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REVIEW COMMENTS <'t= ~.... PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 94-314 Agenda Memorandum for October 18, 1994 city Commission Meeting TO: Carrie Parker, City Manager FROM: Tambri J. Heyden, Planning and Zoning Director~ DATE: october 13, 1994 SUBJECT: Annexation Program - Knollwood Groves Analysis of Business Characteristics Attached you will find two tables with information related to the Knollwood Groves property which staff produced pursuant to City Commission directive generated during the public hearing in June. Each of the two tables is described as follows: Table #1 indicates the County's status (e.g. permitted, grandfathered, or prohibited) of each of the major aspects of the Knollwood Groves business. Staff inventoried the principle aspects from a visit to the site in September, and determined status from the County which in part, is based on the original special exception approved by the County in 1983. As indicated on Table #1, Palm Beach County considers all aspects of this business either permitted by the special exception or grandfathered. For comparison, staff also evaluated these aspects for compliance with the City's Code of Ordinances and Comprehensive Plan. This evaluation indicates how these uses will be considered under the City's regulations once the property is annexed. Lastly, Table #1 includes recommendations as to whether or not Code changes should be made that accommodate those grandfathered aspects. Table #2 indicates the current signs used at Knollwood Groves, as well as the conforming/nonconforming status of each sign in Palm Beach County. The information on Table #2 was collected during a visit to the site in September, and from the Code Enforcement Division of Palm Beach county. Please distribute these tables in preparation for the October 18, 1994 meeting of the City Commission when the annexation of this property will again be discussed. 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C\l~ TABLE 2: ANNEXATION EVALUATION KNOLLWOOD PROGRAM OF SIGNS GROVES PALM BEACH COUNTY SIGNS AT KNOLLWOOD GROVES (Site Inspection-9/29/94) NO PERMIT PERMIT PERMIT PROCESS 1 Freestanding - - - identification signs A} "Knollwood Groves" X B}"Knollwood Groves" X C}"Seminole Village" X 2 Temporary or X directional sign NOTES: 1) The "PERMIT" column indicates those signs which have been permitted by Palm Beach County. 2) The "NO PERMIT" column represents those without a permit in the County. 3) The "PERMIT PROCESS" column represents those that are currently the subject of a permit request. PLAMMtMG AMD IOMtMG DEPARTMEKT, OCTOBER, Z 1"4 MtICVttt.IGROTABZ.TAB , . ... (,' ..< ,(,,~ ~',t .J. t{~ / I \..: ol :1 PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 94-290 I~ i' ..) ,.~ /'0'6' j U' -7 /i' 11' C C I" t.r<! ' (~C ',,; Agenda Memorandum for October 3, 1994 City Commission Meeting TO: carrie Parker, city Manager FROM: Tambri J. Heyden, Planning and Zoning Director ~ DATE: September 29, 1994 SUBJECT: Annexation Program - Phase 2, Group 1 and Hunter's Run Commercial Tract Ordinances for Annexation, Land Use Element Amendment, Text Amendment, and Rezoning Attached please find the above-referenced ordinances being processed in connection with the properties to be annexed as Phase 2, Group 1 of the Annexation Program (see Attachment "A" for ordinances) . As has been advertised in the newspapers, first reading and second reading of these ordinances are to be conducted on October 3, 1994 and October 18, 1994, respectively. These requests were discussed and approved for transmittal to the Florida Department of Community Affairs (DCA) at the June 21, 1994 City Commission. Staff transmitted these requests to the DCA July 6, 1994. The DCA completed its preliminary review in 45 days, and having no comments determined that no formal review would be required, and notified the City that the adoptior process could now occur. Also attached you will find documents related to the Knollwood Groves property. You will recall during the transmittal hearing that adjacent property owners indicated concerns related to certain aspects of the Knollwood Groves agricultural and retail business. In response, staff was directed to determine the County's status (e.g. permitted, grandfathered, or prohibited) for the major aspects of the Knollwood Groves business. As indicated by the attached letter and excerpt from the minutes of the Palm Beach County meeting at which the special exception for the existing business was granted, Palm Beach County considers all aspects of this business either permitted by the special exception or grandfathered (see Attachment liB"). Lastly, staff has also evaluated these aspects for compliance with the City's Code of Ordinances and Comprehensive Plan (see Attachment "C" for Code and Plan excerpts) . This evaluation indicates how these uses will be considered under the City's regulations once the property is annexed. For comparison, this informat::'on, along with recommendations regarding Code changes related to the three (3) grandfathered (legal nonconforming) uses identified is indicated on the table within Attachment "D". The recommended Code changes could be incorporated as part of the current land development regulation amendments in progress, since they do not affect the Comprehensive Plan. Please schedule the attached ordinances for the upcoming City Commission meeting on October 3, 1994 (First Reading), and for the October 18, 1994 meeting (Final Reading). TJH: mr Attachments MI8CVIII,P2Ql08D8.CP Board of County Commissioners Mary McCarty, Chair Ken L. Foster, Vice Chairman Karen T. Marcus Carol A. Roberts Warren H. Newell Burt Aaronson Maude Ford Lee County Administrator Robert Weisman Department of Planning, Zoning &; Building June 29, 1994 Ms. Tambri Heyden Planning and Zoning Director city of Boynton Beach Post Office Box 310 Boynton Beach, Flvrida 33425-0310 Re: Knollwood Groves (PCN 00-42-45-13-00-000-1130) Zoning Petition 83-99 This letter is in response to your request for information on Knollwood Groves, located on the southwest corner of Lawrence Road and Knollwood Road, adjacent to the municipal boundaries of the city of Boynton Beach. Knollwood Groves is zoned Agricultural Residential CAR) and received special exception approval to allow a "commercial citrus products sales and service enterprise" in 1983 (Resolution R-83-1422 attached). In 1983 the property owner wanted to remove an existing building and construct a new building on-site. Although the agricultural sales and service uses had been on-site since 1930, a special exception approval was required in order to obtain the building permit. The PBC Tax Collector's office has verified that the retail store on site has been licensed for the sale of produce, plants, and giftware since at least 198~. Aola Walden, Senior Compliance Office, stated that there are n~ violations on the subject property and all activities on-sita are either permitted by special exception (ci trus, produce, giftware retail sales) or grand fa the red in as accessory uses (tours and educational activities for tourists). Staff research on Knollwood Groves has indicated the following: 1) The principal ues. ha$ been there since 1930 and is a valid agricultural use 'which is encouraged in the Comprehensive Plan. The operation is only seasonal and attracts tourism to the area. All uses are contained Nithin the 30 acre orange grove and do not adversely affect adjacent properties. 2) There is not a definition in the Zoning Code for "commercial "An Equal Opportunity - Affirmative Action Employer" ~~ I rmr'vJ on 't"JcvcJod D/ln~' 30100 Belvedere Road West Palm Beach, Florida 33406 (407) 233-5000 Ms. Tambri Heyden Knollwood Groves Page 2 of 2 citrus products sales and service enterprise"; therefore, accessory uses are not restricted by the definition of the use. 3) The special exception condi tions of approval do not specifically restrict any related accessory uses for the business operation. Minutes of the public hearing for the special exception address the tours through the groves as if they are a permitted accessory, and grandfathered use. Staff's determination is that the agricultural and accessory uses onsite are valid, minor nonconforming uses. Should you have any questions or require further information, please contact Kathleen Zeitler at 233-5226. sincerely, ~~~in~~d~~' zoning Director AICP cc: William C. Whiteford, Principal Planner Kathleen Zeitler, site Plan Technician Aola Walden, Senior Compliance Officer KDZ: corresp\knolwood.grv . , PROJECT DESIGN: The proposed building replacement will not affect. the existing circulation routes which are adequate. However, a revised site plan indicating parking for retail sales, employee parking and necessary tabular, i.e., number of employees, building square footage, etc., should be submitted prior to Site Plan Review committee Meeting. FINDINGS OF FACT - The proposed Special Exception is consistent with the Comprehensive Plan since the use is related to on-site agricultural activity. - The proposed Special Exception can be accommodated to the site while meeting all property development regulations of the Zoning Code. - Since the commercial activity is enclosed by the existing orange grove, the proposed use will not have any adverse impacts upon surrounding properties. ----~------------------------------------------------------------------ STAFF RRCOMMENDATION Staff recommends approval subject to the following conditions; 1. This development shall retain .onsite 85% of the stormwater runoff generated by a three (3) year storm per requirements of the Permit Section, Land Development Division. 