding ~
residential areas, t. he hospital has submitted a report prepared
Dr~ Dunn, (See Exhibit B) a noted noise expert wlnich concludes that:
"For the future, given the ~inal ~ully developed
configuration of the project, souncl levels from traffic ~:lowing
during peak hours should be consistent with or below existing sound
levels. Noise ~rom en~zering or starting parked cars also should be
consistent with or below existing sound levels as measured in the
residential areas...Ser-ioLs noise impact is not forseen."
It is suggested by Dr~ Dunn that if approved, the hospital should
install signs declaring the parking areas as a "quiet area".
Fu~es - Th~,. p~- 'n~...o_,~..d~ ~ buffering measures would greatly reduce ~umes
from automobile and truck traffic~ however, since vegetation greatly
aids in this respect, a detailed landscaplng plan should be provided.
F2~2~A~. - Visual and sound accessibility between residential
property and the proposed parking lot/office b~.~iiding; also, curren~
..... ~kh Avenue '~or hospita'! park~.ng: the proposed
b~ ~'rering m..~_.L.~ eS ~Ou~d block o'Ff visual and sonic access between
· Ehe parking lot and nearby residences~ Vegetative screening could
largely block o'~ the view o~ the of'~ice building, however, a
de'kailed landscaping plan has not been provided. The proposed
--Page 3--
parking lot would serve to enhance privacy by eliminating hospital
park~_ng on the streets in Westchester Heights.
Prevailinq PrnDert~ ~alues - An analysis of the real estate market
zn Westchester Heights reveals a neighborhood which is composed of
moderately priced houses with little turnover, in fact, only five
houses have been sold in this subdivision since January 1st o~ 1980,
with the average selling price being $75,640. On the other hand,
Ri dgewood Estates has developed over the last three years. These
houses initially sold ~rom the mid-'Tr~'s to the mid-80's. C,~ r~ -
property values are assumed to be approximately $g¢~,F~F~F) on the
average,, ' ......
In order to factually determine the impact on property values o,~ this
proposed change in land use and zoning, the hospital has submzt~_d a
report prepared by Associate Appraisers (See Exhibit C) which ~
concludes that values of properties in the immediate area of the
hospital would not be adversely affected if the hospital constructs
its facilities as proposed.
Visual impact. ___ - From the parking lot and two-story of¥ice building.i
The proposed buffering. _~.~ . measures w. ould block' off views of the parkin(~
lot, and the two =.._or'y office building would not create a significant
negative aesthetic impact if dense vegetative plantings were
installed in the buffer strips.
Glare - From building lighting, automobile headlights and parking
lot lighting. F'arking lot lighting and building lighting are
different in kind and degree from vehicle headlights. It is assumed
that the proposed 6' berm will block vehicle headlights; however, the
application is vague with respect to parking lot and building
lighting. Parking lot lighting is necessary ~or orderly traffic flow
and security; however, it can cause UnL~SL~ally severe negative impacts
on surrounding residential areas. The mpp!ican~ is proposing to
construct parking lot li,~hting using 20 foot high poles and 175 ~att
High Pressure Sodium luminaires 60 feet on center. Both the Energy
Coordinator and the Police Department raised concerns about the
lighting scheme proposed (see Exhibits D and E, Paragraph ~3l
. .. Staf~
concluded that if this application is to be approved, the applicant
should use cut-o~ lighting fixtures which direct the light downward
with little dispersion, and that the level of lighting should be
matched to the proposed camera security system. Building lighting
should also be directed downward. -
Heat - E.ffects on microclimate by large expanse of asphalt..'. A
parking lot of this size would generate a large amount of reflected
heat. In order to overcome t'his problem, the parking lot should have
e.'..'.tens~ive shade tree planting both in the parking lot interior and
along the perimeter. Several opportunities exist for enhancing the
--Page 4 ....
tree cover by redesigning the site to save more trees and by
replacing the earthen berm with a 6'~ decorative masonry wall in
places_ ~,l.e:.l::n ":~:~= trees can be preserved (See EXh~llZ}it F, Paragraph 3):
Hnmever~. an~', tree preservation or planting scheme must take into
account the need ~or adequate security (See Exhibit C, Paragraph 2).
