REVIEW COMMENTS
MEMO
To: Mike Rumpf
Date: 3/9/95
From:
Ann Ford
4J
Re:
Car Wash
Following our conversation this morning, these are my comments relative to the
Boynton Beach Blvd. car wash expansion proposal.
1. My first impression was negative. A car wash is not normally desired on a
major entry corridor to the downtown waterfront.
2. My second thought, however, was to support this expansion. The car wash
draws a large number of people to the downtown area. It is always neat and
clean and attractive.
3. The people it draws to the area would interact well with the projects planned
to occur at the end of Boynton Beach Blvd. this year. We currently have few
establishments which draw people to the downtown and the expansion will fit in with
the optimum mix models projected with these future uses. It will increase area customerl
4. The owners (Zengage brothers) own several homes in the residential neighborhood
behind the car wash. They have renovated these homes and maintain an attractive
appearance. Their goal is to upgrade the neighborhood.
5. The owners are very interested in downtown redevelopment and contact this
office frequently. They believe in the viability of Boynton's downtown and seek
to contribute to it. They are currently searching for other businesses in which
to invest in the area.
6. Currently, there frequently is a line of cars waiting at the car wash. The
expansion would allow "storage" of the waiting cars in the rear of the property,
thus making Boynton Beach Blvd. more attractive. The rear of the property
can be appropriately landscaped and buffered. The additional area for waiting
cars would actually improve the appearance from the front and side streets because
it would not be crowded with cars.
7. The draft redevelopment plan from the charrette, which the Commission supports,
would permit this expansion because of the increased downtown activity it would
create, and because the expansion could be attractively landscaped to enhance the
neighborhood.
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-069
TO: Chairman and Members
Planning and Development Board
THRU: Tambri J. HeYden,-~~vt<..' lJiL{.~L
Planning and Zoning Directo~ v
FROM: Michael W. Rumpf
Senior planner
DATE: March 10, 1995
SUBJECT: Main street Car Wash Rezoning (LUAR 95-001)
Request for Land Use Amendment/Rezoning
INTRODUCTION
Jim Zengage, agent for Forward Progress Inc., owner/operator of the Main
street Car Wash, proposes to change the landuse and zoning on a 0.23
acre parcel located on the east side of N.E. 1st Street, immediately
north of the Main street Car Wash business (see attached location map).
The current land use and zonin9 9P.tchis parcel is Medium Density
Residential and R-2 Single & BtlpfeXl)w,hling District, respectively.
The applicant requests the subject property be reclassified to Local
Retail Commercial, and rezoned to C-3, Community Commercial for
expansion of the Main Street Car Wash operation to alleviate increased
stacking and parking needs^durinQ.jeak hour utili6at i OR of the car wach,
e:7'1'e~ ,.e'oc.e . <5 ~",o---tt<J""""
\ADJACENT.':" USES -_ ___ I l\ICL...upF :
Farther
Zoning
Land
0- sin e family hOlJle ~~
, (YJu(+l'(.c. b=-?, JO--\-~ -h --fk ft.
2nd Street
ies and are
The land uses and zoning in the surrounding area
presented in the tab e that follows:
Direction
North
R-2
Northeast, East, Southeast
Farther northeast
duplex dwelling unit
Farther east
vacant lot
Farther southeast
restaurant
South
Main Street Car Wash
Farther South
office (Palm Beach Eye)
Southwest, West.
Street
Farther WEe'S t /
R-2
home
ISSUES/DISCUSSION
Pursuant to section 9.C.7 of the zoning code, the Planning and Zoning
Department shall evaluate land use amendment/rezoning applications with
respect to the following criteria:
a) CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN POLICIES
The Boynton Beach Comprehensive Plan addresses land use plan amendments
and specifically, the conversion of land to commercial use. The
following Comprehensive Plan objectives, policies, and support document
text, which are included in their entirety in the attachments (see
Attachment "BII), apply to the subject requests and are analyzed below:
':1 'I~, \<'"<,. ~C"<~jC'<An~('t s;"" .r~'7 17-J" *S~~,,,,~.-,,<-,, ar.(y r1.c ~
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TO: Planning and Development Board
-2-
March 9, 1995
Obiective 1.17 - "Minimize nuisances, hazards, and other adverse
impacts.. .to residential environments by preventing or minimizing
hazards."; and
Policy 1.17.1 - "Discourage additional commercial. ..uses beyond
those...shown on the Future Land Use Map, except where access is
greatest and impacts on residential land uses are least.".
Future Land Use Support Document. paqe 40 - "Commercial development
particularly should not be located where it would adversely affect
residentially-zoned property,..."
~.:.:7refeleneG~1?o1fl.h~7~/~~~~~~nL
1hscouraginq- impac~s of commercl~us~:rr-:' j a nt resi e al as::r--
The subject request represents expansion of a commercial use (the
existing Main street Car Wash) northward to occupy a lot currently
occupied by a single family home. The car wash operates until 5:30
p. m., Monday through Saturday. By their nature, commercial uses,
particularly car washes, generate noise and traffic experienced both on
and off the premises. The primary noise from the car wash is emitted
[i-om tlie wash tunnel anois proJecced southward, away from the adjacent
neighborhoog. .~oise is also generated around the car wash bU11ding by
both cars and work crews. while the proposed use would not increase the
primary noise, ut11ization of the subject lot as 1).E.o"pos~d would move the
car and work crew noises closer to single family homes and would impact
two additional single family homes tn~are-not:irrtpactea-oy the current
boundary limits of the car wash. These two add1tional single fam11y
hOmes would also be visually impacted by the adjacency of the proposed
expansion.
r;o....{"e.... o-l"'o ,']"'- n4.<~ CL-nQ
Impacts v from traffi are generated Lfrom ~circulation, parking and
stacking activity. W1th respect to stacking, as previously mentioned,
one reason for this request is to utilize the subject lot for customers
waiting for service! thereby reducing the potential for this tr~~~
~tack within the turn lane on N.E. 1st Street; there is ~ turn lane
which runs the entire west property-bouriaaryof the car wash, which
exclusively serves the existing car wash business. Lastly, .parking
impacts are felt both on and off the premises due to the lack of space,
~sul tinq from increased bus1ness, ...._ l' - -g on si ~e. Therefore, while
some negative impacts (noise and view1ng of commercial activity) of this
use would be expanded closer to single family homes located to the west
and north, other negative impacts (congestion caused by parking and
stacking) could be mitigated through the use of this adj acent lot.
However, potential consequences.ef th~enegative effects on the impacted
residentfal properties couldl\'\t'~ l:ectcX-ro erty values, ~nd _
furt er conversion of residential properties in the immediate area to
commercial use, espec ially in 1; qht at the - fact that there ai:e~o
vacant lots in this area.
~
Policy 1.19.6 -" . . . do not allow commercial acreage which is
greater than the demand which has been projected, unless it can be
demonstrated that a particular property is unsuitable for other
uses, or a geographic need exists that cannot be fulfilled by
existing commercially-zoned property,... and the commercial use
would comply with all other applicable Comprehensive Plan
policies."; and
Future Land Use Support Document. paqe 40 - ".. .the City should not
change the land use to commercial categories, beyond that which is
shown on the proposed Future Land Use Plan, except for minor
boundary adiustments..."