2. The property owner shall convey for the ultimate right-of-way of Miner Road, 108 feet south of the Lake Worth Drainage L~20 Canal south right-of-way line, approximately an adaitionall08 feet within 90 days of approval; conveyance must be accepted by Palm Beach County prior to issuance of first building permit. 3. The developer shall contribute Three Thousand Four Hundred Seventy Five Dollars ($3,475.00) toward the cost of meeting this project.s direct and identifiable impact, to be paid at the time of the building permit. -----------~-----------~----------------------------------------------- MINUTES OF THE'PLANNING COMMISSION MEETING OF AUGUST 4, 1983 TIM LUNNEY: Special Exception to allow a commercial citrus products sales and service enterprise on property located on the southwest corner of the intersection of Knollwood Road and Lawrence Road. This is a "grand- fathered" use and they would like to remove an existing wooden building and put up a new building on this 30 acre citrus grove. Staff recommendation is for approval subject to three conditions. DWIGHT WEYANT: First, I would like to correct the name, this is Knoll- wood Groves Inc., not Knollwood Orange Groves Inc., they are two different companies. This operation has been here many years, basic commercial operation on 30 acres. Necessity for this request came when applicant applied for permit to build a new phase and office building. We are here to legalize a Special Exception. We have no problem with Conditions 1. and 3. We are here to discuss No.2. today. Along the north line ~ . . of this property, running east and west is the proposed alignment of Miner Road. Property owners feel this is a tremendous burden to us. Five acres is too much to ask for only replacing a building. It will eliminate many of our orange trees. As you can see, in the lighter green areas, it will cut through a natural hammock most unique in this area. It will take out 60-80 year old ficus trees. It will also cut off wagon trips to show. the people these beautiful trees. We don't think it is the right location for a through road servicing the Congress/ Military area. It is' too great a ,hardship to ask us to give up 108 ft. TIM LUNNE~c Reason right"'of~way was requested is that is what is called" for' 'on the .Thoroughfare Plan. Given context of what they are requesting, is it or is it not reasonable to ask for dedication at this . time? Take into account it is also one of the recommendations of the Comprehensive Plan to preserve agricultural use in the area. What we need are to make specific findings as to whether or not it should be dedicated so as not set any general pregedents regarding' dedication. JOHN CARROLL: Tim Lunney stated it is part of the Comprehensive Plan. There is no automatic requirement for conveyance. As an alternative, reservation for later dedication could also be impOsed .by the Board. There is the County Attorney who has jest worked up an agreement where it will be conveyed when the County is in a position to construct. ' MARVIN ROWLAND: Our conditions are stated. TIM LUNNEY: We received a letter from Clayton Hutcheson, Cooperativ.e Extension, requesting we dontt jeopardize this strip of orange groves since agricultural lands are diminishing, he requests it be approved without a reqi~fbr dedication and keep. the hammock which would also be eliminated by construction of the road. ~OBERT~.S; (~epresenting Melrose Inc., owns property across Lawrence Rd.) Our" concern is to the extent the granting of the Special Exception in ~act making legal this "grandfatheredlt use would permit expansion in an increasing residential area. As a current Itgrandfathered" use the commercial nature may not be intensified and granting the Special Excep~ tion would then allow for the expansion of the operations. We have no ~uarrel with replacing exis.ting buildings or similar. Further commercial expans~on without hearing and without chance for further review might be allowed. COMMIS~IQNE~ RASNER: Would it be possible to restrict? TIM LUNNEY: That is why they are here today, they would not be allowed to expand more than shown and would have to come back to this Board for any expansion. BOB HUTZLER: I am a resident of Delray Beach, I am here representing several members of the Palm Beach County Fa~ Bureau. I would like to correct something we are interested in helping the Planning and Zoni:ng Staff as. long as they don 'It interfere wi th agriculture. We think Tim Lunney has done an admirable job and we are not here to bust your chops. I would like to refer to second item, property location, southwest corner of Rnollwood Road. There is no such thing as Knollwood Road. This is a maintenance easement of the Lake Worth Drainage District. If the road were built, it would intersect a dangerous section on .Military'Trail and as it goes east it does go past through the property o~ this- building here~ (indicating) across Boynton Beach and they are not aware. of any right~of~way being proposed in this,area. Dos Lagos Condo under, development by' Satter. I don ,.t know where this road goes. I am as concerned as' anyone about the transportation needs of this County. For your information, ~ mile to the south is S.W. 22nd Avenue that crosses I~95. Several years ago we got into a discussion about certain types of property in this County. This is. ,on-going agricul tural enter~ prise., is now, has been there for 25 years'. They are making extensive improvements on the property, they need to stay a while. Traffic anilystSj first of all, couldntt have 2,315 on Lawrence from Petition No. b2~78, when you talk about this from Petitions in the past, that has generated'new traffic. There is no new traffic. .@ ( . . JOHN CARroLL: Engineer. I think that has to be discussed with Petitioner's BOB HUTZLER: If this was petition.} for change in use, but there is no change, I dontt see why when 10.( mile to the south you have a four-lane road. I don't believe this will be built. COMMISSIONER BAK'ER: There was a petition five months ago about filling stations taking a lot of a man"s property at Southern and Haverhill. ,We made a deal where we wouldntt take it all at one time. What would be your requirement for two~lane road? JOHN CARROLL: 80 ft. but a more appropriate one would be an agreement like the one for the gas station intersection on Northlake and Military. JOHN CORBETT: Before Board took any action he signed an agreement to dedicate on demand when road is built. If that was the case, it would have to be restrictive covenant before the Commission taking any action. JIMCHOBAN: 108 ft. for'alignment. COMMISS'IONER 'BAKER: I would be in favor of that reserve covenant. I wou~d like to set to 80 ft. They will probably be in a two-lane before four~lane. I would like it to stay agricultural. COMMISSIONER DELL: You got 600" frontage; 108t that would take almost 1/5 of the property. COMMISSIONER HOLMES: Intent is to replace an existing building and it triggered all this other stuff? COMMISSIONER BAKER: Would Petitioner agree to reserving 80 ft. right- of~way' when the County needed it? BOB OCHS, MANAGER, KNOLLWOOD GROVES: No Sir. TIM LUNNEY: Petitioner is not going to volunteer to reserve or give it. The green area is the existing grove area. COMMISSIONER BAKER: I asked for voluntary only when County wanted to build the road and if they owned additional land they would have to buy it. BOB OCHS: If you are talking about two-lane, why not 22nd Street? COMMISSIONER HASNER: We could place condition now there is nothing to stop you from selling it tomorrow. ALAN KURTIS: One of the problems faced by the County is that we don't have suf~icient rights-of-way. There has bern up to now standard request for right-of-way. It is unfortunate, in terms of the right- of-way we are looking for ~hat the ultimate road right-of-way does go into farmlands. It is a question whether public interest comes : first or private. Our position is to protect interests of Palm Beach County transporation needs. This is not something that comes as a surprise to people who bought property bordering. I don't think we have a choice. BOB HUTZLER: You recall the Rubin Petition. Is that still active petition? ALAN KURTIS: That is still active. BOB HUTZLER: Connector was made in that petition. ALAN KURT~g: What needs to be determined is whether the Thoroughfare Plan is going to be upheld or destroyed. This is a third party thing. They are needs demonstrated in computer printouts. No one is trying to impact someone who feels they are being victimized. :MOTION by Commissioner Holmes, seconded by Commissioner Turney, to recommend approval, with staff recommendations, of Petition No. 83...99 and deleting Condition No.2. Motion was lost 3...3, Commissioners Holmes, Dell, Turney, in favor, Commissioners Hasner, Brown Baker dissenting. (i9 ( . . . COMMISSIONER BAKER: We are going to double population. We need rights~f-way. I think it is unfair to take 20% of his property but I would vote for 10% and I do feel we should have some conveyance. We have always done this, we are setting a precedent by not asking for right-of-way. We are going tc have a flood of people, I just feel we should do it within reason. We are here to speak for, and help, the citizens, of this County and property owners are certainly 'citizens, but I feel we should look.out for all people. COMMISSIONER HOLMES: Motion was made in relation to the fact that he is asking only to replace an existing building with no further impact to continue his