~LB~ - Possibility o~ storm water runo~ accumulating ~n
surrounding residential areas or S~W. 23rd Avenue: The applicant has
submitted a drainage plan with calculations which meet the City's
requirements ~or storm water retention on site. However~ i~ the
plans are modified to save'~:~..e~ ~ or ~or other reasons, the
Engineering Department reserves the right 'to reconsider its
evaluation. Under any circumstances: the hospital has to secure a
~eneral permit ~rom the c:.)uth'~" F'~orida Water Mana~emen~ District ~or"
~zorm Water Management.
SecL{ri__tw - Possibilit'y of theft or assault in the parkinq lot or
int:rus~c.:n .... into~ the single ~m't~,. · ~. . homes Trom the parking lot:" The
plan submitted does not specify the kind or type o~ security ~or this
proposed hospital facility, The existing hospital ~acilities arm
'~"~ ,~"~ b,, c~m~.r~s and ~oo~. patrol It is the recommendation
pr...t._c .....d _~ .......... .... .
the Police Department that the applicant install security cameras in
sufficient quantity to provide total coverage (See Exhibit E,
Paragraphs ~,~.,° and 3). With respect to easier access to the
single-~amily neighborhoods~ the plan, if security lighting, berms.
ancl cameras are provided, will o~er greater protect-ion than
__,-: {r r ~.~r. ~- ]. y=:.~ exists . '-
Fire F'rot.'._ect~.on - Does an adequate water supply exist to provide ~or
the domestic and emergency flow needs now and in the future~ The
hospital is currently served by a six-inch water main along the north
property lzne and an 8-inch water main along 'urn
- ~-,~- south property line.
The current requirement is 4,800 gallons per minute. In order to
adequately address 'the hospital-~s needs new and in the future it is
recommendeo that, i¥ this plan is approved, the hc:spital construct a
!2 inch water main along the proposed access read, 'thence to the rear
and south side and eventually tying into the existing dead-end 8 inch
water main. Additional f~re hydrants would have 'L-o be installed on
this line to provide t. he necessary fire protection.
Irz~f_+~:i=,_c - Whether the traffic generated by this facility adversely
affect the area residents: The applicant submitted with his
application~ a traffic i:npact analysis prepared by Kimley-Horn and
Associates, Inc~ which cc~nc!udes that the only traffic ~-mprovement
necesary to serve this proposed hos0ita.l, expansion would be a
left-t, urn lane east approach. This conclusion was coP. f:irmed by our
Engineering(se:= re,. Departmenlt and b'y. the Palm Beach ............ Cn:,n~y Traffic Engineer
.- :_,.,hibit G): Also, it :is. recommended that the applicant [)ay a
fair-share impart fee based on additiona.1, trips generated from this
--Page 5.--
Fr .... edEnt ¥or commercial zoning on S.~. ~.'r _
...... ~._:.. d Aven~e -' The proposed
development plan shows parking immediately abutting S.W. 23rd Avenue
and shows the two-story,. ~,°~ 0o0_ square ~oot building set back about
100 ~eet ~rom the S.W~ 23rd Avenue right-of-way line. Both th~
parking lot and the building would be plainly visible ~rom S.W ~-
. ~,~ d
Avenue, which could set a precedent ~or commercial zoning o~~ other
properties in the vicznity. In order to avoid such a precedent~ a
~:.~-~ot landscape bu~er, consisting o~ the native vegetation should
be maintained along S.W. 23rd Avenue and the building should be
located closer to the existing hospital.
RECOMMENDATION - The Planning Department recommends that the request
~or an amendment to the ~uture land use element o~: the Comprehensive
Plan ~rom Moderate Density Residential to Public and Private
Institutional and ~or rezoning ~rom RiAA to Planned Unit Development
with Land Use Intensity = 6, submitted by the Bethesda Memorial
Hospital, be approved subject to the limitations listed in this
report and summarized ~or your convenianc_~ ~ in Exhibit H.
This recommendation is based on ~ recommended ~inding o~ consistency
with the ~ive Comprehensive Plan Policies previously listed. Also
recommended is a change in the required parking ~or hospitals '~rom
two (2) parking spaces per bed to two-and-one-hal~ (o ~
~.~) parking
spaces per bed, in recognition o~ an inappropriate current standard.
