CORRESPONDENCE
_v.t<E
~cer Distribution System
The developer is proposing to serve the site by connecting to an
existing 16 inch water main located on the east side of the
Lawrence Road right-of-way. The system will be looped by
connection to a proposed 12 inch water main to be constructed
along the south side of the Hypoluxo Road right-of-way and by
connection to an existing 8 inch water main at the connection to
Meadows Boulevard in the southeast corner of the site.
Sewage Collection System
The developer is proposing to serve the site by connection to an
existing 8 inch force main located on the west side of the
Lawrence Road right-of-way. A lift station will be provided
within the single-family tract to provide for the needs of the
PUD. t VS [) ~ 'Z-.1 {XN/V ,0' <1~
Public and Private Recreation ~A V 1.81 ~ "". J.!!-: . f:::::: , '
Tl\ J --s;qd-4 t _S f~,olbu'
The developer is proposing to dedicate a 5 acre park site as part H
of the subdivision requirement for pUblic parks and recreation
pursuant to Section 8, Article IX, of Appendix C. Of the 5 acre
total, 2.1 clcre.s.._.gpresent the dedication for the single-family
units ~nd 2.9 acres-re-pre~I}t'1the dedication for the multi-family
uni ts . An additional 0.6 ctcr ired as-pa;rt of thEL single-
family de l.cation._ will;.- be converted to dollars and paid to the-
~ty. ~r the remaining 2.9 acres required for the multi-family
dedication, the developer is requesting a 50% credit pursuant to
Section 8, Article IX, of Appendix C, and is proposing to provide
the following five private recreation items:
Swirmning Pool
/~(;n~F
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1)
2)
3)
4)
Children's Play Apparatus
Landscape Park-like and Quiet Area
Game Court Area
5)
Recreation Center Building
The 5 acre public park is proposed to be located adjacent to an
existing 4.02 acre public park dedication site in the Meadows 300
PUD, to provide a larger public park facility. The above
recreation package appears to be sufficient to meet the needs of
the residents in this project and the surrounding area.
Topography, Soils and Vegetation
Information on existing elevations and soils has not been
provided at this time. Concerning vegetation, the site is
currently occupied by a mature citrus grove. The perimeter of
the site is covered with invasive plant species such as
Australian Pine, Brazilian Pepper and Melaleuca. In addition,
there is a cluster of approximately 20 slash pines located in the
south central portion of the site.
Based on the available information, there should be no
impediments to the development of the site as a result of
environmental constraints. However, care should be taken to
preserve the slash pines and citrus trees, where possible, with
the exception of the exotics.
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Knollwood Groves PUD dedication recreation area-
Comments on its removal.
In evaluating the impact of the loss of the Knollwood Groves PUD
dedicated park site, one could either limit the analysis to data
within the Comprehensive Plan, or consider a more realistic
analysis using existing parameters, more accurate information, and
simple logic. The reason for even considering the second
alternative is because the data and analysis on which the
neighborhood analysis is based are faulty and use parameters which
are now invalid. More specifically, the annexation limit of
Lawrence Road no longer exists, Citrus Cove Elementary School
recreation area is not available for after school use to area
residents, Elementary School "Q" was not constructed, Quantum park
should not contribute toward Area 1 needs as it is a district park
and located outside any reasonable walking distance from those not
served by private recreation (it of course will be necessary to
serve the area surrounding High Ridge Country Club assuming
eventual residential development), the exclusion of dedicated
recreation areas and private recreation areas within planned
residential developments (i.e. citrus Park PUD), and the entire
Planning Area is too large for it to be assumed that each
neighborhood park serves all residents.
If we accept the data indicated in Table 2, than there are no
recreation LOS problems now or in the future, even when considering
the loss of the Knollwood Groves PUD dedicated park. At this time
we may be limited to this antiquated analysis.
Table 2 indicates that there are 6.3 acres per 1,000 persons and
that the walking distance is 3/4 mile (1995)(to be improved to ~
acres per 1,000 persons and 1/2 mile walking distance by the Year
2000). The improvements to this Area's LOS are attributed to not
only the development of all 3 PUD Parks but also the Quantum park,
Citrus Cove Elementary recreation area, and Elementary School "Ql'.
The planning period 2010 includes the Knollwood Groves dedication
and the dedication received from the conversion of Sand & Sea
Mobile Home Park. Al though there may be some degree of accuracy in
these numbers, there are numerous faults which call for a major
revision to the analysis of neighborhood park needs.
There is obviously not time to totally revise the analysis for this
evaluation, however, I have a few general comments. with respect
to the Knollwood Groves site, the intent of the Comprehensive Plan
was defeated when the original park was planned for the southeast
corner of the property. Since the walking distance LOS is most
relevant in this Planning Area, the park serves little purpose when
located adjacent to the Meadows #2 site. At its original location
it would have provided service to this portion of the Lawrence Road
corridor, both east and west sides. With respect to the intent of
the Plan, it is my opinion that the greatest loss occurred when the
site was moved.
Most developments within Planning Area #1 contain sufficient
private recreation space to adequately serve its residents.
Relatively speaking, this Planning Area is one of the best served
within the City, and will continue to be. Not only are there
significant private facilities, but the public parks have the
potential for serving small, nearby, isolated areas which will
never contain recreation amenities. As for needs created by
western growth, the Knollwood Groves site would not have made a
significant impact in this area given its location.
Given the characteristics of this area, policies for this area
should involve maximizing access to the existing public parks,
ensuring that future developments contain private recreation
facilities, and maximize availability of existing resources.