business and I feel taking land without value of land being increased is wrong and I still stand by that. COMMISSIONER "TURNEY: I think it is the Comprehensive Plan and other interests of the County to preserve agricultural. I think it is in- consistent to penalize this agricultural use to require this dedication and make agricultural pay for urbanization. I think to reflect comments as far as if they want this property, if it ever became non-agricultural use, they would then dedicate right-of-way. COMMISSIONER HASNER: We have a Master Plan and we are going to stick to it. To make options is not in keeping, or a good interpretation of the plan, and that is the reason I found the way I did. I think the split motion will have to go to the Board of County commission. We understand ~gricultural for... JOHN CORBETT: Some kind of motion, even without recommendation on that condition is in order. TIM LUNNEY: I think it should be that you approve the petition but could not come to a consensus on the right-of-way. MOTION by Commissioner Holmes, seconded by Commissioner Turney, to recommend approval, with clarifications of the concerns of the Board as to reservation of some footage pertaining to right-of-way. Planning Commission was unable to agree on Condition 2. Motion carried 6-0 CCommis-sioner Hollen absent). CONDITIONS: 1. This development shall retain onsite 85% of the stormwater runoff generated by a three (3) year storm per requirements of the Permit . Section, Land Development Division. 2. (~lanning commission was unable to agree on the request for dedica- tion of right-of-way for Miner Road.) 3, The developer shall contribute Three Thousand Four Hundred Seventy Five Dollars ($3,475.00) toward the cost of ~eeting this project's direct and identifiable impact, to be paid at the time of the building permit. (JP ~~-9~ , - C l...t~ ..>---et~ aX- (".C . 'Yh-c<;. . C . .~ J Iq't!""3) FLORIDA COOPERATIVE EXTEI'-Js4oN SERVICE UNIVERSITY OF FLORIDA INSTITUTE OF FOOD AND AGRICULTURAL SCIENCES ~~~~H~~a.\ ;'.:~!~~.RtH,. 'utl~si~~~ COOPERATIVE E:XTEN910N SERVICE: SCHOOL OF FOAEST RESOURCES AND CONSERVATION AQRICULTURAL EXPERIM~NT STATIONS COLLEGE OF'" AGRICUl....TURE REPLV TO: 531 North Military Trail vJest Palm Beach, FL 33406 July 29, 1983 TO: Herb Kahlert, County Engineer FROM: Clayton E. Hutcheson, Extension Director, PBC Agriculture Dept. SUBJECT: Knollwood Groves - Petition #83-99 This is in reference to Knollwood Groves and petition j83-99 to con- struct a new agricultural building to replace one that is presently inadequate. This additional facility would add to the viability of their agricultural operation, helping to insure an efficient bus- iness for years to come. Apparently, it is the recommendation of the Engineering Department that final approval for the structure be withheld until Knollwood -Groves gives Palm Beach County a 1081 x 21481 strip on the north side of their property for widening of Knol1wood Road. This might be reasonable if they were putting in a housing development. Since this isnlt the case, this doesn't seem a reasonable request. With only 30 acres in the grove, the loss of this citrus will reduce thei r product ive grove acreage by about .13 percent. About one-quarter of the grove is in grapefruit and a good portion of this is in the 5.3 acres requested for widening of the road. To sti11 satisfy the customer demand for grapefruit, they will have to purchase more from other producers) to reta i1. Th i s means reduced profits for Knollwood Groves and.a changed economic situation for them. It would be my recommendation that the petition be approved without the demand for the road right-of-way. As long as they are maintaining a viable agricultural operation, which we should be encouraging, nothing is going to change along Knollwood Road that would demand greater traffic carrying capacity. They also have a native hammock that would be impacted that is an asset to them as they carry customers through the grove to pick fruit. (continued) The In51itute of Fo~ and Agricultural Sciences is an Equal Employment Opportunity - Affirmative Action Employer authorized to provide research. eaucationallnformation and other sel"":' . 'lnly to individuals and institutions that function without regard to race. color, sex, or national origin. COOPERATIVE EXTENSION VVU,-, ^r,RICUL TURE AND HOME ECONOMICS STATE OF FLORIDA IFAS UNIVERSITY OF FLORIQA. U. S. DEPARTME -r-qCUI.TlJRE, AND BOARDS OF COUNTY COMMISSIONERS COOPERATING ... ~" ____. _ ... ..~-~:..-...,._..-_-- . ':""_~'..:-_-:c..-_-.~'''..~7..:~ ...- .-. -_."-~ .~-- ... ~_ .__._..._.._w_,_____.~.........._ .,.. .-," .. -'-'-~-" , - ( Herb Kahlert. County Engineer - 2 - July 29. 1983 Any consideration you could give in an affirmative manner would be greatly appreciated and would assist is maintaining a pqrtion of our agricultural community. f cc: Mr. Bob Ochs / Mr. Charlie Warner l, Mr. Dwight Weyant . Mr. Bob Hutzler " cce~l lj:tL 0- Clayt n E. Hutcheson Exten ion Director Palm Beach County COMPREHENSIVE PLAN POLICY 1.16.1 - AGRICULTURE LAND USE CLASSIFICATION ~ Agri~ulture: This land use category shall consist of all Agricultural zoning districts, provided that all of the land within this zoning district is shown on the Future Land Use Plan in the Agriculture land use category. The uses allowed in this land use category shall be limited to, but shall not necessarily include, the following: Agricultural and horticultural uses as either an interim or long-term use; processing and sale of produce grown on the premises; kennels; horse breeding, stables, and training; churches, cemeteries, and schools; single-family detached dwellings with a net density of not less than 1 dwe:ling per 5 acres. Recreational: This land use category shall include all Recre&tional zoning districts, but shall not be limic~d to this zoning district. It shall be the policy of the city that all land acquired for public parks, excluding those which are located in planned zoning districts or the central Business District, shall be placed in the Recreational land use and zoning category within 5 years of acquisition. All of the abovementioned properties and zoning districts shall be construed to be in the Recreational land use category, however, only if shown as such on the Future Land Use Plan. ! The uses allowed in this land use category shall be limited to, but shall not necessarily include, the following: Public parks and recreational facilities; golf courses; private parks and recreation facilities; social and civic clubs and organizations; civic and community centers; waters of Lake Worth and the Intracoastal Waterway, excluding finger canals, and other bodies of water. public and Private Governmental/Institutional: This land use category shall include all PU Public Usage zoning districts, and shall include all sites of 3 acres or more which are occupied by city hall, pUblic works complexes, hospitals, 27 . . . CODE OF ORDINANCES, APPENDIX "A" ZONING - AGRICULTURAL DISTRICT See. 5 BOYNTON BEACH CODE N~ulmum strue.- 45 feet, Dot to exceed 4 ture height stories b. SIr-gle-famlly dwellings R~all conform with R-1 requirements. (see section 5, paragraph E-2). Duplex dwellings shall conform to R-2 require- ments (see section 5, paragraph F-2). c. All other permitted uses: Minimum lot area 20,000 square feet Minimum lot front- 100 feet age Minimum yard Minimum yard Minimum yards Mh~imum living area Maximum lot ~ov- erage Maximum atruc- ture height front 40 feet re.8l 40 feet dde :.. ~ ,'~ 20 feet each sfde . AI governed by applicable regulatory agency 40 pflJ'cent 4 stories, not to exceed 45 feet in height 3. Off~street parking. As provided in section ll-H hereinafter. .~ H. AG AGRICULTURAL DISTRICT. These district f!gulations are intttnded to apply to those areas of Boynton Heach, the present use of which Is primatlly agrlcultur~ or the future USti of which is uncertain. 1. U.e, pt!rmiUed. Within any AG, Agriculture District, no building, .tructure, land or water shall be used except for- one or more of the following uses: 8. Agricultural uses which Include, by WilY of illustration but not by way of limitation, the following: nurseries, greenhouses, orchards, rais'- Ing of field crops, tree crops, vegetables or Oowers on a commercial- scale; 1910 APPENDIX A-ZONING See.S b. Wholesale and retail facilities when clearly incidental to a permitted agricultural use; c. Buildings such as attendant residency, equipment shelters and the like whose use is clearly incidental to an approved agricultural use; d. Preservation or conservation uses intepded to maintain the general openness or vegetation of the land for environmental, educational, archaeo- logical or open space reasons; e. Single-family homes on 2.5 acre lots including private stable facilities provided that animals are kept for recreational uses only and not kept for sale or resale. lA. Uses requiring environmental review permit. !'-ny use listed undel" 5.H.1. above which uses, handles, stores, or displays hazardous materials, or which generates hazardous waste, as defined by 40 Code of Federal Regulations, Part 261, shall require an environmental review permit in accord- ance with section 11.3. , 2. Building and site regulations. No building or portion thereof shall be erected," constructed, converted, established, altered,-.enlarged or used unless the premises and building comply with the following regulations: Minimum lot frontage . . . . . . . . . . . . . . . ., 200 feet Minimum lot area. . . . . . . . . . . . . . . . . . one (1) acre Minimum front yard . . . . . . . . . . . . . . . . . ',' 50 feet Minimum side yard . . . . . . . . . . . 