On balance, the onus o~ responsibility rested with the hospital to
p~ovide conclusive evidence that its proposal would not cause the
surrounding ~'
~ __,~dential areas to sd~er, among other things,
impairment o~ environment, conflicting land use inter~aces or loss o~
property values~ Based on the evidence submitted, which consists o~
master plans ~or development, ownership documents, and reports ~rom
experts on traffic, noise and property values, plus the response ~rom
the City:'s technical sta~, it is apparent that the residential areas
w~lI be no worse o~ than they currently are. This allows serious
consider-ation o~ the needs o~ the hospital to serve an expanding
pub I i c ..
/ b k s
cc: ~
City Manager
C~n._, at File
CARIiEN S. ANNUNT/IATO ~ ............
DIREC]'DR OF' F'I ANNING
--Page 6-.-
EXHIBIT A
VICINITY MAP WiTH ZONING
/7/--'~-/il !ili //~' '!1
BETHESDA MEMORIAL HOSPITAL'
."ZONING REQUEST
5
BETHESD,~
PUD
?PARK~
' lq-
IDGEWOOD'
'ES
I
i:::!3 E]~ EED []Z]] rmTn ED BTn-n
GH_ROINq
RIDGE POINT"WOODS
WESTCHESTER
HEIGHTS'
HOSPITAL
Il
L
v ,~
E,~HI~ IT B
NOISE
-: :,,-.. ~; :,:-,,=~ :~::~ v~2 ~ ..... tel: 505 ~ 487- 6898 /7::~L~= ~-=:: :~:-~,"~" - ':~ .: ":~', .'~ :,~4 ~' ':: ~:~-
- .,. . -- = - ~=L:C-: ~ ,;" - ~ ~,/~ L:~:.-~-...' . -~. ~ ...... ,, ~ - '~-. - -- . ~ - . ~ ' .... ~ 2~'-~-~?F~'; ~-J-~-'== T=:-
~, AssOciate A~ln!strator ... ?=,.. .: ~r~,',:-. : 1--,::...-:.,-~'~:'~.~'~?.~.:~:~,:..~-:'i~.,,.,~..'' ..
815 S. Seacres% Blvd. .- ...... . ...... ~: ~.: =-:-.-,~,~;.:-.---,z:.~ ..~ -'
~t0n: ~eac~,' PL "33435 : .... ';.'C:-;f~.~:~.:':." :-..~l].:_?~(:~,.: U. ~ :?.[':'q. ~. :.- -."
At your r~ues~ ~ have undertaken to ex~1ne ~e possible
effects o~ ~e proposed e~ansion off ~e parking facilities
...-at Be~esda ~ori~l Hospital on ~e enviro~ental noise'
'~is letter is 'in~ended to s~r~arize ~e results o~
~tudy
?/[~'are~s' t0 ~e' E°~~ an~ nor~west 'of ~e hospital area during''
~e day and'~'~ nig~. Additionally, noise ~easur~ents were
~ade in ~e neig~orhood off sounds from people getting into
and staring autos in. ~e existing parking areas of ~e hospital
nearest to ~e residential areas Noise measur~ents were '-
also made at 0~er parking lots to dete~ine t~ical levels '-'
:P]:~??~;~'~'?~f. ~°~se ~'~' '~ey 'were ~os~ ~usyl - Finally, noise measur~ents:'
on individual autos ~eing entered and started were made.
~ese levels '~en adjusted ~o.~ reflect ~e appropriate distances
were us~ to estimate sound3 l~els in ~e neighboring areas
e~ected fr~ ~e proposed parking lot.
Also predictions of traffic noise from moving autos in the
parking lot were made. These were developed using the FHWA
Highway Traffic Noise Prediction Model. These predicted levels,
based on anticipated traffic flows in the lot area, were also
used to estimate the effect of moving traffic.
In considering these anticipated effects of both the data based
on measur~uents as well as the model predictions consideration
was given to the layout of the area. In particular the use of
a six foot high berm or wall between the parking area and the
residential areas was included.