I conclude with the following potential pOlicy type statements:
1) Unless a development is small (much small than Knollwood
Groves), ~ located within 1/2 mile from a public
neighborhood park, private recreation should be mandatorYi
2) Gain access to the Citrus Cove Elementary School park to
provide sufficient amenities within this portion of Area #1,
and particularly to serve nearby developments without private
parks (i.e. Lake George and Citrus Park PUD)i
3) Ensure rear access into the Meadows 300 PUD in order to
provide access from the Lawrence Road corridor including
through Lawrence Groves and through Knollwood Groves (one
condition of their elimination of the site should be
accommodating access to the Meadows #2 site through their
developmenti and
4) Perform a recreation needs study evaluating needs and
supply within the immediate western area.
i' NO.
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MEMORANDUM
August 23, 1989
~
TO:
Chairman and Members
Planning and Zoning Board
FROM:
Carmen S. Annunziato
Planning Director
RE:
Knollwood Groves Planned Unit Development
Rezoning Request - File No. 302.
INTRODUCTION
Urban Design Studio, agent for MCIntosh/Cowie, Inc. , is
requesting that a 111.78 acre tract of land located near the
southeast corner of Hypoluxo Road and Lawrence Road be rezoned
from AG (Agricultural) and R-1AAA (Single-Family Residential) to
a Planned Unit Development with a Land Use Intensi ty=4 (PUD
w/LUI=4). The property has a 1,260 foot frontage on Hypoluxo
Road and a 1,337 foct frontage on Lawrence Road. The property is
currently occupied by a commercial citrus grove.
SURROUNDING LAND US:~ AND ZONING (see attached location map in
Exhibit "A")
Abutting the subjec~: parcel to the north is an 80 foot wide
right-of-way for the L.W.D.D. L-18 Canal and 108 foot wide
right-of-way for Hypoluxo Road. Further to the north, across
Hypoluxo Road, is Santaluces High School, zoned PO (Public
Ownership) in Palm Beach County. Abutting the subject parcel to
the northeast is a vacant county pocket zoned RS/SE (Single-
Family Residential with a Special Exception). Abutting the
subject parcel to the east and southeast is the Meadows 300
Planned Unit Development. Abutting the subject parcel to the
south is the L.W.D.D. L-19 Canal. Further to the south, across
the L.W.D.D. L-19 Canal, is the Lawrence Grove Planned Unit
Development which is currently under construction. Abutting the
subject parcel to the southwest is the Lawrence Road right-of-
way. Further to the west, across Lawrence Road, is a commercial
nursery and tree farm zoned AR (Agricultural-Residential) in Palm
Beach County. Abutting the subject parcel to the northwest is a
county pocket zoned AR, which is occupied by a large residential
lot and a nursery. Abutting this pocket to the north is a 9.38
acre parcel zoned R"lA (Single-Family Residential) which was
recently annexed into the City under the name Jonathan's Grove.
Abutting Jonathan's Grove to the north are five large single-
family lots and a nursery zoned AR in Palm Beach County.
PROCEDURE:
This request for rezoning is being processed consistent with
Section 9.c of Appendix A, Zoning, entitled "Comprehensive Plan
Amendments; Rezonings" and Section 10 of Appendix B, Planned Unit
Developments, entitled "Procedures for Zoning of Land to PUD".
COMPREHENSIVE PLAN - FUTURE LAND USE MAP:
The underlying land use for that portion of the proposed PUD
currently zoned R-IAAA is shown as "Low Density Residential" on
the future land use element of the Comprehensive Plan. This land
use category is consistent with the proposed gross density of the
PUD (4.82 dwelling units per acre). The underlying land use for
the rem~inder of the proposed PUD that is currently zoned AG is
shown as "Agriculture' on the future land use element of the
Comprehensive Plan. Tlis land use is proposed to be changed to
1
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~~Uatlon and Appraisal Report
A summary of thes POlicies, including th€ requirement for
preservation of the citrus trees, can be found in the handout
entitled, "SUMMARY OF LAND DEVELOPMENT POLICIES IN CITY OF
BOYNTON BEACH COMPREHENSIVE PLAN" which appears in Exhibit "B".
1989 Proposed Comprehensive Plan
In addition to the general development POlicies which are
contained within the plan, the fOllowing site specific policies
are also included:
6.b.
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Knollwood Orange Groves
This 112-acre parcel contains the City's only
active citrus grove. Since this property lies
within the path of urban development, the land
Use on this parcel should be changed from Agri-
cultural to Low Density Residential. Develop-
ment of this property should take into consider-
ation the single-family houses which lie to the
northwest, and the single-family projects which
lie to the south. Therefore, this property
should be developed as a planned unit develop-
ment, and any buildings constructed on these
parcels should be limited to a maximum height
of 2 stories (25 feet) within 150 feet and 3
stories within 400 feet of any existing or
planned single-family lots. Also, development
approval for this property should include a
requirement for dedication of a neighborhood
park site on the property (p. 80, SUpport
Documents, Vol. 1).