With regard to related Policy 1.19.6 and this recommendation from the
Future Land Use Support Document, the proposed use represents only a
small commercial zoning district boundary adjustment and therefore,
insignificantly impacts the analysis of commercial demand contained
within the comprehensive plan. However, the fact that the single family
home on the subject property is currently being used indicates that the
property is suitable for residential use. In addition, based on the
increased patronage of the car wash business, which draws heavily on the
~
TO: Planning and Development Board
-3-
March 9, 1995
population within the western part of the city and area west of the city
and the fact that the car wash offers services not provided by other car
washes within the city and is the only car wash of its kind-within the
area, the car wash responds to a thriving, market demand. Since car
washes are allowed in the C-3 and C-4 zoning districts, this need could
be fulfilled by existing, commercially-zoned property. Possible
geographic benefits of the current location will be discussed later in
this report.
l)\<t'\"\ f~..qp~ "- f- ~-tit c- GV'-t IfV1 vV' f ~f f2-Q.n--0~C;::,'f ~~~( 'f' (CL~ ~.J~,c.-l
Policy 1.9.5 - "Implement the Community Redevelopment Plan for t~e
area bounded by the FEC tracks, the Boynton Canal, Interstate 95,
. _'. and Ocean Avenue". C"y-v-,ryo::..- hcV'-'S, t\J c. 1=> (~[=Ccy 1.'1 ,5"') -,
(S. (.V\ r l~\fV\."'-v---+<::..( b't-- .m _m)
That portion of the community Redevelopment PIaU;". (for the expanded/
residential area) applicable to this requeS! d-includes general.
recommendations pertaining to zoning, car washes, and the appropriate
uses for this area. On page V-19 (see Attachment "C") of this document
are t followin three (3) statements applicable to properties along
Boynton Beach Boulevard, east of Seacrest Boulevar: 1) the C-3 zonlng
district is more permissive than necessary for this 'location; 2) car
washes and lumber yards are permitted uses wi thin the C-3 zonlng
QistrictL but are deemed unsuitable ~or thlS segment of Boynton Beach
Boulevard; and 3r:utis recommended that new development envisioned for
~s area wOUld be primarily one- and tw~:s~E~Y struc~~
and service bus inesses supporting the needs 0_t..t'h_~19Cj!lm_~ommuni ty. If
considered separately, two of these recommendations are too~general to
apply to this analysis; however, when combined with the statement
regarding car washes, it could be concluded that new uses recommended by
the Community Redevelopment Plan for this area include only selected
retail and service uses permitted in the.C-3 zoning district, excluding
car washes (?-n~ 1 uml?e.r yards). C;'1=-'~1<J'- ,,(y) -f~K PJ'-'cs -f-'. if ~'(-I-, -nelrff- y-eCC'fY' ~<: nD-.-{1
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The Community Redevelopment Plan also recommends, in general, that .;c-fl
commercial properties along Boynton Beach Boulevard be allowed to expand (....~
to one full block in depth to provide space for significant
redevelopment opportunities, facilitate rear parking, and provide for
the location of storefronts in close proximity to the sidewalk. d \JE12
Although the proposed request would expand the car wash business to
nearly a full block depth, and promote rear parking, this recommendation --
was not directly intended for such an example as the car wash does not
contain those characteristics typically preferred in a pedestrian-
oriented streetscape setting (i.e. storefront, retail merchandise,
pedestrian service, etc.), and nor does it meet the minimum size
requirement of one acre.
\~~J~~~Sf~;E- Y REZONING WITH ESTABLISHED
USE PATTERN
assification within this
c) DESIRABILITY OF REZONING DUE TO CHANGED OR CHANGING CONDITIONS
Wi th the exception of spatial needs of the car wash bus iness, no
specific changes wi thin the immediate area of the subj ect site have
occurred which make the request desirable or undesirable. However,
since adoption of the Comprehensive Plan and Community Redevelopment
Plan for the expanded area, the City has been applying redevelopment
3
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,
TO: Planning and Development Board
-4-
March 9, 1995
strategies to the Boynton Beach Boulevard corridor. These plans include
recommendations related to uses, site design and expansion, and major
focuses. With respect to the characteristics and performances of car
washed, the redevelopment strategies, tend to exclude such uses in the
subject area. In sum, the changing conditions which may be referenced
include an emphasis on improving, through specific redevelopment
strategies, the appearance and economic viability of the Boynton Beach
Boulevard corridor.
~) COMPATIBILITY OF REZONING WITH PUBLIC FACILITIES
To date, staff has not received other agencies' evaluations pertaining
to impact on facilities; however, given the small size of the subject
property and proposed use, impacts of the proposed rezoning and
amendment on facilities including roads, utilities, and drainage
resources would likely be insignificant. Furthermore, the proposed use
would improve certain occasional traffic problems caused during peak
operation of the car wash.
e) COMPATIBILITY OF REZONING WITH NEARBY PROPERTIES AND IMPACT ON
VALUES
See analysis above under CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN
POLICIES.
,~) PHYSICAL AND ECONOMICAL DEVELOPABILITY OF SUBJECT PROPERTY
The fact that there is a single family home on the subject property that
is currently used for such purposes, suggests that the property is
physically and economically developable under the existing zoning.
There are no unique physical characteristics which would limit further
development or redevelopment of this site.
g) RELATIONSHIP BETWEEN SCALE OF PROPOSED REZONING AND NEEDS OF
NEIGHBORHOOD AND CITY
The applicant is requesting that if rezoned, the subject property be
limited to the expansion of parking and traffic circulation for the
adj acent car wash business to the south. Furthermore, the subj ect
property is only 0.23 acres; very small scale in relation to the
neighborhood and the city as a whole. Also, in a downtown setting, it
is typical for commercial uses to be in close proximity to residential
uses. However, based on both site specific and general recommendations
in the Community Redevelopment Plan, the car wash business is
potentially "unsuitable" for this area. This conclusion is in
accordance with a redevelopment perspective which is based on specific
design criteria, business function and purpose, and overall contribution
of specific uses within a comprehensive redevelopment strategy.
.~ AVAILABILITY OF ALTERNATIVE SITES ADEQUATE FOR PROPOSED USE
As previously mentioned, there are other sites existing within the C-3
zoning district, or more intense commercial zoning districts which,
would accommodate the spatial, and possibly location needs of this
business.
OTHER RELATED ISSUES
Redevelopment plans with the goal of creating a streetscape, focus on
commercial uses characteristic of a traditional "main street" which
include aesthetic storefronts, and businesses accommodating to the
pedestrian. However, although the car wash business would not be a
typical use considered ideal for a downtown setting, this business has
certain economic characteristics which potentially warrant recognition
from a downtown perspective, particularly given its location on a state
arterial roadway (Boynton Beach Boulevard) which could potentially
thwart creation of an ideal pedestrian setting.
