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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. L 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. i i l' I I l l [ [ 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 .lOth ST ST DR .ocA ~.A~'°N ST ~FERR~W[NK LE ST) -- ( LA ~- AZALEA ~- ST ST ~ 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 ~ .,ce..-,,. J ~"? 'a ?.9-.,/'"' Address