PROPOSED DEVELOPMENT (see copy of master plan in Exhibit "C")
The applicant is proposing to rezone from AG (Agricultural) and
R-1AAA (Single-Family Residential) to a Planned Unit Development
with a Land Use IntensitY=4 (PUD w/LUI=4). The uses proposed in
the PUD and the acreages devoted to each are as follows:
LAND USE
ACRES
Residential
Day Care Center
Public Park
Private Recreation
Lakes/Open Space
Road Rights-of-Way
80.78
1.5
5.0
3.5
12.2
8.8
TOTAL
111.78
The master plan provides for the construction of 389 mUlti-family
dwelling units and 150 single-family dwelling units ~o be l~ca~ed
in two residential tracts within the PUD. The maXl.mum bUl.ldlng
height would be four stories (not to exce~d 45 feet J . ~he
private recreation facility would be located l.n the mUltl.-famlly
housing tract. The day care center and the public park are
located in the southeast corner of the PUD.
Concerning roadways, two 80 foot wide collector r?ads are
proposed within the PUD: an east/west collector road whl.ch would
connect the Meadows 300 PUD to Lawrence Road, and a north/south
collector road which would link the east/west collector road to
Hypoluxo Road.
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lV~Dl7i7DO@WoDi1@U'l7D
RECOMMEND A TIONS
Based on the analysis presented, which conform to the requirements of the Palm Beach
County Traffic Performance Standards, the improvements presented in the previous link
evaluation and intersection analysis sections would be required. However, based upon the
minor impact of the project and the fact that the countywide Palm Beach County
Performance Standard has not been adopted, the improvements listed below should be
constructed by the development of Knollwoo.d Groves.
o
Site Access on HVDOluxo Road
Northbound left-turn lane
Northbound right-turn lane
Eastbound right-turn lane
Westbound left-turn lane
o
Site Access on Meadows Boulevard
One ingress lane
One egress lane
o
Extension of Meadows Boulevard as a two-lane facility from existing segment to
Lawrence Road.
Southbound left-turn lane
The proposed extension of Meadows Boulevard to Lawrence Road is being required by the
City of Boynton Beach. Consideration of an impact fee credit associated with this
improvement should be given. The impacts fees of approximately $348,000 should be applied
to the construction of improvements discussed in the previous sections as mitigation of
anticipated area roadway deficiencies. Figure 5 presents the recommended improvements
referenced above.
405716-R062789
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SEPARATE RIGHT TURN LANE
SEPARATE LEFT TURN LANE
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NOTE: EXISTING LANES ARE SHOWN AS SOLID.
RECOMMENDED IMPROVEMENTS
ARE SHOWN AS DASHED.
NOT TO SCALE
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FIGURE 5
KNOLLWOOD GROVES
ROADWAY NEEDS
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UTILITIES DEPARTMENT:
PLANNING DEPARTMENT:
PARKS & RECREATION:
Ii 1
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STAFF COMMENTS
KNOLLWOOD GROVES PUD
'. -
FORESTER/HORTICULTURIST:
.....
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CITY ATTORNEY:
REZONING
See attached memo
See attached memo
See attached memo
See attached memo
See attached memo
MEMORANDUM
To:
Carmen Annunziato, Planning
Director \\' /
Uti lities 1 ~'-'
I
From:
Date:
John A. Guidry, Director of
August 21, 1989
Subject: TRB Review - Knollwood Groves Master Plan
(Resubmittal)
We can approve this project, subject to the following conditions:
dmt
bc:
1 .
The lot layout does not lend itself to the maintenance of
optimum chlorine residual in the water distribution system.
The layout must be revised to allow better circulation of
potable water through the distribution system. This may
involve the creation of pedestrian pathways or common areas
over the water main and rear lot easements.
2.
The minimum allowable size for water main easements along
side and rear lot lines is 20 feet. This is necessary to
maintain a safe minimum clearance of 10 feet between the
water main and proposed or future structures.
3 .
Gravity sewer mains along rear and side lot lines must have
a minimum easement width of twice the depth plus 8 feet to
allow for safe excavation and repair, if necessary.
4.
Utility easements may not overlap lake easements or water
management tracts.
5.
As stated previously, the lift station and gravity sewer
system must be sized to serve the adjacent land tract to the
northwest. In addition, it should also be designed to accom-
modate the vacant tract to the east. Whereas the City code
does allow us to extend appropriate credits for oversizing
utilities, it does not address compensation for extensions to
adjacent properties. Reimbursement for additional costs
incurred by these extensions must be negotiated with the
appropriate landowner.
Peter Mazzella
MEMORANDUM
August 24, 1989
TO: Chairman and Members
Planning and Zoning Board
FROM: Carmen S. Annunziato
Planning Director
RE: Knollwood Groves - Master Plan
1. Concerning the multi-family parcel (Tract A), a 40 foot
setback is required along the 80 foot wide collector road
(Section 9.B of Appendix B, Planned Unit Developments).
2. Concerning the required setback abutting the AR-zoned county
pocket and Jonathan's Grove, a 25 foot setback is required
along Jonathan's Grove and is recommended along the AR-zoned
parcels, as it is anticipated that these parcels will be
zoned single-family residential when annexed into the City.
Otherwise, the AR zoning would necessitate a 100 foot set-
back (Section 9.B of Appendix B, Planned Unit Developments).
3. Concerning the single-family parcel (Tract B), a 25 foot
setback is required along Lawrence Road (Section 9. B of
Appendix B, Planned Unit Developments).
4. Right-of-way to be dedicated for Lawrence Road and Hypoluxo
Road (if necessary) in accordance with the Palm Beach County
Right-of-Way Thoroughfare Protection Map, as referenced in
the Comprehensive Plan Evaluation Report (Ordinance 86-54).