For an economic viewpoint, the city's downtown development coordinator,
Ann Ford, was contacted with respect to her input regarding the
'I
TO: Planning and Development Board
-5-
March 9, 1995
desirable and necessary qualities for a downtown business. Ms. Ford
indicated that the Main street Car wash can be viewed as a thriving
business, which attracts many people into the downtown area; people that
would be attracted to the types of uses planned for downtown." Ms. Ford
added that in comparison, the patronage of this use and small
professional uses do not compare and that while waiting to have their
car cleaned and polished, car wash customers would be able to patronize
the businesses in the downtown. Lastly, Ms. Ford stated that the car
wash could benefit from tree plantings along its street frontage.
With respect to Boynton Beach Boulevard, this five-lane state arterial
roadway will always be the primary corridor to downtown and the beach,
unless the city devises a downtown sign program that would redirect
traffic down Ocean Avenue, which has been suggested as part of the
recent downtown charrettes, discussed below. Particularly with the
eventual redevelopment of the Central Business District, traffic volumes
will continue to increase. As a consequence of the visibility attained
by businesses on this road, there will always be a high demand for
automobile-oriented businesses such as a car wash. Whereas Ocean Avenue
contains the characteristics necessary for a smaller-scale redevelopment
plan that emphasizes pedestrian access, a successful strategy for
Boynton Beach Boulevard might include a mixture of pedestrian and
automobile-oriented uses and amenities.
Over the past ten years, a great deal of attention has been given to the
major gateways to the City and to the old downtown/historic areas by
1 imi ting certain uses, designing streetscapes with landscaping and
street furniture, landscaping medians, encouraging rear parking and land
assemblage and developing architectural guidelines. It has been during
this time that the Central Business Distrist and its guidelines, the
Community Redevelopment plan and revised Community Redevelopment plan,
the Boynton Beach Boulevard Urban Design Guidelines, the Community
Design Plan, the median landscaping of Federal Highway and Boynton Beach
Boulevard, efforts towards preservation of the Boynton Beach historic
schools, the development of the Ocean Avenue model block scheme and the
more recent downtown charrettes have evolved - all with the same general
purpose in mind - to improve the appearance and economic viability of
the major corridors and "heart" of the city.
The 1994 downtown charrettes yielded a draft downtown plan prepared by
the Treasure coast Regional Planning Council. This draft plan, intended
to codi fy the results of the charrettes, has been reviewed by the
Commission at a January 1995 code revision workshop. During workshop
discussions, issues were raised regarding the lack of clarification and
refinement of various design components and the lack of definitive plan
boundaries. Among staff's comments, was a recommendation to include
within the plan boundaries, the property along Boynton Beach Boulevard,
east of I-95. Although the plan did not contain specific language as to
the development of this area, staff viewed this area as important due to
its traffic connection to the downtown. Another important
recommendation was the need to revise the Community Redevelopment Plan
so that the two plans would be consistent. A second draft which
addresses the comments from the January workshop is in progress.
RECOMMENDATION
Until the Commission adopts the downtown plan recently drafted by the
Treasure Coast Regional Planning council, including related revisions to
the Community Redevelopment Plan to lend specific direction, the
planning and Zoning Department cannot support this request as submitted ,
by Jim Zengage, based on the following:
a. the requests and proposed use would further adversely impact
the surrounding, residential area, due to noise and visual
effects from the commercial activity of the car wash, to a
greater extent than currently exists;
b. potential, long-term effects of the proposed use on
surrounding property values and the possible domino effect of
the conversion of residential property to commercial use;
~
TO: Planning and Development Board
-6-
March 9, 1995
c. the property is developable under the existing zoning;
d. there are other commercially-zoned properties within the city
that permit car washes; and
e.
the requests and proposed
general recommendations
Redevelopment Plan.
use are inconsistent
contained in the
wi th the
community
If the Commission determines that the draft, downtown plan is refined
enough to conclude that the proposed request is consistent with the
long-term redevelopment goals for Boynton Beach Boulevard and the
downtown, it is recommended that, at minimum, conditions of approval of
this request include the following:
a. limitation of the use of the subject property for buffering,
traffic stacking lanes and parking and recorded as a
restrictive covenant, that runs with the land. (Without this
condi tion, the property could be used for any use allowed
within the C-3 zoning district, as well as a building
expansion to the existing car wash structure. Also, without
a restrictive covenant, there is a great potential for the use
limitation to be overlooked and forgotten in the future.)
b. consistent with recommendations within the Community
Redevelopment Plan for commercial properties which provide for
parking areas through rear expans ion, no s ignage shall be
clearly visible or in direct sight of residential areas, and
lighting (illumination) levels on the subject property shall
not exceed normal residential street level.
Lastly, depending on how long before the Commission adopts the Treasure
Coast Regional Planning Council downtown plan and associated revisions
to the Community Redevelopment Plan, the Commission may wish to consider
placing a moratorium on development within the eastern section of the
Boynton Beach Boulevard corridor until these plans are adopted and there
is a clear direction regarding desired development criteria for this
area.
Attachments
xc: central File
KISC1:'CIlASIl.REP
,
6 ~~ -or-
{It't~'
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-069
TO:
Chairman and Members
Planning and Development Board
THRU:
Tambri J. Heyden,
Planning and Zoning Director
~')
,/(~
FROM: Michael W. Rumpf
Senior Planner
DATE: March 10, 1995
SUBJECT: Main Street Car Wash Rezoning (LUAR 95-001)
Request for Land Use Amendment/Rezoning
INTRODUCTION
Jim Zengage, agent for Forward Progress Inc., owner/operator of the Main
Street Car Wash, proposes to change the land use and zoning on a 0.23-
acre parcel located on the east side of NE 1st street, immediately north
of the Main street Car Wash business (see attached location map). The
current land use and zoning on this parcel is Medium Density Residential
and R-2 Single & Duplex Dwelling District, respectively. The applicant
requests the subject property be reclassified to Local Retail
Commercial, and rezoned to C-3, Community commercial.
PURPOSE/JUSTIFICATION
The applicant is requesting this rezoning to allow for expansion of the
Main Street Car Wash operation. Specifically, the applicant desires to
utilize this property for stacking and parking needs in order to
eliminate or reduce the unsafe situation created when cars (waiting for
service) "stack" on NE 1st Street and occasionally Boynton Beach
Boulevard.
PROPOSED VERSUS POTENTIAL USE
It should be noted that although the proposed use is relatively low
intensive, if this request is approved without special conditions the
owners may develop it in accordance with the many uses allowed in the
C-3 zoning district (Appendix "A"). The C-3 zoning district is one of
the City's most intensive retail zoning districts, which allows not only
most retail businesses but generally includes all other uses permitted
within the C-2 and C-l districts. However, given the proximity of this
property to single family homes, the identification of car washes within
the Community Redevelopment Plan as inappropriate for the subject area,
and the existence of design recommendations facilitating rear expansion
of commercial uses to accommodate rear parking facilities, if utilized
in conjunction with the car wash operation, the subject area should only
be used for the proposed uses including parking, circulation and
stacking (and possibly other relatively passive activities). Therefore,
this report only evaluates the proposed rezoning with respect to
proposed uses and not the potential uses allowed under the C-3 zoning
district regulations.