~ (A) ~ to ~e sou~ and ........ nearer ~e hospit~_ Night.-leve!s
to ~e nor:u were on ~e 6rder of 50 ~(A) :EQ and 47 ~(A)L~::,%:::::-:',::
Traffic on S.W. 23rd Ave.-and on i"95 ~s au~bie but not .1°Ud.
.... :e 'area -~s :gei:'ra'l:'q-uie':: i::-ludi:g'~ ~e''60:si~e'rati~n' 'of ~
'-sounds. fr: ~e'-e:sting ........... ' -"'
-~e hbSpitat"area could be-heard-i~::~e:residen::al'
~e' 'sold leVels were. less "~h' O~"'6~'"~e-"s~'e-%rd&r"as-
sold level developed from ~e overall, general~ ~ie~t and
were not considered to be loud..~-" ': ~
For the future,- ~iven ~e final fully developed configuration ,.~
-of ~e project,' sound-levels fr°mI traffic flowing during ~e =============================
peak hours should be ~onsistant :5 or below existing s6:d':'::
levels. Noise fr: entering and staring parked cars also -'
should be eon~istant wi~ or below existing sound levels as
~easured ~ 5e residential ~reas. :is t~kes into consideration
the effec~ of ~s'~anees and ~e planned us<e<.'~gf <~e six foot :
bern or ~!1 between :~e parking l°t and ~e residential areas.
Oecasional!y louder sounds should be no greater ~an ~ose
oecasion~liy louder sounds from o~er sources in 5e general
area ass~g proper vehicle operations and behavior of people
in ~e paring, areas. Serious noise hp~ct is not forseen :-:~-'
As a
rec~ended ~:t "NO NOISE" or "QUIET Ah" signs be installed
~roughout ~e parring areas. Eospital staff should be made
aware of ~e need to contribute to helping ~e hospital be a
quiet neighbor.
I hope ~is infomation is sufficient for your needs. Please
let me know if furher assistance is required.
Yours ~ue!y, /7
Stanley E. Dunn
EXHIBIT C
LAND VALUE
SSOCI T[D
PPRflI ERf
JAMESR. BRANCH SREAMAI
JOE R. KERN S R A
!
ASSOCIATES:
KENNETH J. KISSEL
DONNA M. KERN
ANTHONY U. REICH
AUDREY J. HORSEFIELD
WILLIAM W. BRANCH
F. L. RODGERS
KATHLEEN A. MERCER
JANUARY 17, 1984
MR. KERRY KILDAY
KILDAY & ASSOCIATES
1551 FORUM PLACE
SUITE 300-E~
WEST PALM [=tEACH, FLORIDA
33401
DEAR MR, KILDAY:
RE: BETHESDA HOSPITAL STUDY
As REQUESTED~ WE HAVE CONDUCTED A MARKET STUDY WITH REGARD TO THE AFFECT OF THE
PROPOSED PARKING AREA ON NEARBY RESIDENTIAL PROPERTIES.
INCLUDED IN THIS STUDY ARE SALES OF PROPERTIES 1N THE AREA WEST OF THE HOSPITAL;
ALSO ANALYZED WAS AN AREA SOUTH OF THE BOCA RATON COMMUNITY HOSPITAL.
IT IS NOTED THAT THE ANALYSIS AND CONCLUSIONS ARE BASED ON THE PROPOSED PLAN FOR
THE PARKING AREA INDICATING A BUFFER AREA WITH A BERM/LANDSCAPING°
BASED ON THE ANALYSIS TO DATE, IT IS MY OPINION THAT THE PROPOSED PARKING AREA WOULD
HAVE NO ADVERSE EFFECT ON VALUES OF NEARBY RESIDENTIAL PROPERTIES.
KJK/GK
YOURS TRUL ,
L
i
l
BOYNTON BEACH AREA
FIVE RESIDENTIAL SALES WERE ANALYZED IN THE SEACREST HILLS SUBDiViSION LYING WEST Of
THE BETHESDA HOSPITAL SITE. ONE SALe IS A RESIDENCE LOCATED ADJACENT TO THE HOSPITAL
PROPERTY (SALe #~); ANOTHER SALE (SALE #2) IS A PROPERTY LOCATED TO THE SOUTH AND ADJACENT
TO A CHURCH PROPERTY (PARKING LOT). THE THREE OTHER SALES ARE IN THE IMMeDIATe AREA TO
THE WEST AND ARe NOT CONTIGUOUS TO PROPERTIES PUt TO INSTITUTIONAL USES. THE SALe
PROPERTIES ARE GENERALLY COMPARABLE AND ALL BUT ONE OCCURRED IN ~)83. A SALES CHART
AND MAP ARe eNCLOSeD FOR VISUAL AID PURPOSES.