5. All necessary right-of-way must be dedicated and permits
obtained from the Lake Worth Drainage District. (See attached)
6. A road "stub" should be provided for a future road connec-
tion to the unincorporated and undeveloped parcel which lies
to the east. Said connection should be made across from the
entrance to the multi-family tract to form a proper inter-
section, if possible.
7. A dense vegetative buffer should be provided between the
multi-family tract and the existing and proposed single-
family lots which lie to the west.
8. Planned Unit Developments must be platted (Section II,
Appendix B, Planned Unit Developments). Only a boundary
plat shall be required for the multi-family parcel (Tract A)
and the day care center parcel. Replats of these parcels
shall not be required.
,..
C~EN s: ~~
JJG:frb
Knlgrves
MEMORANDUM
TO:
James J. Golden
Senior City Planner
FROM:
John Wildner, Superintendent
Parks Division
DATE:
August 17, 1989
RE:
Knollwood Groves P.U.D.
We have reviewed the plans for Knollwood Groves. It is
understood that the developer plans to apply for 1/2 credit
towards the recreation impact fee for the multi-family section of
the P.U.D.
Prior to site plan approval, specific plans concerning location,
dimension, etc., need to be submitted concerning the five
recreation items required to qualify for the credit.
w~
n Wildner, superintendent
arks supervisor
JW: ad
DOC: A: KGROVES
cc:
Charles Frederick
,
Director, Recreation & Park Dept.
........
RECEIVED
AUG 18 1989
PLANNING DEPT.
~
MEMORANDUM
TO:
Carmen Annunziato
planning Director
FROM:
Kevin J. Hallahan
Forester/Horticulturist
RE:
August 18, 1989
Knollwood Groves (Master Plan)
DATE:
The applicant should be aware she must submit the following as
part of the site plan.
1. Littoral zone and upland hardwood species plantings around
the lakes.
2. A relocation/tagging plan showing where transplanted citrus
trees will be moved.
3. A landscape/tree planting plan for the grass median on
Hypoluxo Road, adjacent to the site.
4. A dense vegetative buffer to provide a visual barrier along
the property adjacent to the existing single family houses.
~~'" . ~ . ?i:- -[/~~
Kevin J. alIa an <-t'
Forester/Horticulturist
LKJ:ad
DOC:A:KNOLLG
ME~Qg~~~!:!M
July 6, 1989
TO:
Peter L. Cheney, City CManager
FROH:
Raymond Rea, City Attorney
RE:
Knollwood Groves PUD - Rezoning Application
I have reviewed your Memorandum of July 5, 1989, and the
enclosures which I herewith return to you, and it is the opinion
of this office that the application meets requirements for
unified control as outlined in Section 6, Appendix B Land Use
Element of the CIty of Boynton Beach Code of Ordinances.
~~-~
RaymOn~
City Attorney
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- MEMORANDUM
AUgust 23, 1989
TO:
Chairman and Members
Planning and Zoning Board
RE:
Carmen S. Annunziato
Planning Director
Knollwood Groves Planned unit Develo ment
Rezoning Request - File No. 302.
FROM:
INTRODUCTION
Urban Design Studio, agent for McIntosh/cowie, Inc., is
requesting that a 111. 78 acre tract of land located near the
southeast corner of HypolUXO Road and Lawrence Road be rezoned
from AG (Agricultural) and R-lAAA (Single-FamilY Residential) to
a Planned unit Development with a Land Use Intensity=4 (PUD
w/LUI=4) . The property has a 1,260 foot frontage on HypolUXO
Road and a 1,337 foot frontage on Lawrence Road. The property is
currently occupied by a commercial citrus grove.
SURROUNDING LAND USE AND ZONING see attached location ma in
Exhibit "A")
Abutting the subject parcel to the north is an 80 foot wide
right-of-way for the L.W.D.D. L-18 Canal and 108 foot wide
right-of-way for HypoluXO Road. Further to the north, across
HypoluXO Road, is santaluces High School, zoned PO (Public
ownership) in Palm Beach county. Abutting the subject parcel to
the northeast is a vacant county pocket zoned RS/SE (Single-
Family Residential with a special Exception). Abutting the
subject parcel to the east and southeast is the Meadows 300
Planned Unit Development. Abutting the subject parcel to the
south is the L.W.D.D. L-19 Canal. Further to the south, across
the L.W.D.D. L-19 Canal, is the Lawrence Grove planned unit
Development which is currently under construction. Abutting the
subject parcel to the southwest is the Lawrence Road right-of-
way. Further to the west, across Lawrence Road, is a commercial
nursery and tree farm zoned AR (Agricultural-Residential) in palm
Beach county. Abutting the subject parcel to the northwest is a
county pocket zoned AR, which is occupied by a large residential
lot and a nursery. Abutting this pocket to the north is a 9.38
acre parcel zoned R-lA (Single-FamilY Residential) which was
recently annexed into the city under the name Jonathan's Grove.
Abutting Jonathan's Grove to the north are five large single-
family lots and a nursery zoned AR in Palm Beach County.
PROCEDURE:
This request for rezoning is being processed consistent with
Section 9.C of APpendiX A, Zoning, entitled "comprehensive plan
Amendments; Rezonings" and section 10 of APpendiX B Planned Unit
Developments, entitled "Procedures for Zoning of La~d to PUD".