50 feet, ~ach side Minimum rear yard . . . . . . . . . . . . . . . . . . .. 50 feet Maximum structure height.... 45 feet, not to ex- ceed four (4) stories 3. Off-street parking. As provided in Section llH hereinafter. I. REC RECREATION DISTRICT. These district regula- tions are intended to apply to those existing and proposed recreational areas not located in planned unit develop- ments. Included in these areas are both pubnc and private Supp. No. 35 ..'.......~.;.:....;...;.;).AA.1:..-.., - ~i.i " --.W\_ 1911 ...... .&~,. .._1 ~.:~' .. ~. :n:on~ J T' ~f1 T ,.*ulltv\~ ..'J:"~ ........J.~ TABLE 1: ANNEXATION PROGRAM EVALUATION OF BUSINESS CHARACTERISTICS KNOLLWOOD GROVES COUNTY CITY USES WITHIN CODE CHANGES KNOLLWOOD GROVES PC LN PC LN RECOMMENDED? 1 Production and sales of citrus X X nla 2 Sale of plants X X nla 3 Sale of produce X X If accessory 4 Sale of gifts, souvenirs, X X No and baked goods 5 Walking and wagon tours of X X n/a operation and natural environment 6 Exhibit of Native Americans X X No 7 Keeping of animals X X No (other than livestock) NOTES: 1) Abbreviations: PC - Permitted/Conforming LN - Legally Nonconforming 2) The column "COUNTY" represents the status of each aspect according to Palm Beach County. and the column "CITY" represents the application of the City's Code of Ordinances. Planning and loning D.part..nt ..PT.KB.., 1114 MI8CVIII,xoaOVI8.TA8 TO: PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 94-181 C~rrie Parker C~ty Manager ' FROM: Tambri J He ~~ Plann' . Yden, /~ ~ng and Zoning D' lrector June 16, 1994 Knollwood Groves _ . Annexation Pr APPI~cation #2 . Annexati ogram, Group 1 f (Flle on, Land Use Am d 0 Phase 2 en ment/Rezoning No. 94-002) DATE: SUBJECT: Please place th agenda for JUnee2~bor~;~efe~enced item on the C't ' un er PUblic Hearing. 1 Y Commission DESCRIPTION: Th agricultural e area OCcupied by the of Lawrence R~~~ r~tail.business, WhiChK~~li~~Od Groves is one of five ' lmmedlately north of the Bated on the west side as part of Ph (5) properties staff is re oynton Nurseries Pun b ' ase 2 of the ' commending to b ' elng proposed to b annexatlon program Th' e annexed agreement for watere ann~xed in accordance with t~S propert~ is property owner oPini~~rv~~~ and annexation. With :e~;:;~c~~ve w~u~~ ~ffect the conti~ued o;:~:~~o~OU~d ~ppose annexation if this o elr business and property. ' lnc uding typical maintenance The Knollwood Groves is an establ' market area which likely extends ~shed ?rove b~siness serving a seasonal operation includes th 0 reglOna~ llmits. Their (grown both on and off the pre:i::l~ of fru~ts and vegetables ~ourenirs, bak7d goods and other m~s~e~~~~:~~:rii;:~ts'T~~fts and us ness also lncludes walking tours of the processi~ l~. wagon tours of the ,groves, picnic tables and an eXhib{tf~~l~~;r~e Americans and ~lor~da's natural environment featuring arts and cra~ts, educatlonal lectures, and native animals such as the alllgator al~ located within a natural hammock area on the property. Slnce all characteristics of this grove business may not be ~pecificallY permitted or addressed by the City'S Code of Ordlnances, staff also recommends that the City consider a review of the Agriculture District regulations for possible revisions which would address the different aspects of this grove business. It should be noted that complaints have been raised by adjacent property owners which regard nonconforming signs and activities, "alligator wrestling", the speaker from the wagon tour, noise from truck traffic, and the noise created by an evening party held last year. Staff has begun researching these issues and determined from Code Enforcement 3nd the property owners that the nonconforming signs have been removed or will be permitted, that the alligator wrestling activity no longer occurs but rather the alligators are only used in educational lectures and activities, and that the evening activity was a one-time event which has not been repeated. Although no citations have been recorded by the County, nonconforming signs have been removed pursuant to the request of Code Enforcement. staff is still attempting to determine whether any aspects of this business are not permitted nor considered legally nonconforming by Palm Beach County. Based on this existing, established use, staff is recommending that this property be shown as Agriculture on the Future Land Use Map, and be rezoned to AG, Agriculture. RECOMMENDATION: The Planning and Development Board, with a vote of 5-1, recommended that this proposed amendment and rezoning be denied. TJH:mr Att. ANX2:AXP2Gl'2.AGM 1 ~~( J~~ J~~~ ~.U~,~4 ."Warren H. Newell County Commissioner District 1Il 301 North Oliv~ A venue 12th Floor We$' Palm Bu.:h. FL 33401 (407) 355.~203 FAX 355.3990 June 9, 199~ Honor..ble Jerry T'aylor, Hayor City or Boynton Beacb J,OO .ast Boynton Beach Boulsvard Boynton Beach, Florid. 33435 Dear Mayor Taylor: On ~uesday, June 6, the Board o~ County CollUlti..ioners approved the updat:ed 5 Year Road Plan for Pallll Beach County. ~his mid-year review inel ud.a the aaai tioD o'L the "idening oe Lawrence Road ~rolD trio lanes to five lanes during the 97/98 fiscal year. The persi.stence of tbe City staff and tbe residentli is to be commended in eLfectively moving this project up. Thank you for all your help with tbis issue. I look forward to continue "orking "ith you to address the concerns o~ tbe residents in both the City and tbe surrounding unincorporated areas. If I can be of ~urther assistance please do not hesitate to call on me. Sincerely, d-- Warren H. Hartell District III Co~i6.ion.r at ta chmen ts c: Ci. ty COllUli..i. on Carrie Parker, City H.nager Jf1lJI:JJJbb. t.ylor.1 ~ ",,,,,HfHl fKyf:IIHI_ ....l..lIn: '"v '-', ,,-.~ 407 355 3330 P. 213,'04 LI8TXBG or aBAlGIB raOH PRBVXOU8LY ADOPTBD (12/20/t4) ROAD paoGauc Adopte" 112/20/'.' Propo..4 98/99 I 97/98 96/97 95/96 96/97 95/96 Center Adopte" (12/20/'4' ProDo.8d. 94/95 95/96 ADDITIO.8 10th Avenue North (Construction) Hilitary Trail to Congress Avenue Belvedere Road and Raverhill Road (construction) Extend Center Turn Lanes Crestwood Boulevard (construction) Folso. Road to Okeechobee Road Lawrence Road (Construction) Gateway Boulevard to Hypoluxo Road. Melaleuca ~ne (Construction) Haverhill Road to Military Trail school Board Related Traffic Signal Installations silver Beach Road (construction) Congress Avenue to Avenue S smith Dairy Agreement completion ot Requirements DBLBTIOH~ HOD -==-=- ADVAHCU conqress Avenue (Construction) Hiner Road to Hypoluxo Road Indiantown Road (Construction) 130th Avenue to Jupiter Farms Road Joq Road (Construction) Clint Moore Road to North of Civic DBLAYBD Congress Avenue (Construction) Blue Heron Blvd. to Nortblake Blvd. Flavor Plct Road (Construction) West of E-3 Canal to Military Trail Folsoa Road/crestwood (construction) State Road 80 to Okeechob.. Boulevard Forest Hill Boulevard (Construction) at southern Boulevard (0-51 canal Brid;e) Jog Road (construction) North of Civic Center to Linton Boulevard Miner Road (Coft8tructlon) Lawrence Road to Congres8 Avenue Northlake Reliever (construction) Garden Road to COD9r... Avenue prosperity Farms Road (Construction) Archi.'s Creek Bridge GJ''''060f9S.t .ropo.ect 97/90 97/98 96/97 91/98 97/98 95/96 , 96/97 96/97 94/95 95/96 96/97 94/95 95/96 94/95 95/96 94/95 95/96 94/95 . 95/96 94/95 95/96 9./95 95/96 , " ~ 1?0.d "1t;lOl II ~~ I~ ~~ . I I, ., ~~ ~ I I~ I t:ft I ~ !~ ~ ~ ~ ~ ~ i I ~ x I i ~ I ~ ~ I I ... ci ~ I a:: i o 0 OCl: aQQooaoooooooooUoooooo~oooooM~ooooooooo . . - u u ~ 0 . U 0 0 ~ 000 u oOloo~oeOOOOOOQaOOOBOOIOQOOOO!OQOBI~O;o ~ . A: ~ .~ - ~ - ~ ~ - - - ~ ~ w N _. ou 0 UO 0 CI: 0 (.) OOOOOODOOi~OiOOiIOOOOD~OOOOOioo!ooooaOM ~a ~ ~ ~ N ri ~ o 00 U ~~ 000 0 (.) 000 0 ~ 0 OlOi~OOOaOI~og~60BOO~O~_RO~OOODOiOOO~OO ~ ~- ~ ~- ~- ~ ~- ~ ~ o 0 ~U COO Oa::O O~ OOOOOO~OOOOOOOO~O~!O~~!OO!@~OO~~OOOOOQO I , .. Ii - I I ~ ~ ~~~I ,~ ~~ ~ ~~ ~ ~~~~~~ ~~I ~~ ~~~j~ ~J~~ ~~ J ~J~~ In(\( CD CD.'afoR~~ ~N fDN. II)~_ co R.coco wtQ II) 'ijl'C)CIl)CD ~~i11.t..11 .ftl1tl~11J1 tt.. 1. 1 1t11 Oln ~fcoqqo~~ ~~ o~ tn_~ ~ _~N~ ~Q 0 ~~~~ N~ -~d--~~N d~ Nd ~~~ ~ ~NN~ ~N ~ o_~~ t .- J I I - I J !II I I I JJ'I ~ I II !lll!ll~ I 11 I I'. . ~1!111 l'I~J111 fl~ !'I,~'l" lil~i! 1101 ~, ] J ,I I I ,I 1III I~I!!I ~ I . J II1I Jlltll I J II IiI · J JJ I '1 .J~ ~ oj J J J ~~~~~~!! II., . .. .. ~0/~0.d 066~ ~~( L0~ JJ ~O a~~08 g~:~T S661-60-~nf -ii, to:: c.-", (elf:; ;-~" (! J. ci bf fte -4~fv- 1 (/ I . h~"L-1t2.d /&.2( {I'll. ~ ENGINEERING DIVISION MEMORANDUM NO. 95-059 TO: ,~~Kr~eamA. Parker, City Manager V~~~ Hukill, P.E., City Engineer March 6, 1995 FROM: m '-.... ... '1 4 m RE: TRAFFIC OBSERVATIONS - LAWRENCE ROAD DATE: The 1994 average traffic count on Lawrence Road between NW 22nd Avenue (Gateway) and Hypoluxo has been reported to us by the County to be 7972 trips. The current FDOT Level of Service Manual defines the threshold traffic level for LOS D for 2 lane undivided streets as 13,400 trips. Those two numbers are important in studying Lawrence Road traffic because the Palm Beach County Traffic Engineering Division has informed Mr. Hall of this office that widening of two lane roads in the County system is not seriously considered until LOS D is reached. Lawrence Road is a County road. The Traffic Division has also opined that about 1000 more units can be occupied on Lawrence Road before LOS D is reached. Well over 1000 more units have been approved by either the City or County, as follows: l Lawrence Oaks 178 units {.. Nautica I 177 units (.. Nautica II 197 units I- '-Me.:ldowwuod G.LOVe ( C1 k-d- Kno 11 wood~n..c;. 