ADJACENT LAND USE AND ZONING
The land use and zoning in the surrounding area varies and is presented
in the table that followings:
Direction
Zoning
Land Use
North
R-2
single family home
Northeast. East. Southeast
N/A
NE 2nd Street
Farther northeast
R-2
duplex dwelling unit
Farther east
R-2
vacant lot
Farther southeast
C-3
restaurant
South
C-3
Main Street Car Wash
Memo No. 95-069
-2-
~x
March 10, 1995 ,---
\\
>"\
Farther South
C-3
office (Palm Beach Eye)
Southwest, West, Northwest
N/A
NE 1st Street
Farther southwest
C-3
restaurant
Farther west
R-2
single family home
CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN POLICIES
The Boynton Beach Comprehensive Plan, including support documents,
addresses land use plan amendments and specifically, the conversion of
land to commercial use. The followin~ Comprehensive Plan objectives,
policies, and support document text, which are included in their
entirety in the attachments (see Attachment liB"), applies to the subject
requests and are analyzed below:
Obiective 1.17 - "Minimize nuisances, hazards, and other adverse
impacts.. .to residential environments by preventing or minimizing
hazards."i and
Policy 1.17.1 - "Discourage additional commercial...uses beyond
those...shown on the Future Land Use Map, except where access is
greatest and impacts on residential land uses are least.".
Future Land Use Support Document. paqe 40 - "Commercial development
particularly should not be located where it would adversely affect
residentially-zoned property,..."
Objective 1.17 generally addresses impacts of commercial uses on
adj ace~t res idential ~reas. The subj ect reque~~ reJ?~~se_~.t::_~_~-?_,~inor ',/1.' '..
expanS10n of a commerc1al use northward to occupy a lot currently uaed
b;.f-o"r a single family home. The potential affects of this request upon6('(' f"
the residential area are two-fold, direct and indirect.
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With respect to direct impacts, by nature commercial uses, particularly
car washes, generate noise and traffic fel t both on and off the
premises. The primary noise from the car wash is emitted from the wash
tunnel and is projected southward away from the adjacent neighborhood.
The secondary noise is generated around the building by both cars and
work crews. While the proposed use would not increase the primary
noise, utilization of the subject lot as proposed would move the typi€~
secondary noise closer to a single family home. Impacts from traffic
are generated from circulation (and parking) and stacking activity.
With respect to stacking, one reason for this request is to utilize the
subject lot for those waiting for service, thereby reducing the
potential for this traffic to back-up into Boynton Beach Boulevard.
Lastly, parking impacts are felt both on and off the premises due to the
lack of space existing on site. While some physical impacts (secondary
noiseJ_ of t!l!_~._ tlse~would be expanded closer to single family homes
located to ~~rtorth, other negative impacts (congestion caused by
parking and1"~tacking) could be mitigated through the use of this
adjacent lot.
With respect to potential indirect impacts of the request and proposed
use (although difficult to project), there is the potential for the car
wash business, if expanded closer to the adjacent homes, to increase
secondary noises generated toward single family homes to the west and
north. Potential consequences of this noise are the negative affect on
residential property values, and the ultimate conversion of residential
properties to commercial use.
Policy 1.17.1 is not applicable as the subject proposal represents an
enhancement of an existing commercial business (which is a permitted use
in the C-3 zoning district), not an additional commercial use.
Policy 1.19.6 -" . . . do not allow commercial acreage which is
greater than the demand which has been projected, unless it can be
demonstrated that a particular property is unsuitable for other
uses, or a geographic need exists that cannot be fulfilled by
Memo No. 95-069
-3-
March 10, 1995
existing commercially-zoned property,... and
would comply with all other applicable
policies."; and
the commercial use
Comprehensive Plan
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Future Land Use Support Document. paqe 40 - ".. .the city should not
change the land use to commercial categories, beyond that which is
shown on the proposed Future Land Use Plan, except for minor
boundarvadiustments..."
Policy 1.19.6 and this recommendation from the Future Land Use Support
Document ~PlieG le8o~o the subject request thaR gsjQQtiv~ 1.~, as the
v~osed se represents only a minor expansion of an existing business
""J-\, (and c~mmercii!.l c:Zc~n~~519-if):~i?t ~o~ndary) and therefore j, JJ.~ i..p.;itU,..~nt-] y h Ct': (
J timpact1Rrth~l~f1C:!H~ (~' tommerc{al demand. However, If there is any
\: ~application of this policy, it may reqard the geoqraph1c demand for the
adjacent property by the existing car wash business. Based on the
T\' increased use and patronage of the car wash business, and limited space
available ..c.w;:rcntlyon site, there is apparently the need for additional
parking and circulation space. The only alternative for growth at this
location is to the adjacent lot.
Policy 1.9.5 - "Implement the Community Redevelopment Plan for the
area bounded by the FEC tracks, the Boynton Canal, Interstate 95,
and Ocean Avenue".
That portion of the Community Redevelopment Plan (for the expanded/
residential area) applicable to this request includes general
recommendations pertaining to zoning, car washes, and the aERLQ~~1~te
uses for this area. On page V-19 (see Attachment-lrc") of~this document~
are the following three (3) statements applicable to properties along
Boynton Beach Boulevard, east of Seacrest Boulevard: 1) the C-3 zoning
district is more permissive than necessary for this location; 2) car
washes and lumber yards are permitted uses wi thin the C-3 zoning
district but are deemed unsuitable for this segment of Boynton Beach
Boulevard; and 3) it is recommended that new development envisioned for
this area would be primarily one- and two-story structures for retail
and service businesses~upp~rt~ng the needs of the local community.
Although if consideredIGepat~telY~ two of these recommendations are too
general to apply to this analysis; however, when combined with the
statement regarding car washes, it could be concluded that new uses
recommended by the Community Redevelopment Plan for this area include
only selected retail and service uses permitted in the C-3 zoning
district, excluding car washes (and lumber yards).
The Community Redevelopment Plan also recommends, in general, that
commercial properties along Boynton Beach Boulevard be allowed to expand
to one full block in depth to provide space for significant
redevelopment opportunities, facilitate rear parking, and provide for
the location of storefronts in close proximity to the sidewalk.
Although the proposed request would expand the car wash business to
nearly a full" b,lo_c!... sleR-th, this recommendation was not directly intended
for -sIleR'!' 8.1'lovi=lmp'p ) as the car wash does not contain those
characteristics typically preferred in a pedestrian-oriented streetscape
setting (i.e. storefront, retail merchandise, pedestrian service, etc.),
and nor does it meet the minimum size requirement of 1 acre.
CONSISTENCY OF REZONING WITH ESTABLISHED LAND USE PATTERN
There is only one commercial land use classification within this
immediate area; however, there is little similarity or pattern with
respect to existing uses. Commercial uses within the immediate two
blocks around the car wash property consist of restaurants, offices, and
automotive repair and washing businesses. However, a general land use
pattern in this area is established by the Local Retail Commercial and
Medium Density Residential classifications;Mhich share a common border
located approximately one-half block deep away from Boynton Beach
Boulevard. This border is fairly regular with the exception of the
northward protrusion from the existing property occupied by the car
wash. The proposed request would extend this boundary further into the
residential area by including one lot currently occupied by a single
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Memo No. 95-069
-4-
March 10, 1995
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home. The northward extension of this commercial boundary would nearly
extend the equivalent to one full block in depth, or an additional 75 pc~+
northward into the adjacent neighborhood.