COMPREHENSIVE PLAN - FUTURE LAND USE MAP:
The underlying land use for that portion of the proposed PUD
~~~r~~ ~~~e zte~ R -1AAf' is shown as "Low Dens i ty Residential" on
use cate 0 a~ use 7 ement ?f the comprehensive Plan. This land
PUD (4.8~ ~~ei~i~on~~~tent w1th the proposed gross density of the
the rema1nde e per acre). The underlying land use for
shown as "A9riCult:r:.,ro;~s~~eP~ tthat is currently zoned AG is
Comprehensive Plan. This land u .ure land use element of the
use l.S proposed to be changed to
1
/,
"Low Density Residential" in connection with the future adoption
of the 1989 Comprehensive Plan. Therefore, approval of this
rezoning request will be contingent upon the adoption of the new
Comprehensive Plan and Future Land Use Element which would show
this property as "Low Density Residential". It is anticipated
that second reading of the ordinance to adopt the new Comprehen-
sive Plan will occur in November or December of this year.
COMPREHENSIVE PLAN - TEXT:
The following Comprehensive Plan policies are relevant to this
rezoning request:
1979 Comprehensive Plan
"Provide an adequate range of housing choices" (p. 6)
"Provide a suitable living environment in all neighborhoods"
(p. 6)
"Provide a range of land use types to accormnodate a full range of
services and activities" (p. 7)
"Eliminate existing and potential land use conflicts" (p. 7)
"Encourage the development of complementary land uses" (p. 7)
"Provide adequate open space and recreation facilities and
programs to meet the needs of present and future residents"
(p. 7)
"Expand opportunities for water-related recreation" (p. 7)
"Coordinate the provision of open space and recreation facilities
within new private development to insure an adequate range of
recreation opportunities" (p. 7)
"Provide for efficient and safe movement within the City" (p. 7)
"Insure the adequate provision of roadway improvements by other
governmental agencies to meet the present and future travel
demands" (p. 7)
"Develop a system of routes for bicyclists and pedestrians to
encourage the use of alternative travel modes and provide for
their safety" (p. 7)
"Centralize and cluster high density residential development
around 'activity centers' created by arterial crossroads and in
other areas of high accessibility" (p. 39)
"In presently developed fringe areas encourage low to moderate
density planned developments having flexible development pro-
grams and phasing schedules, and which minimize the need for
external trips"
potential Land use Conflict Area 15
Knollwood Groves
This 113 acre site at the northwest corner of
the City limj~~ renreqent~ tne only significant
citrus grove within Boynton Beach. In addition
to its importance to the local economy, it repre-
sents a valuable open space resource in an area
of the City which is experiencing land specula-
tion in anticipation of rapid development.
Although the present owners indicate a desire to
maintain the site in its present use, it is
recommended that land use controls be instituted
to limit its future use to agriculture and thereby
reduce pressures for more intensive development
as well as to afford potential property tax
benefits.
2
1986 Evaluation and Appraisal Report
A surmnary of these policies, including the requirement for
preservation of the citrus trees, can be found in the handout
entitled, "SUMMARY OF LAND DEVELOPMENT POLICIES IN CITY OF
BOYNTON BEACH COMPREHENSIVE PLAN" which appears in Exhibit "B".
1989 Proposed Comprehensive Plan
In addition to the general development policies which are
contained within the plan, the following site specific policies
are also included:
6.b. Knollwood Orange Groves
This 112-acre parcel contains the city's only
active citrus grove. Since this property lies
within the path of urban development, the land
use on this parcel should be changed from Agri-
cultural to Low Density Residential. Develop-
ment of this property should take into consider-
ation the single-family houses which lie to the
northwest, and the single-family projects which
lie to the south. Therefore, this property
should be developed as a planned unit develop-
ment, and any buildings constructed on these
parcels should be limited to a maximum height
of 2 stories (25 feet) within 150 feet and 3
stories within 400 feet of any existing or
planned single-family lots. Also, development
approval for this property should include a
requirement for dedication of a neighborhood
park site on the property (p. 80, Support
Documents, Vol. 1).
PROPOSED DEVELOPMENT (see copy of master plan in Exhibit "C")
The applicant is proposing to rezone from AG (Agricultural) and
R-lAAA (Single-Family Residential) to a Planned Unit Development
with a Land Use Intensity=4 (PUD w/LUI=4). The uses proposed in
the PUD and the acreages devoted to each are as follows:
LAND USE
ACRES
Residential
Day Care Center
Public Park
Private Recreation
Lakes/Open Space
Road Rights-of-Way
80.78
1.5
5.0
3.5
12.2
8.8
TOTAL
111.78
The master plan provides for the construction of 189 multi-family
dwelling units and 150 single-familY dwelling units to be located
in two resident~tracts w1tn1n the PUD. 'The maximum building
height would be four stories (not to exceed 45 feet). The
private recreation facility would be located in the multi-family
housing tract. The day care center and the public park are
located in Lh2 southeast corner of the PUD.
Concerning roadways, two 80 foot wide collector roads are
proposed within the PUD: an east/west collector road which would
connect the Meadows 300 PUD to Lawrence Road, and a north/south
collector road which would link the east/west collector road to
Hypoluxo Road.
3
INFRASTRUCTURE
Water Distribution System
The developer is proposing to serve the site by connecting to an
existing 16 inch water main located on the east side of the
Lawrence Road right-of-way. The system will be looped by
connection to a proposed 12 inch water main to be constructed
along the south side of the Hypoluxo Road right-of-way and by
connection to an existing 8 inch water main at the connection to
~~3adows Boulevard in the southeast' corner of the site
Sewage Collection System
The developer is proposing to serve the site by connection to an
existing 8 inch force main located on the west side of the
Lawrence Road right-of-way. A lift station will be provided
wi thin the single-familY tract to provide for the needs of the
PUD.