539 units Fox Hollow (aka Manor Forest) 185 unbuilt units, est. L- Sausalito Groves 164 unbuilt units, est. /-- Jonathan's Grove 32 units 1.-. Lawrence Grove 75 unbuilt units, est. /- Citrus Glen 20 unbuilt units, est. J..- Citrus Park 113 units TOTAL 1680 unoccupied units The figure 1680 is not propounded to be exact, because each of the entries marked "unbuilt units~ represents our estimate of how many units remain to be occupied in uncompleted developments. Traffic from occupied units appears in actual traffic counts totaling 7972 trips. We believe it is reasonable to predict that when all unoccupied units in all listed developments are in place, the Level of Service Standard will exceed LOS Standard E, which is 15,000 trips. LOS D will be reached when approximately 2/3 of the 1680 future units are occupied. Engineering Division Memo No. 95-059 Traffic Observations - Lawrence Road March 6, 1995 Page #2 We have been unable to obtain accurate estimates of revenue collected from dwelling units now contributing to the 7972 trips on Lawrence Road. If we assume 1600 dwelling units have generated those trips, and the average traffic impact fee collected was $1500 per unit, the total fees generated to date exceed $2,400,000. The total fees due from 1680 additional units will exceed $2,500,000, representing a total at build-out of $5,000,000~ generated by these developments to be spent in the immediate area. These numbers are estimates, of course, and should be adjusted for traffic impact fees generated by other users who pay such fees (commercial, etc.) and those who don't (schools). Our conclusion is that it is time for the County to begin planning for widening of Lawrence Road so that when LOS D is reached, action can be immediately implemented to begin construction. A four lane undivided road will support 23,520 trips at LOS D, which is adequate for all completed and currently proposed development along Lawrence Road. WVH/ck C:LAWRENCE.LOS xc: Tambri Heyden, Planning & Zoning Director Ken Hall, Engineering Aide Michael Rumpf, Senior Planner TASL2 lA LEVEL OF SERVICE D Test 1 A1tern&te Pea~ Hour AnT Telt 1 LO~ D LO" D LO$ D FhCILITY 1'~PEl 6'1'l\NDl\RD QTANDl\RD S'I'ANDAAD 2 lanes undivld91:! 1,220 13,400 1,030 3 lanea two-way 1,280 14 , 000 1,080 2 tanulf one-way 1,600 17,600 2,650 3 lanee o:1~-way 2,450 27,000 4,000 4 14nee undb'ldecl 2,140 23,520 1,770 .. laneg dlv....dgd 2,"0 29,400 2,210 5 lant!8 di."idoad 2,670 29,400 2,210 6 lanas dl..vided 4,100 45,000 3, 330 8 lanes cilvided 5,070 55,800 4,170 4 l.~ne 8 eXi'rcssway 6,070 68,900 3,450 0 lanes expL.s8il.....ay 9,100 103,400 5,170 6 l~ne~ expre55way L2,130 131,900 6,890 10 lansa ~~prQ~~w~y 15,170 172,300 8.610 50~rce: ~DOT Level of Service Mdnual, Generalized Daily Level of service liaximum Volumes, Group C and Group 1, and Generalized Peak Hour/PQak Directional Level Of Servlce Maximum volumes, oroup A and Group 1 tor crban1:ect are5B (Ap~il 1992). ~or ~he D~tailQd Analysis for Alternate Test One. L@vel of Service 0 shall be the Sum of the critical Volumes of onB thousand four hundred (1,400) in accordance with the Planning Method in the 1985 Manual. TASLJil 19 LEVEL OF SERVICE E 'teet 1 Alternate Peak Hour Tellt 1 LOSl!: LOS !: LOD l!: l'ACILI1"t T'rP!: STAND~ SThNDMtO STANOARD :2 l.aU~li undi-Ji.::lec 1, 370 15,000 1,280 3 lanAs t....o-~/ay 1,450 15,700 1,340 2 lanes one-way 1,760 19,300 3,120 3 lanes one-way 2,660 29,;100 4,610 4 lanea undtvict8<1 2,3'0 25,800 2,090 4 1030*=0 di.vLde-:1 2,930 32,200 ~,'OO I> lanQo tI./Q-"ay 2,930 32,2QO 2.600 6 l.!1ney divid~d 4,440 48.BOO 3,890 8 lanes dividad 5,550 60,400 4,810 4 1an!!s expr~ssway 6,500 74,000 3,710 6 hnea eXFres8way 9,780 111,200 "S60 e lan~~ exp:e35way 13,050 1 H , 200 , , 410 10 141:"\C= expr::eewlll' 16,310 lab, JOO Q,260 Sour~el FDOt Level of Service Manual, Generali:~d Daily Level of Service Ha;(imur., VolumeB, Group C and Group 1, and Generali~ec1 Peak Hour/Peak Ol:'Qcti.onal Level of Seryice Maximum Volumes, Croup A and Group Hor urb~nl:ad areas (April 1992). ".:l~ ~hQ O...t:aLlgd Anoaly.i8 for r.Ltorna1:v Teat On., Level of Service E ahall be the Sum of th~ Criti~a1 Volumas of one thouaand fLve hundred (1,500) in accordance with the Planning Method in the 1985 Manual. The Level of Service Standards for Tese Z are Level ot service S in Table la. TOTAL P.02 :.~. . Fair Share Contribution for Road Improvements r.. Table Boynton Beach Description Road Fee ,---------------------------~---------------------~~~-----~-~----------------~~~ Re8idential Single Family Detached Single Family Att. per unit Congr Living FacI1, per unit Mobile Home Non-Re8idential 1,650.00 1,155.00 353.93 825.00 \ ------------------------------ "General Office 10,000 8q.ft. per 1,000 Sq.ft4 50,000 Iq.ft. per 1,000 eq.ft. 100,000 aq.ft. per 1,000 Iq.tt. 150,000 sq. ft. per 1,000 sq.ft. 200,000 aq.tt. per 1,000 sq. ft. 300,000 eq.ft. per 1,000 sq. ft. 400,000 Bq.ft. per 1,000 sq. ft. 500,000 sq. ft. per 1,000 sq. ft. 600,000 aq.ft. per 1,000 sq. ft. 700,000 sq. ft. per 1,000 sq.ft. 800,000 eq.ft.' over per 1,000 sq.ft. Medical Office per 1,000 Bq.tt. ..- ....-. .-- - -----.-. -...--..----..-.-. 1,353.00 911.90 771.65 699.05 651. 75 592.35 S47 .80 519.75 497.75 481. 25 465.30 1,819.35 General Commercial Retail Examples -----------------------------------------~--------- . , 10;000 sq.ft. per 1,000 sq. ft. 50,000 aq.ft. per 1,000 sq.ft. 100,000 Bq.ft. per 1,000 sq. ft. 200,000 sq. ft. per 1,000 Bq.ft. 300,000 eq.ft. per 1,000 aq.ft. 400,000 eq.ft. per 1,000 eq.ft. 500,000 eq.ft. per 1,000 sq.ft. 600,000 eq.ft. per 1,000 8q.ft. 800,000 eq.ft. per 1,000 Bq.ft. 1,000,000 sq. ft. per 1,000 aq.ft. 1,200,000 eq.ft. per 1,000 eq.ft. 1,400,000 sq. ft. per 1,000 8q.ft. 1,600,000 aq.ft. per 1,000 eq.tt. 5,069,60 2,822.82 2,215.50 '1";11:)6.-5J 1,648.37 1,479.10 1,403.00 1,359.49 1,360.28 1,359.01 1,384.12 1,398.19 1,431.93 ------------------------------ r:) 0\' L ~~{N' Hospital, per bed ~ ~ Nursing Home, per bed ~ ~ Warehou.. per 1,000 aq.ft. I1.:J Mini-warehouee per 1,000 sq.ft ~J Gen. RecreatIon per parking apace General InduBtrlal per 1,000 aq.tt. Fast Food wI Drive 'l'hru per 1,000 sq. ft.. -Quality Reataurant per 1,000 eq.ft. -High Turnover Sit Down Rest. per 1,000 aq.ft. Drive-In Bank per 1,000 aq.ft. Gas Station per station Convenience Store per 1,000 eq.ft. Hovie Theater per seat Racquet Club per court Church/synagogue per 1,000 eq.ft. Day Care Center per 1,000 eq.ft. New Car Sa18s per 1,000 sq. ft. Carpet Stores per 1,000 sq. ft. Veterinary Clinic per 1,000 sq. ft. Motel per room Hotel per room Elementary Schools per 1,000 sq. ft. Htgh Schools pe~ 1,000 sq. ft. .' Miscellaneous e 647.35 143.00 268.40 143.55 165.00 383.35 12,168.31 4,511.84 9,600.58 7,816.14 8,639.40 11,162.10 96.80 2,359.50 512.60 3,923.37 2,638.35 5.95 1,804.00 560.45 478.50 589.60 599.50 \ ~'" ~~ - '-' ~ ~ .. ~ .. - : ~ DC") 1>>0 C" i~ t; (1) ">-;I <: :~ .... I>> ~ ('"t II ., t; .... -(1) 0 ~"O ::l · t; (j) : (1) .. ..(j) .(1) ..::l "'('"t i:(j) t"'I~ :II: ZC") -('"t F::r I I (1) .. t"'~ "(j) (1) (1) :('"t ~ a I>> ('"t ~.... ~ ~('"t (j) <<: ('"t (1) 0 ZOo H'I 0_ ::l C") (1) n 0 I>> 0 ::l n ::l H'I ::r H'l0 o t; I>> a a (j) .... "0 .... ::l (1) ::lOQ n at) ('"t .... ::l ('"t ::r (1) 0 0 g ('"t <<: C") I-l >-;I l<l t; (1) "0 t; (1) (j) (1) ::l ('"t (j) ;. (1) I>> "0 "0 ~ .... n I>> ('"t .... 0 ::l 0 H'I ('"t ::r (1) C") .... ('"t <<: - (j) C") 0 00 (1) 0 H'I 0 t; 0- .... ::l I>> X::l :;:n 1>(1) ~(j) ... . ... .. " . 0 <: .. .. ;.. lI' - -...J O'l U"I 01:00 W N ~ . . . . . . . en tJj )lien ~ en tJj )lien tJj )lien 0 ::s . . I>> S>> S>> . . 111 . . 111 ~. 111 S I-' I-' I-' I-' cT 0 trl1l0 ::z: ..... ~ ftl G) G)I>> G) G)I>> '1 ~ . . 111 C :::s , '1 '1 '1 '1 C \Q C"to ~ 0 0 o 0 0 o 0 00 tl" Zl11ftl 001-' 111 HI ~ ~HI ~ ~HI Sll OOP, 'I>> \Q ::s \Q '1 ::s ~ I-' 0 \Q 10 'tI '1 . I-' Sll I>> <: ::s ..... 0 o '1 0 01-' 0 - P,,:::s o ..... HI HI :::s 0 HI ::s 111 <: 00 o 'tI ~. C"tl-' C"t C"t HI a. HI ::s I>> I>> S 0 51 CI-' 0 fn 'tiC ttjcT 111 ftlCl1I '1111 C .. '0 '10 'tI 11 00 - rn 001-'1-' I>>lQ '1 '1 I>> I>> '1 ftl N 0 cTcTrn 00 (I) 00 00 CD S t CD S 111 0 :::s .....'1 , 0 S ..... S .....:::s 111 o '< HI 0.111 0 ~ ..... 00 ,.... enp, 111 c: I-' "0 1>>C"t HI <: 00 ftl en ftl 0 r-en - I-'N'1 51r"t ftl (I) en I>> en 0 '1 ent"J ..... o '1 0 ::s 00 en C ftl ,....en <: 'tI 0. ::s 111 'tI ..... C"t 00 ftlftlftl en 0 (I) '1 - r"t~ en 111 S C"tr"t '1 en HI .. I>>H cTOO '1 ..... 111 .. I-' Ht-3 o O:::S I1l 0 cT 0 '0 :::s:I: o 0 00 cT:::S ..... 111 ~ '1 H ~~cT ..... I 0 :::s ID 0 ~z 10011 0 :::s a. 11 0 ~... Sll :::s , en ftl ~~ C"t 00 :::s HI I en 111 w ..... , 111 0 en C"to I-' 0 51 C"t 0 ,.... .....t"4 I-'O::S 0 ~ P, :::s 0t"4 .... ::t rn 0 11 lQ ::s~ IQ ~., ~ 111 '0 .. '0 SllO'O t-' '1 \00 cT~ftl tl" 0 en r"-o 01DC"t C ftl a. ::r N '1::Sr"t '1 ::s C ..... ~G) enen..... .... <: 0 'U ~~ ... ::s 111 . cT 'tI .0 -10 I-' , en .... r-< Nrn :::s ::s t"J ID N \Q Sll lQ en '1 111 0 '1 cT .. ~eno 0 ..... o I C <: en tl":::S ::s ID PI ....111 0. I-' cTl-' ........ ::r ftl en- 0 PI en I1l 51 - 51 51 en 'tI 0 ftl HI 0 Sll ,.... ~ en 11 0 I>> ::s 111 I-' - t< t< t< t< t< t< "tI 0 0 0 i 1-3 t< Mt< t< t< t"4 I<l Z t< t< t< t< "tI 0 0 H 1-3 t'4 to< t< t<t< M t< t< t< Z 10 H lQ H '1 H'I '1 HI 0 0 ~ Sll ~ 111 ::s 0 0 0 0 ~O o ID 0 ID t"JO ::sen ::s en 00 00 00 Ot"J Z ZZ Z :::s Z '00 :::s '00 ::s ::s io , '1 '1 , '1 '1 , , 0 o 0 0 111 0 (D'< 111 ftl'< 111 I1l ~~ B S ....cT ....rt' fn 0 rn 0 t"JG) (D ftl Ot"J enrt encT ..,,) tI) . ::r . ::r 0 0 en 01 (I) (I) ~ t-t t"J ~ ttj < > ~ ~ 1-3 H o Z> ~Oz Z~z o ttj ~tor; ~C:~ ~cnH OHO OZZ ~ttj cn~ ~cn!:d oaO ;3E@ CJ)>~ a 1-3 ttj ~ H en ~ H a Cf) TABLE 2: ANNEXATION EVALUATION KNOLLWOOD PROGRAM OF SIGNS GROVES PALM BEACH COUNTY SIGNS AT KNOLLWOOD GROVES (Site Inspection-9/29/94) NO PERMIT PERMIT PERMIT PROCESS 1 Freestanding - - - identification signs A) "Knollwood Groves II X B) II Knollwood Groves" X C) "Seminole Village" X 2 Temporary or X directional sign NOTES: 1) The "PERMIT" column indicates those signs which have been permitted by Palm Beach County. 