COMPATIBILITY OF REZONING WITH PUBLIC FACILITIES
~To dat~, staff has not received~L_~_~!~~~~ertaining to impact on
facilities (from other agencies); however, given the small size of the
subject property and proposed use, impacts of the proposed rezoning and
amendment on facilities including roads, utilities, and drainage
resources would likely be insignificant. Furthermore, the proposed use
would improve certain occasional traffic problems caused when the
stacking lane extends onto Boynton Beach Boulevard.
COMPATIBILITY OF REZONING WITH NEARBY PROPERTIES AND IMPACT ON VALUES
See analysis above under CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN
POLICIES.
PHYSICAL AND ECONOMICAL DEVELOPABILITY OF SUBJECT PROPERTY
There are no unique physical characteristics which would limit further
development or redevelopment of this site. With respect to economic
feas ibil i ty , given the existence of the car wash and other nearby
commercial uses, continued residential use of the subject property is
likely to be undesirable. Continued residential use of the subject
property may only be practical if the car wash a:q.p.,other nearby
incompatible commercial uses were replaced with ,,~;rp,'d1--,..; ~J . which
generate fewer external impacts. Therefor~, it may be preferable to
utilize this property in conjunctiontJ~~jJlJ.h~-C:,~Hl",Q't"'i ill pre-per,t~~:Main
Street Car Wash::! in order to :Rrev!tk opagQ f<tf'" iJr distance e.~ lIell 39
more eRRalleJ~d bUff~ J~r:^:n-e-~a~_;~:.e,..~~ 8~}~~~~ ~~~; '.~~ .:R.p~". u' ~>.
AVAILABILITY OF ALTERNATIVE SITES ADEQUATE FOR PROPOSED USE
Keeping in mind that the proposed use only involves circulation and
parking for the car wash business, denial of the proposed use would not
likely warrant business relocation. However, for the required analysis,
in general there are other sites existing wi thin the C-3, or more
intense commercial zoning districts which would accommodate the spatial,
and possibly location needs of this business.
CONCLUSION
To finalize a recommendation, staff has compared the principle issues,
and attempted to value priorities. The five principle issues include
direct impacts (e.g. noise and traffic) on adjacent homes, potential
long-term affects of the request on land values, conversion of
residential property to commercial use, circulation (stacking) and
parking problems experienced on and off site, and the identification of
the car wash as an "unsuitable" use. The two logical priorities or
goals to be compared and contrasted are mitigation of adverse impacts to
residential environments, and the implementation of the redevelopment
strategies.
Impacts unique to the residential environment (i.e. unlike those
generated by the Kentucky Fried Chicken and other adjacent commercial
uses) are the visual impacts created by vehicles parked off premises,
and the circulation of traffic that must pass the existing single family
home on NE 1st Street (and if this request is approved, car wash traffic
would circulate closer to the second home to the north). The nuisance
created by vehicles parked off the premises would be addressed by the
expansion; however, allowing traffic to circulate to the rear of a
business is consistent with general redevelopment recommendations
relating to commercial expansion to a full block depth and rear parking.
Realistically, the unique impacts, including the potentially unsafe
condition occurring when the stacking lane overflows onto Boynton Beach
Boulevard, is the basis on which the rezoning is requested, and would be
mitigated.
As for noises generated by work crews and cleaning equipment, these
characteristics would not change if the subject property is only used
for parking and circulation. Furthermore, it should be noted that if
the subject lot remains in residential use, this single family home will
remain in close proximity to the primary and secondary noises generated
Memo No. 95-069
-5-
March 10, 1995
by the car wash business. In contrast, if the request is approved, the
nearest home will be separated from the primary and secondary noises of
the business by the proposed parking and circulation area. This
scenario, which is cons istent with the general redevelopment
recommendation regarding full block expansions, is necessary to prevent
direct commercial impacts with proper a distance between active portions
of street-front business and adjacent neighborhoods, and to address the
potential long-term impacts regarding property values and residential
conversions. To summarize, the rezoning would allow mitigation of
problems resulting from parking and excessive stacking conditions, and
increase the distance between the active (and noisy) portion of the car
wash business and the adjacent single family home.
In contrast, the Community Redevelopment Plan also advises that car
washes are unsuitable businesses for this area. Redevelopment plans
wi th the goal of creating a streetscape foclls on commercial uses
characteritatic of a tradition8.1 "main street" which include aesthetic
storefronts, and businesses accommodating to the pedestrian. However,
although the car wash business would not be a typical use considered
ideal for a downtown setting, this business has certain characteristics
which potentially warrant recognition from a downtown perspective,
particularly given its location on a state arterial roadway (Boynton
Beach Boulevard) which could potentially thwart creation of an ideal
pedestrian element.
with respect to desirable and necessary qualities for a downtown
business, the Main street Car Wash can be viewed as a vibrant business,
which provides both activity and safety, and one which attracts people
into the downtown area (please see comments from Downtown Coordinator in
Attachment "0"). The original car wash was developed in 1977, and
purchased and operated by the current owners in 1985. As for
compatibility with residential areas, the car wash closes after 5:30
p.m. (closed on Sundays), and should be recognized for their appearance
which includes flower boxes in the windows and well maintained property.
In comparison with small professional uses, using the nearby eye doctor
as an example, the patronage of the two uses do not compare (this
statement is based on observation, as the collection of data documenting
this would be too time consuming).
With respect to Boynton Beach Boulevard, this 5-lane state arterial
roadway will always be the primary corridor to downtown and the beach.
Particularly with the eventual redevelopment of the Central Business
District, traffic volumes will continue to increase. As a consequence
of the visibility attained by businesses on this road, there will always
be a high demand for businesses such as the Main Street Car Wash.
Whereas Ocean Avenue contains the characteristics necessary for a
smaller-scale redevelopment plan that emphasizes pedestrian access, a
successful strategy for Boynton Beach Boulevard will include a mixture
of pedestrian and automobile amenities.
RECOMMENDATION
The Planning and Zoning Department recommends that the application
submitted by Jim Zengage be approved, based on the following:
1. The proposed land use amendment and rezoning is consistent with the
Comprehensive Plan as described by the following:
a. the requests and proposed use ultimately minimizes nuisances,
hazards, and other adverse impacts to residential
environments;
b. the requests are consistent with the established land use
pattern and represent only a minor boundary adjustment;
c. the requests and proposed use are based on a geographic need
specific to the subject area; and
d. the requests and proposed use are partially consistent with
the general recommendations contained in the Community
Redevelopment Plan;
Memo No. 95-069
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March 10, 1995
2. There exists adequate facility capacity to serve demands generated
through the requests and proposed use;
3. Conversion of the subject lot to commercial use is logical given
the proximity of the existing single family home to the active
portion of the car wash operation; and
4. Conditions on approving this request should include the following:
a. the subject property shall only used for circulation
(stacking) I parking and passive acti vi ties assoc iated with
this business such as drying and waxing which do not tend to
generate noise at a level to exceed that created by
circulating and parking of cars; and
b. consistent with recommendations wi thin the Communi ty
Redevelopment Plan for commercial properties which provide for
parking areas through rear expansion, if the subject property
is used in conjunction with car wash business, no signage will
be clearly visible or in direct sight of residential areas,
and lighting (illumination) levels on the subject property
will not exceed normal residential street level.