Public and Private Recreation
The developer is proposing to dedicate a 5 acre park site as part
of the subdivision requirement for public parks and recreation
pursuant to Section 8, Article IX, of Appendix C. Of the 5 acre
total, 2.1 acres represent the dedication for the single-family
units and 2.9 acres represent the dedication for the multi-family
units. An additional 0.6 acres required as part of the single-
family dedication will be converted to dollars and paid to the
city. For the remaining 2.9 acres required for the multi-family
dedication, the developer is requesting a 50% credit pursuant to
Section 8, Article IX, of Appendix C, and is proposing to provide
the following five private recreation items:
1) Children's play Apparatus
2) Landscape Park-like and Quiet Area
3) Game Court Area
4) Swimming Pool
5) Recreation Center Building
The 5 acre public park is proposed to be located adjacent to an
existing 4.02 acre public park dedication site in the Meadows 300
PUD, to provide a larger public park facility. The above
recreation package appears to be sufficient to meet the needs of
the residents in this project and the surrounding area.
TopographY, Soils and Vegetation
Information on existing elevations and soils has not been
provided at this time. Concerning vegetation, the site is
currently occupied by a mature citrus grove. The perimeter of
the site is covered with invasive plant species such as
Australian Pine, Brazilian Pepper and Melaleuca. In addition,
there is a cluster of approximately 20 slash pines located in the
south central portion of the site.
Based on the available information, there should be no
impediments to the development of the site as a result of
environmental constraints. However, care should be taken to
preserve the slash pines and citrus trees, where possible, with
the exception of the exotics.
4
Drainage
A conceptual drainage scheme has not been provided at this time.
Therefore, the drainage system will be evaluated during future
stages of the approval process. However, a drainage statement
prepared by the project engineer which describes the details of
the proposed drainage system has been provided and appears in
Exhibit "0".
Schools
-,--
The School Board has reviewed the proposed PUD and has indicated
that students generated by this project will substantially
overcrowd public schools in the area (see copy of analysis in
Exhibit "E"). The School Board does not support approval of
residential developments having a negative impact on existing
school facilities without contribution of lands or funds to
partially offset that impact.
Roadway capacity Analysis
As a result of the adoption of the new Growth Management
Legislation, it is appropriate to review all rezonings and/or
Comprehensive Plan amendments on the basis of infrastructure
capacity. This is particularly important when attempting to
analyze whether or not the thoroughfare plan as adopted provides
enough capacity to meet the needs of any request which will
intensify the level of land development, thus potentially
creating more traffic than the system was designed to carry.
The traffic analysis submitted by the developer was subjected to
review by Palm Beach County at the request of the city. The
basis for review by the City is the 1986 Evaluation and Appraisal
Report (Ordinance 86-54). In both instances, Level of Service C
has been adopted for average annual daily traffic and Level of
Service 0 for peak hour and peak season conditions.
The roadway improvements proposed to be constructed by the
developer, as outlined on page 15 of the traffic 'report prepared
by Kimley-Horn and item No. 8 on the correspondence from Robert
E. Basehart dated August 11, 1989 in Exhibit "F", would not
satisfy the requirements of the Palm Beach County Traffic
Performance standards Ordinance and, therefore, would also not
satisfy the requirements of the 1986 Comprehensive Plan
Evaluation and Appraisal Report.
Accompanying this memorandum as Exhibit "G" you will find a copy
of the correspondence from the Palm Beach County Traffic
Engineering Division, which includes a review and recommendations
with respect to the developer's traffic analysis prepared by
Kimley-Horn. The County is recommending that in order to
minimize future roadway problems, the project should be subject
to phasing based on future roadway improvements for those
overcapacity segments constructed by the developer, or con-
structed by other developers and the government. The County
would be willing to work with the city to approve this project in
such a manner so as to not allow the project's traffic to create
an overcapacity problem on the local road network.
ISSUES/DISCUSSION
Section 9.c.7 of Appendix A, Zoning, of the Code of Ordinances,
requires the evaluation of plan amendment/rezoning requests
against criteria related to the impacts which would result from
the approval of such requests. These criteria and an evaluation
of the impacts which would result from the proposed development
are as follows:
5
a. Whether the proposed rezoning would be consistent with
applicable Comprehensive Plan policies. The Planning
Department shall also recommend limitations or requirements
which would have to be imposed on subsequent development of
the property, in order to comply with policies contained in
the Comprehensive Plan.
The proposed rezoning would be consistent with applicable Compre-
hensive Plan policies subject to the following limitations:
1) That all buil~lngs constructed within 150 feet of
existing or proposed single-family lots, outside of the
boundaries of the PUD, should be limited to a maximum
height of 2 stories (25 feet) and all buildings con-
structed within 400 feet of same should be limited to
a maximum height of 3 stories.
2) That the project be phased based on future roadway
improvements for overcapacity segments, pursuant to
item No. 6 of the correspondence from the Palm Beach
County Traffic Engineering Division that appears in
Exhibit "G".
b. Whether the proposed rezoning would be contrary to the
established land use pattern, or would create an isolated
district unrelated to adjacent and nearby districts, or
would constitute a grant of special privilege to an
individual property owner as contrasted with protection of
the public welfare.