2) The "NO PERMIT" column represents those without a permit in the County. 3) The "PERMIT PROCESS" column represents those that are currently the subject of a permit request. 'LAMMIMG AMD 10MIMG D.'A.~M.M~, oc~oa.., 2 1"4 MI.CVIIIllG.0~AB2.~A. . ' . ( --. .. . . PROJECT DESIGN: The proposed building replacement will not affect the existing circulation routes which are adequate. However, a revised site plan indicating parking for retail sales, employee parking and necessary tabular, i.e., number of employees, building square footage, etc., should be submitted prior to Site Plan Review Committee Meeting. FINDINGS OF FACT - The proposed Special Exception is consistent with the Comprehensive Plan since the use is related to on-site agricultural activity. - The proposed Special Exception can be accommodated to the site while meeting all property development regulations of the Zoning Code. - Since the commercial activity is enclosed by the existing orange grove, the proposed use will not have any adverse impacts upon surrounding properties. ----~------------------------------------------------------------------ STAFF RRCOMMENDATION Staff recommends approval subject to the following conditions; 1. This development shall retain 9nsite 85% of the stormwater runoff generated by a three (3) year storm per requirements of the Permit Section, Land Development Division. 2. The property owner shall convey for the ultimate right-of-way of Miner Road, 108 feet south of the Lake Worth Drainage L~20 Canal south right-of-way line, approximately an adqitional 108 feet within 90 days of approval; conveyance must be accepted by Palm Beach County prior to issuance of first building permit. 3. The developer shall contribute Three Thousand Four Hundred Seventy Five Dollars ($3,475.00) toward the cost of meeting this project.s direct and identifiable impact, to be paid at the time of the building permit. ----------------------------------------------------------------------- MINUTES OF THE "PLANNING COMMISSION MEETING OF AUGUST 4, 1983 TIM LUNNEY: Special Exception to allow a commercial citrus products sales and service enterprise on property located on the southwest corner of the intersection of Knollwood Road and Lawrence Road. This is a "grand- fathered" use and they would like to remove an existing wooden building and put up a new building on this 30 acre citrus grove. staff recommendation is for approval subject to three conditions. DWIGHT WEYANT: First, I would like to correct the name, this is Knoll- wood Groves Inc., not Knollwood Orange Groves Inc., they are two different companies. This operation has been here many years, basic commercial operation on 30 acres. Necessity for this request came when applicant applied for permit to build a new phase and office building. We are here to legalize a Special Exception. We have no problem with Conditions 1. and 3. We are here to discuss No.2. today. Along the north line ~ , . of this property, running east and west is the proposed alignment of Miner Road. Property owners feel this is a tremendous burden to us. Five acres is too much to ask for only replacing a building. It will eliminate many of our orange trees. As you can see, in the lighter green areas, it will cut through a natural hammock most unique in this area. It will take out 60-80 year old ficus trees. It will also cut off wagon trips to show. the people these beautiful trees. We don't think it is the right location for a through road servicing the Congress/ Military area. It is' too great a ,hardship to ask us to give up 108 ft. TIM LUNNE~c Reason right-of~~ay was requested is that is what is called for'on the .Thoroughfare Plan. Given context of what they are requesting, is it or is it not reasonable to ask for dedication at this - time? Take into account it is also one of the recommendations of the Comprehensive Plan to preserve agricultural use in the area. What we need are to make specific findings as to whether or not it should be dedicated so as not set any general precedents regarding'dedication. JOHN CARROLL: Tim Lunney stated it is part of the Comprehensive Plan. There is no automatic requirement for conveyance. As an alternative, reservation for later dedication could also be impOsed by the Board. There is the County Attorney who has jest worked up an agreement where it will be conveyed when the County is in a position to construct. ' MARVIN ROWLAND: Our conditions are stated. TIM LUNNEY: We received a letter from Clayton Hutcheson, Cooperative Extension, requesting we dontt jeopardize this strip of orange groves since agricultural lands are diminishing, he requests it be approved without a regi~fb~ dedication and keep. the hammock which would also be eliminated by construction of the road. ~OBER?MAAS; (~epresenting Melrose Inc., owns property across Lawrence Rd.) Our concern is to the extent the granting of the Special Exception in tact making legal this "grandfathered" use would permit expansion in an increasing residential area. As a current "grandfathered" use the commercial nature may not be intens'ified and granting the Special Excep... tion would then allow for the expansion of the operations. We have no <I.uarre1 with rep1acrng exis.ting buildings or similar. Further commercial expansi:on wi.thout hearing and without chance for further review might be allowed. COMMISSIONE~ HASNER: Would it be possible to restrict? TIM LUNNEY: That is why they are here today, they would not be allowed to expand more than shown and would have to come back to this Board for any expansion. BOB HUTZLER: I am a resident of De1ray Beach, I am here representing several members of the Palm Beach County Fa~ Bureau. I would like to correct something we are interested in helping the Planning and Zonrng Staff as long as they don "t interfere with agriculture. We think Ttm Lunney has done an admirable job and we are not here to bust your chops. I would like to refer to second item, property location, southwest corner of Kno11wood Road. There is no such thing as Kno11wood Road. This is a maintenance easement of the Lake Worth Drainage District. It the road were built, it would intersect a dangerous section on Military Trail and as it goes east it does go past through the property o~ this building here~ (indicating) across Boynton Beach and they are not aware. of any. right~of~way being proposed in this. area. Dos Lagos Condo under. deve10pinent ny' Satter. I don '.t know where this road goes. I am as concerned as' anyone anout the transportation needs of this County. For your information, ~ mile to the south is S.W. 22nd Avenue that Cross~s I~95. Several years ago we got into a discussion about certain types of property rn this County. This is. .on-going agricultural enterT"" prJ:.s~., is now, has been there for 25 years'. They are making extensive improvements on the property, they need to stay a while. Traffic analysi':s, frrst of all, couldntt have 2,315 on Lawrence from Petition No. 82v78, when you talk about this from Petitions in the past, that has generated'new traffic. There is no new traffic. @ ( /" ( JOHN CARROI.J:..: Engineer. I think that has to be discussed with Petitioner's BOB HUTZLER: If this was petition:' for change in use, but there is no change, I don.t see why when ~ mile to the south you have a four-lane road. I don't believe this will be built. COMMISSIONER BAKER: There was a petition five months ago about filling stations taking a lot of a man"s property at Southern and Haverhill. We made a deal where we wouldntt take it all at one time. What would be your requirement for two~lane road? JOHN CARROLL: 80 ft. but a more appropriate one would be an agreement like the one for the gas station intersection on Northlake and Military. JOHN CORBETT: Before Board took any action he signed an agreement to dedicate on demand when road is built. If that was the case, it would have to be restrictive covenant before the Commission taking any action. JIM CHOBAN: 108 ft. for. alignment. COMMISSIONER BAKER: I would be in favor of that reserve covenant. I would like to set to 80 ft. They will probably be in a two-lane before four~lane. I would like it to stay agricultural. COMMISSIONER DELL: You got 600" frontage; 108t that would take almost 1/5 of the property. COMMISSIONER HOLMES: Intent is to replace an existing building and it triggered all this other stuff? COMMISSIONER BAKER: Would Petitioner agree to reserving 80 ft. right- of~way when the County needed it? BOB OCHS, MANAGER, KNOLLWOOD GROVES: No Sir. TIM LUNNEY: Petitioner is not going to volunteer to reserve or give it. The green area is the existing grove area. COMMISSIONER BAKER: I asked for voluntary only when County wanted to build the road and if they owned additional land they would have to buy it. BOB OCHS: If you are talking about two-lane, why not 22nd Street? COMMISSIONER HASNER: We could place condition now there is nothing to stop you from selling it tomorrow. ALAN KURTIS: One of the problems faced by the County is that we don't have sufficient rights-of-way. There has befn up to now standard request for right-of-way. It is unfortunate, in terms of the right- of-way we