INDICATED SALE PRICES FOR THE RESIDENCES ADJACENT TO THE HOSPITAL AND CHURCH PROPERTIES
ARE $~). AND $41. PER SQUARE FOOT (BASED ON eFFECTIVE SQUARE FEET). THE THREE OTHERS
SOLD FOR $34, $4J). AND $4(~. PER SQUARE FOOT. HOWEVER, IT IS NOTED THAT THE RESIDENCES
THAT SOLD AT $4~. AND $46. PER SQUARE FOOT ARE SOMEWHAT NEWER THAN SALES 1 AND C7 AND
IF AN ADJUSTMENT WERE MADE FOR AGE, ADJUSTED PRICES WOULD BE IN THE AREA OF $40. PER
SQUARE FOOT. THE RESIDENCE WHICH SOLD FOR $~4. PER SQUARE FOOT WAS NOT IN GOOD CON-
DITION AND AN ADJUSTMENT FOR THIS FACTOR WOULD iNDICATE A PER SQUARE FOOT PRICE IN THE
AREA OF $~'7. PER SQUARE FOOT. ALTHOUGH SALE #1 HAS A (LINER) POOL AND THE OTHERS DO
NOT, THIS FACTOR IS FELT TO BE OFFSET BY THE FACT THAT SALE #l WAS IN FAIR CONDITION, IN
NEED OF MINOR REPAIRS AT DATE OF SALE,
BASED ON THE ABOVE MARKET ANALYSIS~ IN THIS AREA THERE IS NO APPARENT DIFFERENCE IN
PRICES PAID FOR THE PROPERTIES ADJACENT TO PROPERTI ES PUT TO INSTITUTIONAL USE AND THOSE
NEARBY. EXPEClALLY CONSIDERING SALE :~] ~ AND THE.FACT THAT THE PROPOSED PARKING AREA
FOR THE HOSPITAL WILL BE SURROUNDED BY A 40 FOOT BUFFER AREA WITH BERM AND LANDSCAPING~
1T IS CONCLUDED THAT 'THE PARKING AREA WOULD HAVE NO ADVERSE EFFECT ON NEARBY RESIDENTIAL
PROPERTY VALUES,
SALE
ADDRESS
BOYNTON BEACH
DATE SALE PRICE
IMPROVEMENTS
AREA--EFF. SQ. FT.
SALE PRICE
PER SQ. FT.
2
2710 SW 4TH ST.
2834 SW 4TH ST.
2623 SW 4TH ST.
2821 SW 4TH ST.
2714 SW 5TH ST.
4/837 $69,000.
7/82 $73,500.
7/83 $73,000.
5/83 $62,000.
8/83 $81,000.
1,714 $40.
1,813 $41.
1,594 $46.
1,836 $34.
1,882 $43.
[
I'
L
L
L
267h
SEC 4A CONDO
MANGO
,- BENsON z,~
.~y~ ,o. TS
HOSPITAL
PROPERT~
SUBDIVISION OF ~
OF SEC
(I-4)
[~P- POINTE~wooo ~i~.~LA<
CT s
AVE
//
SE 25i'h
AVE
?5,
330
BOYNTON BEACH
BOCA RATON AREA
Six SALES WERE ANALYZED iN THE TUNISON PALMS SUBDIVISION LOCATED TO THE SOUTH OF THE
BOCA RATON COMMUNITY HOSPITAL PROPERTY IN BOCA RATON. THREE OF THESE SALES ARE
LOCATED ALONG A CANAL SEPARATING THE SUBDIVISION FROM THE HOSPITAL SITE, AND THE OTHER
THREE SALES ARE LOCATED IN BLOCKS FURTHER SOUTH. ONE SALE OCCURRED IN ].C)8], FOUR IN
].(~82 AND ONE IN 10~3. A CHART AND MAP ARE ENCLOSED FOR VISUAL AID PURPOSES.