The proposed rezoning would be consistent with the land use
element of the Comprehensive Plan Evaluation and Appraisal Report
and the surrounding low density residential land use pattern that
currently exists in the vicinity. The proposed rezoning would
not constitute a grant of special privilege to an individual
property owner as contrasted with the protection of the public
welfare, if approved subject to staff comments.
c. Whether changed or changing conditions make the proposed
rezoning desirable.
The portion of the site currently owned by Knollwood Groves and
zoned AG (Agriculture) was originally placed under the "Agricul-
ture" land use and zoning categories at the request of the
property owner to protect the agricultural status of the property
and for property tax benefits. Since that time, this area of the
City and the Reserve Annexation Area has experienced increased
land speculation and urbanization. More recently, in connection
with the transmittal of the proposed 1989 Comprehensive Plan to
the State, the developer (contract purchaser) requested that this
property be shown as "Low Density Residential" on the Future Land
Use Element of the comprehensive Plan in connection with the pro-
posed development of the site as a planned unit development. The
City Commission approved this request and it was incorporated
into the plan prior to transmittal. Based on the above, it can
be concluded that changed conditions make the proposed rezoning
desirable.
d. Whether the proposed rezoning would be compatible with
utility systems, roadways, and other public facilities.
The proposed rezoning would be compatible with utility systems,
roadways, and other public facilities, subject to the cormnents
from the Utilities Director in Exhibit "H" and the County Traffic
Engineer in Exhibit "G", concerning project phasing based on
construction of roadway improvements.
e. Whether the proposed rezoning would be compatible with the
current and future use of adjacent and nearby properties, or
would affect the property values of adjacent and nearby
properties.
6
The proposed rezoning would be compatible with the current and
future low density residential land uses in the surrounding
vicinity. An adequate buffer should be provided, however,
between the proposed multi-family residential tract and the
existing and recently approved (Jonathan's Grove) residences
which lie to the west, in order to mitigate any affect upon
property values in this area.
f. Whether the property is physically and economically
developable under the existing zoning.
_.
The property is currently zoned AG and R-1AAA. Under the AG
zoning category, the property could be utilized for a variety of
agricultural or conservation uses, or could be developed for a
maximum of 34 single-family residences on 2.5 acre lots. Under
the R-1AAA zoning category, the property could be developed for a
maximum of 86 single-family residences. The R-1AAA zoning
district also permits churches, city-owned and operated
facilities, private recreational facilities, and educational-
related uses and facilities subject to Conditional Use approval.
The economic feasibility of developing these two properties under
the existing zoning cannot be easily determined due to the cost
,of land, land development costs, etc. However, the feasibility
would.,. appear to be unlikely, particularly for the Knollwood
GrOves' (AG) parcel, when compared to existing developments in the
Ci ty which were developed under greater intensity (i. e., the
Meadows 300 and Lawrence Grove).
g. Whether the proposed rezoning is of a scale which is
reasonably related to the needs of the neighborhood and the
City as a whole.
Based on the proposed density and mix of uses shown on the master
plan, it can be concluded that the proposed rezoning is of a
scale which is reasonably related to the needs of the neighbor-
hood and the City as a whole.
h. Whether there are adequate sites elsewhere in the City for
the proposed use, in districts where such use is already
allowed.
There are few vacant parcels of significant size rema~n~ng in the
City that would allow for the development of this type of planned
unit development. In addition, these existing parcels would also
have to be rezoned to a PUD zoning category.
CONCLUSIONS/RECOMMENDATIONS
If developed in a manner consistent with staff recommendations,
the proposed planned unit development would be consistent with
Comprehensive Plan policies and would not have an adverse impact
on adjacent single-family residences and the road network in the
vicinity. Therefore, it is recommended that the application for
rezoning submitted by Urban Design studio be approved subject to
the limitations outlined under item "a" of the section entitled
"Issues/Discussion" and the attached staff cormnents in Exhibit
"H" of this memorandum.
.
~a--- i~
CARMEN S. ANNUN TO
JJG:frb
Encs
Knllwood
"
" (I
i' ~
AEMORANDUM
""OM
J. J. Golden .~
Planning hepartment~
\
)
W. D. Cavanaugh
TRB Rep. - Firr.~rtm~nt
~.
,
DAT.
July 26, 1989
TO
FIL.
!IUBJ.CT
Knollwood Groves PUD
STREETS AND ROADS:
Street names and numbering system shall be submitted to
Fire Department for approval.
The number of short streets ending in cuI de sacs appears
excessive. A looped street system is preferrable.
CuI de sacs shown shall have minimum 45' turning radii and
adequate clearance for large vehicles (i.e.: fire truck).
Fire hydrants shall be provided according to Sub Division
requirements. (Note: Hydrant location differs between multi
unit and single family sections).
SECURITY GATES AND EMERGENCY ACCESS:
The Fire Department continues to have the opinion that
security gates are detrimental to Fire and Rescue operations.
The minimum performance for security gates is as follows:
1 - Gates shall be openable by telephone, with a call from
Central Dispatch Center.
2 - When the gate is opened by the call from Central Dispatch,
it shall remain open until the emergency is over; at which
time Central Dispatch will be told, by Officer in charge,
to close the gate.
3 - In case of a power failure the gate shall open automati-
cally.
4 - Appropriate "Hold Harmless" agreement re: damage to
gates equipment, etc.
WDC/pg
xc: Deputy Chief Crockett
" f
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"
MEMORANDUM
, .
. -.....