are looking for ~hat the ultimate road right-of-way does go into farmlands. It is a question whether public interest comes . first or private. Our position is to protect interests of Palm Beach County transporation needs. This is not something that comes as a surprise to people who bought property bordering. I don't think we have a choice. BOB HUTZLER: You recall the Rubin Petition. Is that still active petition? ALAN KURTIS: That is still active. BOB HUTZLER: Connector was made in that petition. ALAN KURT~S: What needs to be determined is whether the Thoroughfare Plan is going to be upheld or destroyed. This is a third party thing. They are needs demonstrated in computer printouts. No one is trying to impact someone who feels they are being victimized. MOTION by Commissioner Holmes, seconded by Commissioner Turney, to recommend approval, with staff recommendations, of Petition No. 83~99 and deleting Condition No.2. Motion was lost 3~3, Commissioners Ho~es, Dell, Turney, in favor, Commissioners Hasner, Brown Baker dissenting. ~ (-.. (/ COMMISSIONER BAKER: We are going to double population. We need rights~f-way. I think it is unfair to take 20% of his property but I would vote for 10% and I do feel we should have some conveyance. We have always done this, we are setting a precedent by not asking for right-of-way. We are going to have a flood of people, I just feel we should do it within reason. We are here to speak for, and help, the citizens, of this County and property owners are certainly 'citizens, but I feel we should lookout for all people. COMMISSIONER HOLMES: Motion was made in relation to the fact that he is asking only to replace an existing building with no further impact to continue his business and I feel taking land without value of land being increased is wrong and I still stand by that. COMMISSIONER .TURNEY: I think it is the Comprehensive Plan and other interests of the County to preserve agricultural. I think it is in- consistent to penalize this agricultural use to require this dedication and make agricultural pay for urbanization. I think to reflect comments as far as if they want this property, if it ever became non-agricultural use, they would then dedicate right-of-way. COMMISSIONER HASNER: We have a Master Plan and we are going to stick to it. To make options is not in keeping, or a good interpretation of the plan, and that is the reason I found the way I did. I think the split motion will have to go to the Board of County Commission. We understand agricultural for... JOHN CORBETT: Some kind of motion, even without recommendation on that condition is in order. TIM LUNNEY: I think it should be that you approve the petition but could not come to a consensus on the right-of-way. MOTION. by Commissioner HoLmes, seconded by Commissioner Turney, to recommend approval, with clarifications of the concerns of the Board a$ to reservation of some footage pertaining to right-of-way. Planning Commission was unable to agree on Condition 2. Motion carried 6-0 (Connnis.sioner Hollen absent) . CONDITIONS: 1. This development shall retain onsite 85% of the stormwater runoff generated by a three (3) year storm per requirements of the Permit . Section, Land Development Division. 2. tPlanning Commission was unable to agree on the request for dedica- tion of right-of-way for Miner Road.) 3. The developer shall contribute Three Thousand Four Hundred Seventy :rive Dollars ($3,475.00) toward the cost of IYeeting this project's direct and identifiable impact, to be paid at the time of the building permi t . (iP <:6 "3 - 9 9 ,/- ~. (. \-J.~ .. ~~ o.k- ~ ,c..~. . ( -?-. ---lJ Jq"it3) FLORIDA COOPERATIVE E;tTEI-.JSlON SERVICE UNIVERSITY OF FLORIDA INSTITUTE OF FOOD AND AGRICULTURAL SCIENCES TEACHING RESEARCH E HENSION . . COOPERATIVE: EXTENSION SERVICE SCHOOL OF FOREST RESOURCES ANO CONSERVATION A.ORICUL TURAL-. EXPERIMENT STATIONS COLLEGE OF AGRICULTURE RE:P,-V TO: 531 North .Military Trail West Palm Beach, FL 33406 Ju 1 y 29, 1983 TO: Herb Kahlert, County Engineer FROM: Clayton E. Hutcheson, Extension Director, PBC Agriculture Dept. SUBJECT: Knollwood Groves - Petition #83-99 This is in reference to Knol'wood Groves and petition ~83-99 to con- struct a new agricultural building to replace one that is presently inadequate. This additional facility would add to the viability of their agricultural operation, helping to insure an efficient bus- iness for years to come. . Apparently, it is the recommendation of the Engineering Department that final approval for the structure be withheld until Knollwood -Groves gives Palm Beach County a 108' x 21481 strip on the north side of their property for widening of Knollwood Road. This might be reasonable if they were putting in a housing development. Since this isn't the case, this doesn't seem a reasonable request. With only 30 acres in the grove, the loss of this citrus will reduce their productive grove acreage by about 13 percent. About one-quarter of the grove is in grapefruit and a good portion of ~his is in the 5.3 acres requested for widening of the road. To still satisfy the customer demand for grapefruit, they will have to purchase more from other producer~ to retail. This means reduced profits for Knollwood Groves and.a changed economic situation for them. It would be my recommendation that the petition be approved without the demand for the road right-of-way. As long as they are maintaining a viable agricultural operation, which we should be encouraging, nothing is going to change along Knollwood Road that would demand greater traffic 'carrying capacity. .,. They also have a native hammock that would be impacted that is an asset to them as they carry customers through the grove to pick fruit. (continued) The Institute of Food and Agricultural Sciences is an Equal Employment Opportunity - Affirmative Action Employer authorized to provide research, educational inforrTllltion and other ser':'.' ...nly to individuals and institutions that function without regard to race, color, sex, or national origin. COOP!:RAiIVE EXTENSION VVvr. . ^r,RICUL TURE AND HOME ECONOMICS, STATE OF FLORIDA.IFAS, UNIVERSITY OF FlORfQ~, lJ, S. DEPARTME ~PICU1.TlJRE. AND BOARDS OF COUNTY COMMISSIONERS COOPERATING . ---- . - .. -- ---- - -..--' --- - --,-- ...,.::-- .- / --.. Herb Kahlert, County Engineer _. e.:-':'-_- '-A-.-'.. =;--;:-.-::~-.-.. '.~-::,-:- - -:::.: :,-:-'::;:;""<"';:;':';;::;',:".;"-;-;-;;..-=-=-':';:;::=:;;';;"-.u~-._-.-:..:..,,-.:::::_;:.:.:::;:.~....- - 2 - / July 29, 1983 Any consideration you could give in an affirmative manner would be greatly appreciated and would assist is maintaining a pQrtion of our agricultural community. f cc: Mr. Bob Ochs / Mr. Charlie Warner \ Mr. Dwight Weyant .. Mr. Bob Hutzler (Jce;(~ ilJ-L n- Clayt n E. Hutcheson Exten ion Director Palm Beach County '- . PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 94-168 THRU: Chairman and Members, Planning and Development Board Tambri J. Heyden, Planning and Zoning Director~ff ~Z"'PLL- Michael w. 'R~f, Senior Planner TO: FROM: DATE: June 10, 1994 SUBJECT: Knollwood Groves (Application #2) Annexation Program, Group 1 of Phase 2 Applications for Annexation, Land Use Amendment/Rezoning INTRODUCTION Following the annexation of Group 1, Phase 1 (enclaves), the City Commission directed staff to/ in addition to continuing efforts to annex the enclave properties, increase the focus on Phase 2 of the annexation program beginning with the annexation of those eligible properties located within the service area, immediately west of the City. Eligible properties are defined as those contiguous properties whose owners have consented to being annexed. The-7 property occupied by the Knollwood Groves ~ricultural and retail business," and owned bY_.Knollwood groves Inc~~- -is.- one of. five elTglble properties (see location map). The Knollwood Groves is an established grove business serving a market area which likely extends to regional limits. Their year- round operation includes the sale of fruits and vegetables (grown both on and off the premises), container plants, gifts and souvenirs, baked goods and other miscellaneous items. The, Knollwood Groves also includes walking tours of the processing; facility, wagon tours of the groves, picnic tables, and an exhibit of Native Americans and Florida's natural environment featuring arts and crafts, educational lectures, and native animals such as : the alligator all located within a natural hammock area found on I the property. ~ All five (5) property owners were sent two separate notices (in addition to the official rezoning/public hearing notice) informing them of the City's annexation plans. In response to this notice, one of the owners has contacted this office with concerns related to the impact of annexation on Knollwood Groves. This individual indicated that they would not oppose annexation as long as it would not affect the operation of their business. All five (5) applications consist of an application for annexation and land use plan amendment/rezoning. As this property is being annexed in accordance with the City's annexation program, staff has completed the necessary applications, and the corresponding application fees were waived. The specific analysis for these applications is on the follOWing page and in the form of an abbreviated summary. This summary includes a brief outline describing each property, each application, adjacent land uses, the availability of facilities, the basis on which each is found consistent with the Comprehensive Plan, other pertinent information, and the recommendation. A location map follows this analysis. 