Attachments
KISCX,CWASH,RI!P
ATTACHMENT "A"
LOCATION MAP
LOCAT\ON "/lAP
MA\N STREET CAR WASH
;~8 ~L
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· I";::: S[
i--- RU
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~~8\I
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ATTACHMENT "B"
COMPREHENSIVE PLAN POLICIES AND
SUPPORT DOCUMENT TEXT
ATTACHMENT "c"
EXCERPT FROM
COMMUNITY REDEVELOPMENT PLAN
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additional lodging facilities, however, areas east of 1-95 are less suited for this type of
development because of the proximity of existing residential land use.
Retail development east of Seacrest Boulevard can occur under current C-3 zoning,
although C-3 zonin~ is more permissi ve than necessary ,for _!~i~Joc~tJ~n. Car washes and .
lumber yards are among the uses permitted in C-3 zone which are unsuitable in this
section of the corridor. Development up to four stories in height (45 feet) is permitted Ii'>
in C-3 districts, but the scale of new development envisioned in this section of the
corridor would be primarily one. and two-story structures for_retail_and service businesses, ~
-- -~-~--~_. -_._'''._''-~-'--' --- - - --~_.. - -.-'-'-
~QrlinL.lhC-J1ecdLQf the Jo~.aLcomD:1J~.JlilL In this regard, an approximate eight (8)-
acre parcel at the northeast corner of Boynton Beach and Seacrest Boulevards (bounded
by N.E. 1st Street and N.W. 4th Avenue) should be assembled for development of a
neighborhood shopping center. This center would be anchored by grocery and drug stores,
taking the place of the outmoded Boynton Beach Plaza on US I, the site of which is
suitable for a higher and better use in the future (see below).
The Seacrest Boulevard int~rsection is an ideal neighborho~.~__~ho.p~!~~ c.~_nter.
locatism.. Traffic volumes on both streets are favorable and public transportation is
available along Seacrest Boulevard. Moreover, the city's police station is across the street,
increasing a feeling of safety and security for shoppers. The neighborhood shipping
center could be designed in line with the guidelines presented in the Boynton Beach
Urban Design Study. City and community leaders should not be reluctant to insist on a
well executed design concept for the center so that it complements the City Hall
investment and general aesthetic goals for the corridor.
Implementation of this shopping center proposal will require that the N.E. 3rd
A venue be extended only to N.E. 1st Street instead of to Seacrest Boulevard as
recommended in the city's Urban Design Study for the area. This extension of N.E. 3rd
Avenue also restricts industrial traffic into the residential areas. The cost of this
extension would be an item for discussion with the developer of the retail site.
The analysis of the additional traffic generated as a result of the developments
recommended in this plan is beyond the scope of this study. However, several points
V-19
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concerning traffic can be made. The change of use from a mix of office/retail to
predominantly office along the boulevard west of Seacrest should reduce the number of
additional future trips. The development of a new retail center at Seacrest should have
a relatively limited effect on overall traffic levels. Shopping oriented trips are already
occurring in the area, destined for existing centers. A redistribution of existing shopper
traffic patterns will, therefore, result from the new center, not necessarily a net traffic
increase. A traffic analysis of this development should be conducted and could be
required as a part of the rezoning request.
If and as future opportunities arise for a major office or mixed-use project on the
Boulevard, the northwest Quadrant of the Seacrest Boulevard intersection is the preferred
location, as envisioned in the Boynton Beach Boulevard Urban Design Study. It is
understood that the church on the corner can be considered for removal if and when its
congregation relocates to a new facility, as has been speculated. Present C-2 zoning and
recommended C-I zoning in this section of the corridor limits development to two stories
(25 feet) in height.
DeDth and Heil!ht of Commercial DeveloDment
Commercial development in the corridor should be permitted to develop to a full
block depth over time through a systematic rezoning process. Because of the mixed
character of land uses east of Seacrest Boulevard, this will be less of a problem than in
the section west of Seacrest Boulevard. However, for the present, the City should
continue commercial zoning to a depth of one half block along those sections of Boynton
Beach Boulevard having sound residential development along the nearest parallel street,
particularly on the south side of the boulevard between 1-95 and Sea crest Boulevard. The
long-range objective with this and other sections of the boulevard should be to allow full
block depth development through rezoning as demand occurs based on the following
cri teria:
o
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The development proposed will require a minimum of one (1) acre site.
The site plan will make adequate provision for buffering the proposed use
along east-west residential streets at a minimum, such buffering to include
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prohibition of access/egress driveways and installation of suitable screening
material, such as solid wall and/or dense landscaping.
-to No signage will be visible from residential areas and exterior lighting will
not increase illumination levels above normal residential street levels.
The City should refine and expand on these performance criteria in their development
regulations in order to be able to take advantage of special future redevelopment
opportunities for which no evidence of demand currently exists but which may come
along in the future, such as small office buildings and mixed retail/office projects.
Office development would be emphasized in the western section rather than retail. There
are numerous examples of office and residential uses co-existing side-by-side, provided
that an adequate buffer is maintained.
Commercial zones east of Seacrest Boulevard have a maximum four story heig~t
limitation (45 feet). This is not considered restrictive to potentials in the redevelopment
area, but may inhibit future opportunities in the downtown area, particularly near the
Intracoastal Waterway. The city should adopt a flexible attitude toward building height
and bulk east of 1-95 and allow exceptions to current regulations based on parcel size,
setbacks and proximity to other land uses.
Relationshlo to Downtown Develooment
The designated Boynton Beach downtown area extends roughly four blocks north
and south of Boynton Beach Boulevard, east of the FEC Railroad to the Intracoastal
Waterway. A key to its redevelopment is the relocation and improvement of the waterway
bridge from its existing Ocean Avenue location to Boynton Beach Boulevard, which
presently dead ends just west of US 1. This new bridge alignment would increase the
importance of Boynton Beach Boulevard as a direct route to/from 1-95 and the Florida
Turnpike; and the beach communities. While business on Ocean Avenue may be impacted
initially, the entire CBO would benefit in the long run from this improvement. The City
of Ocean Ridge has opposed the relocation, but courts have upheld the right of Florida
DOT to make the change pending further administrative hearing requirements.
V-21
ATTACHMENT "D"
COMMENTS FROM
DOWNTOWN COORDINATOR
MEMO
To: Mike Rumpf
Date: 3/9/95
From:
Ann Ford
tf}
Re:
Car Wash
Following our conversation this morning, these are my comments relative to the
Boynton Beach Blvd. car wash expansion proposal.