July 26, 1989
TO:
Urban Design Studio
FROM:
James J. Golden, Senior City Planner
RE:
Knollwood Groves - Master Plan
With respect to the review of the above-referenced master plan by
the Technical Review Board on July 20, 1989, please be advised of
the following:
1) It is the intent of the Comprehensive Plan Evaluation
and Appraisal Report (Section 3.5.8.5) and Section 10
of Article X of the subdivision regulations that major
access roads in subdivisions should be public.
2) A 40 foot setback is required along the east property
boundary north of the Meadows Boulevard connector road
(Section 9.B. of Appendix B).
3) A 15 foot setback is required along the south property
boundary of the day care center site (Section 9.B of
Appendix B).
4) Concerning the required setback abutting the AR-zoned
county pocket adjacent to the single-family tract, a 25
foot setback is recommended, as it is anticipated that
these properties will be zoned single-family residen-
tial when annexed into the City (Section 9.B of
Appendix B).
5) A bikepath should be provided on one side of the
collector road(s). A sidewalk is required on the other
side. In addition, a sidewalk system should be
provided in the housing tracts where there are no
public streets provided. The purpose of this sidewalk
network would be to link the housing tracts to the
recreation facilities.
6) Indicate on the master plan the required right-of-way
dedications for the county roads and the canals.
7) The Comprehensive Plan Evaluation and Appraisal Report
requires the preservation of fruit trees to the
greatest extent possible. The City Forester should be
consulted prior to the preparation of the management
plan.
8)
9)
10)
JJG:frb
Enc
Compliance with applicable Comprehensive Plan land
development policies is required. I have included a
copy of a document which surmnarizes these policies for
your convenience (see attached).
All of the information required pursuant to section 4
of Article VIII, Appendix C, should be shown on the
master plan documents (particularly the engineering
related documents).
For your information, the next Technical Review Board
Meeting (pre-hearing conference) has been scheduled for
August 17, 1989 at 9:00 AM. The revised master plan
should be submitted to the Planning Department by no
later than 5:00 PM, August 11, 1989, to be distributed
to the Technical Review Board members on the following
Monday morning.
~t~
cc: Tambri Heyden
urbdesgn
...
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,~E,MORANDUM
TO
Mr. Jim Golden
DATI!
FILl:
FifO..
Lt. Dale S. Hammack
SUaJIICT
Knollwood Groves
Per our discussion at the Technical Review Board Meeting on 20 July 1989, I am
recommending the following.
1. Interior loop road is desirable (Public Safety).
2. Details of security gates (Public Safety).
3. Rename Meadows Blvd (Public Safety).
4. If redesigned with single point of access an emergency access point with
a minimum surface of open pavers be provided along the south side of the
development (Public Safety).
5. Conform to construction security ORD 5-8G.
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P.O. Box 2944
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@ Wheeler Group, Inc. 1982 THIS COPY FOR PERSON ADDRESSED
PERSON ADDRESSED RETURN THIS COpy TO SENDER
To:
MEMORANDUM
From:
Date:
Subject:
Carmen Annunziato, Planning Director ~ ~4
John A. Guid~y, Di~ecto~ of Utilities ~~
July 21, 1989 /
TRB Review - Kno11wood Groves P.U.D.
Preliminary Master P1an/Re~oning
We offer the following comments regarding the subject plan:
dmt
bc:
1 .
Indicate the water and sewer piping layout on all interior
streets. Water mains shall be looped to provide optimum flow
through the system without dead-ends, which lead to reduced
water qual i ty.
2.
Indicate easement size in cases where the utilities pass
between lots. A 20' minimum easement width is required in
these cases so as to maintain a minimum separation of 10'
between mains and buildings.
3 .
The lift station site must be deeded to the City. The station
must also be large enough and deep enough to accommodate the
parcel to the northwest.
4.
The multi-family and child care sites may require up to 1500
gpm fire flow from the water distribution system. The system
shall be sized accordingly.
Peter Mazzella
RECEIVED
JUL 25 1989
PLANNjl~G DEPT.
.
L,EMORANDUM
FltO"
Med Kopczynski
Deputy Building Official
SU.J ~CT
MASTER PLAN -
KNOLLWOOD GROVES
'-'Cl;ln ".. ~)
l~t' ~ ~
JUL 24 19B9
PLANN\NG DEP1.
TO
Carmen Annunziato
Planning Director
DATE
July 24, 1989
,.1l.1:
--
-
Upon review of the above mentioned master plan, the following items must
be addressed by the design professional:
1. All landscaping in common areas must meet code and Board approval.
2. All landscape areas to be irrigated with a system providing 100%
coverage.
3. Easements must be dedicated to provide for irrigation in the landscape
islands of the cul-de-sacs.
4. A plan detailing the setbacks and buildable areas of all lots must
be provided.
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XC: Don Jaeger
MEMORANDUM
TO:
Carmen Annunziato, Director
Planning Department
FROM:
Kevin J. Hallahan
Forester/Horticulturist
DATE:
July 21, 1989
RE:
Knollwood Groves - Preliminary Review
The following are requirements that the applicant should be
providing for site plan review.
1.
A tree inventory of all existing citrus on the property.
a. the number of trees to be removed because they are
in buildable areas (percentage).
b. the number of trees preserved on site
(percentage).
c. all trees to be transplanted to open green areas on
site (where feasible).
2.
A tree management plan document describing the citrus trees.
3.
All landscaped areas including road R.O.W.'s, cul-de-sacs
("eyebrows") and cormnon landscaped areas must receive
irrigation.
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Kevin J. allahan
Forester/Horticulturist
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