THE THREE SALES LYING SOUTH OF THE HOSPITAL (SALES ! -- 3) SOLD FOR $47. , $S0. AND $S0.
PER SQUARE FOOT; HOWEVER, THE SALE AT $47. PER SQUARE FOOT HAD NO POOL, WHICH ALL
OTHERS HAVE, AND ANOTHER SALE FOR $~0. PER SQUARE FOOT SOLD IN JULY, I98! WHEREAS ALL
OTHERS SOLD IN 1982 AND I983. ADJUSTMENTS FOR POOL AND TIME FACTORS WOULD INDICATE
PRICES OF APPROXIMATELY $52. TO $53. I~ER SQUARE FOOT FOR THESE SALES.
THE SALES LYING IN THE AREA TO THE SOUTH (SALES 4 -- 6) SOLD FOR $$2. , $54. AND $S9. PER
SQUARE FOOT. JT IS NOTED THAT THE SALE AT $~9. PER SQUARE FOOT OCCURRED IN 1983, WHEREAS
THE OTHERS OCCURRED 1N J982.
THERE IS NO APPARENT DIFFERENCE INDICATED BETWEEN SALES LOCATED SOUTH OF THE HOSPITAL
AND THOSE LOCATED NEARBY TO THE SOUTH. ALTHOUGH THE PROPERTIES LYING SOUTH OF THE
HOSPITAL ARE SEPARATED FROM THE HOSPITAL PROPERTY BY A DRAINAGE CANAL~ MANY ARE LAND-
SCAPED ALONG THE REAR PROPERTY LINE~ AND THERE 15 AN OPEN AREA BETWEEN THE CANAL AND
THE PARKING AREA FOR THE HOSPITAL, THERE IS NO BERM OR LANDSCAPING ALONG THE HOSPITAL
BOUNDARY AND THE HOSPITAL IS APPROXIMATELY 8 SToRIEs IN HEIGHT. Any ADVANTAGE OF
CANAL FRONTAGE IS BELIEVED TO BE OFFSET BY THE FACT THAT THE PROPERTIES IN THE BLOCKS
TO THE SOUTH ARE ON STREETS WHERE RESIDENCES~ OVERALL, ARE BETTER MAINTAINED.
IT 15 FELT THAT THE ABOVE DATA SUPPORTS THE OPINION THAT THE PROPOSED PARKING AREA FOR
THE BETHESDA HOSPITAL WILL HAVE NO ADVERSE EFFECT ON NEARBY RESIDENTIAL PROPERTIES.
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SALE
2
4
BOCA RATON
ADDRESS DATE
SALE PRICE
IMPROVEMENTS SALE PRICE
AREA--EFF. S{~ o FT. PER S{~. FT.
701NWSTH AVE. 6/82
$105,500. 2,103 $50.
801 NW 7TH DR.
12/82 $ 88,000.
1,875 $47.
741NWTTH DR. 7/81 $111,000.
2,223 $50.
869 NW6TH TERR. 8/82
$I05,000. 2,002 $52.
815 NW6TH TERR. 11/82 $110,000.
2,068 $54.
833 NW 6TH DR. 5/83 $109,500.
1,869 $59.
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MEMORANDUM
Planning Dept.
Lt. R. Ferrell
January 5, 19~N
PLJ. tN ~l,,~(.j DEPT.
Parkin~ Lot Plans-Bethesda
After reviewing the proposed plans for the new parking lot at.Bethesda
Hospital, the following comments are offered for consideration:
Security-Any effective patrol of the lot will require on site
patrol of the lot instead of driveby, This will mean
a reduced amount' of police patrol of the lot. I would
suggest that some type of camera system be used to main-
tain surveillance in the lot. Because of the buffers, etc.
there exists a potential problem in regards to security,
2~
Trees and shrubbery-A close look should be taken at the number and
size of items planted inside the parking lot, This could
pose a particular problem if a video system is put into use.