1 APPLICATION #2 - KNOLLWOOD GROVES " SIZE: 30 acres LOCATION: Southwest corner of Lawrence Road and Knollwood Road. EXISTING LAND USE: · PROPOSED LAND USE: MRS Medium Residential 5 Agriculture EXISTING ZONING: ,. PROPOSED ZONING: AR-SE Agricultural Residential-Special Exception for Citrus AG Agriculture CURRENT USE: Knollwood Groves agricultural and retail business PROPOSED USE: No change proposed. .. ADJACENT LAND USES: LAND USE North: Knollwood Rd./L-20 Canal Farther N. : Fox Hollow MRS East: Lawrence Road Farther E. : Citrus Glen LDR South: Boynton Nurseries LDR West: Single family homes MR5 ZONING RS PUD PUD AR/RS CONSISTENCY WITH THE COMPREHENSIVE PLAN Consistency with the Future Land Use Plan - Consistent .. The Comprehensive Plan Future Land Use Map does not recommend land use designations for unincorporated properties west of Lawrence Road. The Future Land Use map will be amended to show this annexed property as Agriculture. Consistency with the goals. objectives, and policies - Consistent ; The Agriculture land use classification is being proposed based upon consistency with the existing use, and based on the description of this classification within Policy 1.16.1 (see Attachment "A"). Furthermore, this land use classification is consistent with adjacent land uses, and annexation would be consistent with State law. Since the proposed land use is consistent with surrounding land uses. there are few objectives or policies related to this request. However. there are several issues that should be addressed. as they describe characteristics of this site, indicate consistency with the Comprehensive Plan, and/or fulfill requirements of the Florida Department of Community of Affairs with respect to the review of plan amendments. Annexation This request for annexation, which is in accordance with the City's annexation program established pursuant to Policy 8.10.4. is consistent with Florida Law. Availability of Facilities Florida Administrative Code requires that the availability of, and impact upon public facilities be analyzed. The appropriate analysis for each faCility has been conducted, and the results are summarized as follows: Roads: No impact upon the availability of road facilities. Water/Sewer: No impact upon the availability of water/sewer facilities. Solid Waste: No impact upon the availability of solid waste facilities. Recreation: No impact upon the availability of recreation facilities. Drainage: No impact upon the availability of drainage facilities. Impact upon Historical/Archeological Resources Not applicable Impact upon Native Habitats or other Environmental Resources Not applicable Flood Zone: "B" . Consistency with the Palm Beach County Comprehensive Plan The proposed designation represents a more restrictive land use classification than the current County land use as fewer uses would be allowed and development would be restricted to a lower denSity. , OTHER It should be noted that, based on a strict definition and application of the City's Code of Ordinances, all aspects of the Palm Beach Groves operation may not be permitted within the City of Boynton Beach (see Attachment "B"). Given that such characteristics 2 of this business will become legally nonconforming, or "grandfathered" in accordance with City regulations, and since the Agriculture Zoning District is relatively restrictive, staff recommends that the City consider the need for code revisions which would address the different aspects of this grove business. RECOMMENDATION $ The Planning and Zoning Department recommends that these applications submitted in connection with the Annexation Program be approved based, in part. on the following: 1. The subject property is contiguous to the corporate limits; 2. The subject property lies within the City's Reserve Annexation Areaj 3. The annexation of this property is consistent with the City's Annexation Program j 4. The proposed land use amendment is consistent with the goals. objectives and policies of the Comprehensive Plan. ANX2:AXP2G1#2.REP 3 ANNEXTATION PROGRAM PHASE 2 - GROUP 1 LOCATION MAP J:lYPOLUXQ ROAD 'I - L.W DD. CANAL. 1..-19 >- CC UJ w a: C!J z o o . APPLICATION @5 APPLICATION #3 CITY LIMITS- BOYNTON CANAL C-18 OLD BOYNTON ROAD APPLICA: ION #4 J ~ BOU~Amll CD 4-qIf A_,N Ill. o 4 n.TTACHMENT "A" - COMPREHENSIVE PLAN POLICY 1.16.1 - AGRICULTURE LAND USE CLASSIFICATION ~Agriculture: This land use category shall consist of all Agricultural zoning districts, provided that all of the land within this zoning district is shown on the Future Land Use Plan in the Agriculture land use category. The uses allowed in this land use category shall be limited to, but shall not necessarily include, the following: Agricultural and horticultural uses as either an interim or long-term use; processing and sale of produce grown on the premises; kennels; horse breeding, stables, and training; churches, cemeteries, and schools; single-family detached dwellings with a net density of not less than 1 dwe:ling per 5 acres. Recreational: This land use category shall include all Recreational zoning districts, but shall not be limited to this zoning district. It shall be the policy of the city that all land acquired for public parks, excluding those which are located in planned zoning districts or the Central Business District, shall be placed in the Recreational land use and zoning category within 5 years of acquisition. All of the abovementioned properties and zoning districts shall be construed to be in the Recreational land use category, however, only if shown as such on the Futpre Land Use Plan. The uses allowed in this land use category shall be limited to, but shall not necessarily include, the following: public parks and recreational facilities; golf courses; private parks and recreation facilities; social and civic clubs and organizations; civic and community centers; waters of Lake Worth and the Intracoastal Waterway, excluding finger canals, and other bodies of water. Public and Private Governmental/Institutional: This land use category shall include all PU public Usage zoning districts, and shall include all sites of 3 acres or more which are occupied by city hall, public works complexes, hospitals, 27 ATTACHMENT "B" - CODE OF ORDINANCES, APPENDIX "A" ZONING - AGRICULTURAL DISTRICT Sec. 5 BOYNTON BEACH CODE l\ilaximem strut.- 45 feet. not to exceed 4 . ture height stories b. Single-family dwellings "I:\all conform with R-l requirements . (see section 5, paragraph E-2). Duplex dwellings shall conform to R-2 require- ments (see section 5, paragraph F-2). c. All other permitted use::J: Minimum lot area Minimum lot front- age Minimum front yard Minimum r~ar yard Minimum dde yards Mh~imum living area Maximum lot GOV- erage Muimum struc- ture height 20.000 square feet 100 feet 40 feet 40 feet :..i. \:~ 20 feet each side "As governed by applicable regulatory agency 40 pflrcent 4 stories. not to exceed 45 feet in height 3. Off-street parking. As provided in section 11-H hereinafter. ~ H. AG AGRICULTURAL DISTRICT. These district Ululations are int.anded to appty to those areas of Boynton Heach, the present use of which Is primatUy agricultural or the future use of which is uncertain. 1. Uses pt?rmitted. Within any AG, Agriculture District. no building, structure. land or water shall be used except fot. one or more of the Collowing uses: a. Agricultural uses which include, by way of illustration but not by way of limitation, the following: nurseries, greenhouses, o~chards. rais- ing of field crops, tree crops, vegetables or flowers on a commercial- scale; i910 APPENDIX A-ZONING Sec. 5 b. Wholesale and retail facilities when clearly incidental to a permitted agricultural use; c. Buildings such as attendant residency, equipment shelters and the like whose use is clearly incidental to an approved agricultural use; d. Preservation or conservation uses intended to maintain the general openness or veget~tion of the land for environmental, educational, archaeo- logical or open space reasons; e. Single-family homes on 2.5 acre lots including private stable facilities provided that animals are kept for recreational uses only and not kept for sale or resale. 1A. Uses requiring environmental review permit. Any use listed undet" 5.H.!. above which uses, handles, stores, or displays hazardous materials, or which generates hazardous waste, as defined by 40 Code of Federal Regulations, Part 261, shall require an environmental review permit in accord- ance with section 11.3. . 2. Building and site regulations. No building or portion tnereof shall be erected, " constructed, converted, established, altered,-'-enIarged or used unless the premises and building comply with the following regulations: Minimum lot frontage. . . . . . . . . . . . . . . .. 200 feet Minimum lot area. . . . . . . . . . . . . . . . . . one (1) acre Minimum front yard.. . . . .. ... ., ., ... 'r' 50 feet Minimum side yard . . . . . . . . . . . 50 feet, l,ach side Minimum rear yard. . .. ... . . . . . .. . .. . ., 50 feet Maximum structure height, . ., 45 feet, not to ex- ceed four (4) stories 3. Off-street parking. As provided in Section llH hereinafter. I. REC RECREATION DISTRICT. These district regula- tions are intended to apply to those existil1g and proposed recreational areas not located in planned unit develop- ments. Included in these areas are both pubnc and private Supp. No. 35 1911 -- "'~~';.;""'.-.'_~';;'::.u...~. - ~ 7 ..;..;:.:.;""~.__- ~X'>iC'. l_ ,~'~-g;M- :-r.:xrn.....,..... ~ fAll. ~'f(.J!::...:Jt"~~ .N\,:.:;::..:l. -::....!.:.H" . ' '" .. APPLICA TIONI AUTI-IORIZA TION