1. My first impression was negative. A car wash is not normally desired on a
major entry corridor to the downtown waterfront.
2. My second thought, however, was to support this expansion. The car wash
draws a large number of people to the downtown area. It is always neat and
clean and attractive.
3. The people it draws to the area would interact well with the projects planned
to occur at the end of Boynton Beach Blvd. this year. We currently have few
establishments which draw people to the downtown and the expansion will fit in with
the optimum mix models projected with these future uses. It will increase area customer:
4. The owners (Zengage brothers) own several homes in the residential neighborhood
behind the car wash. They have renovated these homes and maintain an attractive
appearance. Their goal is to upgrade the neighborhood.
5. The owners are very interested in downtown redevelopment and contact this
office frequently. They believe in the viability of Boynton's downtown and seek
to contribute to it. They are currently searching for other businesses in which
to invest in the area.
6. Currently, there frequently is a line of cars waiting at the car wash. The
expansion would allow "storage" of the waiting cars in the rear of the property,
thus making Boynton Beach Blvd. more attractive. The rear of the property
can be appropriately landscaped and buffered. The additional area for waiting
cars would actually improve the appearance from the front and side streets because
it would not be crowded with cars.
7. The draft redevelopment plan from the charrette, which the Commission supports,
would permit this expansion because of the increased downtown activity it would
create, and because the expansion could be attractively landscaped to enhance the
neighborhood.
":M; dt; :;j::,.:' .1.\.~:.1:L"
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-069
TO: chairman and Members
Planning and Development Board
~ ~
THRU: Tambri J. HeYden,~~' 0",'
Planning and Zoning Directo~
FROM: Michael W. Rumpf
Senior Planner
DATE: March 10, 1995
SUBJECT: Main street Car Wash Rezoning (LUAR 95-001)
Request for Land Use Amendment/Rezoning
INTRODUCTION
Jim Zengage, agent for Forward Progress Inc., owner/operator of the Main
street Car Wash, proposes to change the landuse and zoning on a 0.23
acre parcel located on the east side of N.E. 1st Street, immediately
north of the Main Street Car Wash business (see attached location map).
The current land use and zoning on this parcel is Medium Density
Residential and R-2 Single & Duplex Dwelling District, respectively.
The applicant requests the subject property be reclassified to Local
Retail Commercial, and rezoned to C-3, Community Commercial for
expansion of the Main Street Car Wash operation to alleviate increased
stacking and parking needs during peak hour utilization of the car wash.
ADJACENT LAND USES AND ZONING
The land uses and zoning in the surrounding area varies and are
presented in the table that follows:
Direction
Zoning
Land Use
North
R-2
single family home
Northeast, East, Southeast
N/A
NE 2nd Street
Farther northeast
R-2
duplex dwelling unit
Farther east
R-2
vacant lot
Farther southeast
C-3
restaurant
South
C-3
Main Street Car Wash
Farther South
C-3
office (Palm Beach Eye)
Southwest, West, Northwest
N/A
NE 1st Street
Farther southwest
C-3
restaurant
Farther west
R-2
single family home
ISSUES/DISCUSSION
Pursuant to Section 9.C.7 of the zoning code, the Planning and zoning
Department shall evaluate land use amendment/rezoning applications with
respect to the following criteria:
a) CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN POLICIES
The Boynton Beach Comprehensive Plan addresses land use plan amendments
and specifically, the conversion of land to commercial use. The
following Comprehensive Plan objectives, policies, and support document
text, which are included in their entirety in the attachments (see
Attachment "B"), apply to the subject requests and are analyzed below:
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TO: Planning and Development Board
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March 9, 1995
Obiective 1.17 - "Minimize nuisances, hazards, and other adverse
impacts...to residential environments by preventing or minimizing
hazards."; and
Policy 1.17.1 - "Discourage additional commercial. ..uses beyond
those...shown on the Future Land Use Map, except where access is
greatest and impacts on residential land uses are least.".
Future Land Use Support Document, pacre 40 - "Commercial development
particularly should not be located where it would adversely affect
residentially-zoned property,..."
The above references from the comprehensive plan refer to minimizing and
discouraging impacts of commercial uses on adjacent residential areas.
The subj ect request represents expansion of a commercial use (the
existing Main street Car Wash) northward to occupy a lot currently
occupied by a single family home. The car wash operates until 5:30
p. m., Monday through Saturday. By their nature, commercial uses,
particularly car washes, generate noise and traffic experienced both on
and off the premises. The primary noise from the car wash is emitted
from the wash tunnel and is projected southward, away from the adjacent
neighborhood. Noise is also generated around the car wash building by
both cars and work crews. While the proposed use would not increase the
primary noise, utilization of the subject lot as proposed would move the
car and work crew noises closer to single family homes and would impact
two additional single family homes that are not impacted by the current
boundary limits of the car wash. These two additional single family
homes would also be visually impacted by the adjacency of the proposed
expansion.
Impacts from traffic are generated from circulation, parking and
stacking activity. With respect to stacking, as previously mentioned,
one reason for this request is to utilize the subject lot for customers
waiting for service, thereby reducing the potential for this traffic to
stack within the turn lane on N.E. 1st Street; there is a turn lane
which runs the entire west property boundary of the car wash, which
exclusively serves the existing car wash business. Lastly, parking
impacts are felt both on and off the premises due to the lack of space,
resulting from increased business, existing on site. Therefore, while
some negative impacts (noise and viewing of commercial activity) of this
use would be expanded closer to single family homes located to the west
and north, other negative impacts (congestion caused by parking and
stacking) could be mitigated through the use of this adj acent lot.
However, potential consequences of the negative effects on the impacted
residential properties could affect property values, and encourage
further conversion of residential properties in the immediate area to
commercial use I especially in light of the fact that there are two
vacant lots in this area.
Policy 1.19.6 -" . . . do not allow commercial acreage which is
greater than the demand which has been projected, unless it can be
demonstrated that a particular property is unsuitable for other
uses, or a geographic need exists that cannot be fulfilled by
existing commercially-zoned property,... and the commercial use
would comply with all other applicable Comprehensive Plan
policies."; and
Future Land Use Support Document. pacre 40 - ".. .the City should not
change the land use to commercial categories, beyond that which is
shown on the proposed Future Land Use Plan, except for minor
boundaryadiustments..."
with regard to related Policy 1.19.6 and this recommendation from the
Future Land Use Support Document, the proposed use represents only a
small commercial zoning district boundary adjustment and therefore,
insignificantly impacts the analysis of commercial demand contained
within the comprehensive plan. However, the fact that the single family
home on the subject property is currently being used indicates that the
property is suitable for residential use. In addition, based on the
increased patronage of the car wash business, which draws heavily on the
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TO: Planning and Development Board
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March 9, 1995
population within the western part of the city and area west of the city
and the fact that the car wash offers services not provided by other car
washes within the city and is the only car wash of its kind within the
area, the car wash responds to a thriving, market demand. Since car
washes are allowed in the C-3 and C-4 zoning districts, this need could
be fulfilled by existing, commercially-zoned property. Possible
geographic benefits of the current location will be discussed later in
this report.