Lighting-This point was discussed in regards to reducing the amount of
lighting in the lot. While some reduction' could be made,
security will have to be considered before steps are made.
e
Traffic- Special attention should be given to the exit onto SW 23rd
Ave. which may become popular for.employees as a means of
avoiding the lights on Seacrest Blvd.
Lt. R, Ferreli
EXHIBIT F
FORESTER
MEMORANDUM
17 January 1984
TO:
FROM:
Carmen S. Annunziato
Director of Planning
Kevin Hallahan
Forester/HorticultUrist
RE·
BETHESDA HOSPITAL PUD
After having reviewed the proposed PUD, referenced above, please
be advised of the following:
1. The tree survey which shows primarily mango and
pine trees is accurate.
2. The western forty foot (40') boundary should be
left as is, as opposed to installing a six foot (6') berm.
This landscaped buffer presently provides adequate visual screening
of the 'hospital property from adjacent property owners. It is
at least six feet (6') high and serves, the same purpose as the
proposed berming. There are small open "pockets" within the forty
feet (40'), which could be landscaped to complete the visual buffer.
This area is comprised of scrub~oak thicket, vines, ferns, castor
bean plant, brazilian pepper and slash pine trees.
3. The berm should be installed along the eastern
boundary of the property, preserving any existing trees in the
forty foot (40') area. An effective visual barrier might be
a combination of a soil and concrete wall. This area is presently
comprised of scattered mango trees.
4. There currently exists, in the area referred to as
"dense growth", tall grasses, scrub oak thicket, vines, brush (saw
palmetto, cocoplum, brazilian pepper, castor bean plant) and various
trees - slash pine, sand pine, earleaf acacia, and mangos.
5. If both phases of this PUD are approved and developed
as proposed, the majority of existing trees will be removed from
the area. The PUD shows existing trees to remain, which will be
inspected for protective barriers before an excavation permit is
issued. If any of the recommendations to preserve additional trees
and vegetation are agreed to by the developer, these trees will also
be protected by barriers.
I will continue to work with the developer as the PUD is slated for
approval.
/bks
~ KEVIN HA~tAHAN
EXHIBIT G
TRAFFIC
Board of County Commissioners
Peggy B. Evatt, Chairman
Ken Spillias, Vice Chairman
Dennis P. Koehler
Dorothy Wilken
Bill Bailey
December 29, 1983
County Administrator
John C. Sansbury
Department of Engineering
and Public Works
H. F. Kahlert
County Engineer
Mr. Carmen S. Annunziato
City Planner
City of Boynton Beach :
120 N. E. Second Avenue
Boynton Beach, FL 33435
SUBJECT: Bethesda Memorial Hospital Expansion
Dear Mr. Annunziato:
As requested, this office has reviewed the materials you furnished
concerning the subject project.
I agree with the conclusions of the traffic impact study that a
left turn lane, east approach, on S. W. 23rd Avenue should be con-
structed by the developer to serve the proposed entrance.
This project should also be required to pay a fair share impact fee
based on the additional trips which this expansion will generate.
The opportunity to commentis sincerely appreciated.
If you have any questions or require additional information, please
do not hesitate to contact this office.
Sincerely,
OFFICE OF THE COUNTY ENGINEER
Charles R. Walker, Jr., P.E.
Director, Traffic Division
CRW:ASH:ct
¸Il
BOX 2429
WEST PA-EM BEACH, FLORIDA 33402
(305) 684-4000
~×HiB~T H
SUMMARY OF STAFF' ~.OM~.~ENT,~ AND RECOMMENDATIONS
1~ Adopt policy related 'Lo use o~ emergency sonic devices and move
the er',trar',ce drive t'o ~'~ point more central to the site in order to
diminish the impact oT vehicle noise on the neighborhood 'Lo the west.
Install signs in the parking area which state that tine area is a
"No Noi ':-e" .
=. or "..c...,ui et Area"
3. Provide a detailed landscaping plan ~or the parking lot and
bu~ .~er areas.
4. Indicate whether the lighting fixtures will be provided by
Florida Power & Light or by a private contractor.
5. Provide details o-~ the luminaries and pole types.
6. Provide average .~lluminat'ion levels in footcandles for the
parking lot area~
7~ The level o~ lighting in the parking lot may be reduced; however.~
any reduction must be measured against security needs.
8. Use cut-o~ lighting ~i>~tures in +_'he parking lot' and direct the
building lot lighting downward.
9. Redesign the parking lot to save more trees.
.... Construct a si)-.'. (6) ~oot high, decorative masonry wall in place
o,m ~ ~ ......
._h_ ear'Lhmrn berm in the b, ¥¥er areas where grade changes would
kill. trees.
11. The placing o~F trees and sh. rubs in the parking lot should be
balanced against the needs o~ a video surveillance system.
i'~'~. I~. the plans m,.~r~-- the parking lot are modi¥ied, the_~ng~neer~ng. '
Department reserves the right to reconsider i~s evaluation o~ the
drainage =v~-'~-~
13. The hospital must secure a general permit ~rom the South Florida
Water Management District -~or storm water management purposes.
14.. Install surveillance security cameras in the park'ing lot which
~--,rov~ r~,~ ¥,,ll coverage.
15. Expand the ¥oot patrol ~rom 'the current hospital site into the
proposed parking lot.
16. Construct a twelve (12) inch water main ~:rom S.W. 23rd Avenue
along the new access road too the rear o~ the hospital, thence along
the rear o¥ the hospital to the southwest corner o~ the hospital
property, ther',ce eas~z along the sout:h side o¥ the hospital to the
existing dead-end eight (8) inch wa~.er main~
i7. F'rov:i. cle additional ¥ire hyndrants on the proposed twelve (12)
inch water main where appr.opriat, e.
NW
HOSPITAL PROPERTY
BOCA RATON
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STARLITE
CONDO
EXHIR"r'~
ENERGY
RECEIVED
MEMORANDUM
JAN .S tAFt4
PLANNING DEPI'.
January 3, 1984
'~Annunziato, City Planner
Craig Grabeel, Special Project&
Energy Control Officer
Bethesda Hospital PUD Preliminary Plans
The following ccmmen~ are provided regarding the street and parking lot
%ighting proposed in subject plans:
1
It should be indicated whether the lighting will be provided by private
contractor or by FPL;
2. Details are required as to luminaire and pole type(s);
3. Design average illumination levels should be indicated (in foot-
candles).
While it is understood that final design plans cannot beprovided at this stage,
the details of the submitted conceptual plan should be.~provided in accordance
with applicable sections of the City's Parking Lot Regulations.
CG:sr
cc: City Manager
City Engineer
Craig 'Grabeel
Special Project &
Energy Control Officer
EXHIBIT E
POLICE
18~ Construct a te.~t-turn lane east approach on S~W. 23rd Avenue and
secure a turn-out permit Yrom Palm Beach County.
19. Pay the Palm Beach County Yair-share impact Yee.
20~ Leave a twenty-~ive (25) ~oot landscape bu~,~er o¥ native
vegetation adjacent to S.W~ 23rd Avenue, an-,.~ where trees or
signi~icant stands o~ native ve~].etation exist southward o~~ the
t~enty-~ive (25) ~oot bu¥.Cer, preserve them in par.~:'ing lot islands.
21.. Move the propo~-;ed t~enty-¥ive thousand (25.~000) square ~oot
bui!dir~g ~urther south. ' '
:, =,he ur~ersiene%, bein~ a residen= fha= lives ~fi=nin 4 of ,the subje~
, -- , _ 90'
....... ~ -~ ~ ~ me~hesda Hemorial
H6spi~al's r~ues~ to use ~he adjoinin~ prcpe~y ~o the Ro~h of the
Eespi.~al. } unders~and.~hat. ~his vacan: prope,~b' is presently zon~ for
residential, use, and this re:uest is for ~he purpsse of alleviating the'
.a.cu'te p:rk~n~_~hoFtaoe_ problem a~ ,:~hesda ,u-~rial,:...~ Hospital and provides
for an anciila,%v .buildin~ that ~fill n~ exce~o 2 floors in heigh~ nor more
than 25,O00 square fee: in size. This lan5 use chan~e of the afor~en-
~ione~ prope~y (see map below) will save :he area ~ax payers and possible
users of BeChesda ~.Is~oriai .Hospital a% ieas~ SL.6 million.
L~ t~ t ~
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Address