Policy 1.9.5 - "Implement the Community Redevelopment Plan for the
area bounded by the FEC tracks, the Boynton Canal, Interstate 95,
and Ocean Avenue".
That portion of the Community Redevelopment Plan (for the expanded/
residential area) applicable to this request includes general
recommendations pertaining to zoning, car washes, and the appropriate
uses for this area. On page V-19 (see Attachment "C") of this document
are the following three (3) statements applicable to properties along
Boynton Beach Boulevard, east of Seacrest Boulevard: 1) the C-3 zoning
district is more permissive than necessary for this location; 2) car
washes and lumber yards are permitted uses within the C-3 zoning
district, but are deemed unsuitable for this segment of Boynton Beach
Boulevard; and 3) it is recommended that new development envisioned for
this area would be primarily one- and two-story structures for retail
and service businesses supporting the needs of the local community. If
considered separately, two of these recommendations are too general to
apply to this analysis; however, when combined with the statement
regarding car washes, it could be concluded that new uses recommended by
the Community Redevelopment Plan for this area include only selected
retail and service uses permitted in the C-3 zoning district, excluding
car washes (and lumber yards).
The Community Redevelopment Plan also recommends, in general, that
commercial properties along Boynton Beach Boulevard be allowed to expand
to one full block in depth to provide space for significant
redevelopment opportunities, facilitate rear parking, and provide for
the location of storefronts in close proximity to the sidewalk.
Although the proposed request would expand the car wash business to
nearly a full block depth, and promote rear parking, this recommendation
was not directly intended for such an example as the car wash does not
contain those characteristics typically preferred in a pedestrian-
oriented streetscape setting (i.e. storefront, retail merchandise,
pedestrian service, etc.), and nor does it meet the minimum size
requirement of one acre.
b) CONSISTENCY OF REZONING WITH ESTABLISHED LAND USE PATTERN
There is only one commercial land use classification within this
immediate area; however, there is little similarity or pattern with
respect to existing uses. Commercial uses within the immediate two
blocks around the car wash property consist of restaurants, offices, and
automotive repair and washing businesses. However, a general land use
pattern in this area is established by the Local Retail Commercial and
Medium Density Residential classifications which share a common border
located approximately one-half block deep away from Boynton Beach
Boulevard. This border is fairly regular with the exception of the
northward protrusion from the existing property occupied by the car
wash. The proposed request would extend this boundary further into the
residential area by including one lot currently occupied by a single
single family home. The northward extension of this commercial boundary
would nearly extend the equivalent to one full block in depth, or an
additional 75 northward into the adjacent neighborhood.
c) DESIRABILITY OF REZONING DUE TO CHANGED OR CHANGING CONDITIONS
Wi th the exception of spatial needs of the car wash business, no
specific changes wi thin the immediate area of the subj ect site have
occurred which make the request desirable or undesirable. However,
since adoption of the Comprehensive Plan and Community Redevelopment
Plan for the expanded area, the city has been applying redevelopment
3
TO: Planning and Development Board
-4-
March 9, 1995
strategies to the Boynton Beach Boulevard corridor. These plans include
recommendations related to uses, site design and expansion, and major
focuses. With respect to the characteristics and performances of car
washed, the redevelopment strategies, tend to exclude such uses in the
subject area. In sum, the changing conditions which may be referenced
include an emphasis on improving, through specific redevelopment
strategies, the appearance and economic viability of the Boynton Beach
Boulevard corridor.
d) COMPATIBILITY OF REZONING WITH PUBLIC FACILITIES
To date, staff has not received other agencies' evaluations pertaining
to impact on facilities; however, given the small size of the subject
property and proposed use, impacts of the proposed rezoning and
amendment on facilities including roads, utilities, and drainage
resources would likely be insignificant. Furthermore, the proposed use
would improve certain occasional traffic problems caused during peak
operation of the car wash.
e) COMPATIBILITY OF REZONING WITH NEARBY PROPERTIES AND IMPACT ON
VALUES
See analysis above under CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN
POLICIES.
f) PHYSICAL AND ECONOMICAL DEVELOPABILITY OF SUBJECT PROPERTY
The fact that there is a single family home on the subject property that
is currently used for such purposes, suggests that the property is
physically and economically developable under the existing zoning.
There are no unique physical characteristics which would limit further
development or redevelopment of this site.
g) RELATIONSHIP BETWEEN SCALE OF PROPOSED REZONING AND NEEDS OF
NEIGHBORHOOD AND CITY
The applicant is requesting that if rezoned, the subject property be
limited to the expansion of parking and traffic circulation for the
adjacent car wash business to the south. Furthermore, the subject
property is only 0.23 acres; very small scale in relation to the
neighborhood and the city as a whole. Also, in a downtown setting, it
is typical for commercial uses to be in close proximity to residential
uses. However, based on both site specific and general recommendations
in the Community Redevelopment Plan, the car wash business is
potentially "unsuitable" for this area. This conclusion is in
accordance with a redevelopment perspective which is based on specific
design criteria, business function and purpose, and overall contribution
of specific uses within a comprehensive redevelopment strategy.
h) AVAILABILITY OF ALTERNATIVE SITES ADEQUATE FOR PROPOSED USE
As previously mentioned, there are other sites existing within the C-3
zoning district, or more intense commercial zoning districts which,
would accommodate the spatial, and possibly location needs of this
business.
OTHER RELATED ISSUES
Redevelopment plans with the goal of creating a streetscape, focus on
commercial uses characteristic of a traditional "main street" which
include aesthetic storefronts, and businesses accommodating to the
pedestrian. However, although the car wash business would not be a
typical use considered ideal for a downtown setting, this business has
certain economic characteristics which potentially warrant recognition
from a downtown perspective, particularly given its location on a state
arterial roadway (Boynton Beach Boulevard) which could potentially
thwart creation of an ideal pedestrian setting.
For an economic viewpoint, the city's downtown development coordinator,
Ann Ford, was contacted with respect to her input regarding the
'I
TO: Planning and Development Board
-5-
March 9, 1995
desirable and necessary qualities for a downtown business. Ms. Ford
indicated that the Main street Car Wash can be viewed as a thriving
business, which attracts many people into the downtown area; people that
would be attracted to the types of uses planned for downtown. Ms. Ford
added that in comparison, the patronage of this use and small
professional uses do not compare and that while waiting to have their
car cleaned and polished, car wash customers would be able to patronize
the businesses in the downtown. Lastly, Ms. Ford stated that the car
wash could benefit from tree plantings along its street frontage.
With respect to Boynton Beach Boulevard, this five-lane state arterial
roadway will always be the primary corridor to downtown and the beach,
unless the city devises a downtown sign program that would redirect
traffic down Ocean Avenue, which has been suggested as part of the
recent downtown charrettes, discussed below. Particularly with the
eventual redevelopment of the Central Business District, traffic volumes
will continue to increase. As a consequence of the visibility attained
by businesses on this road, there will always be a high demand for
automobile-oriented businesses such as a car wash. Whereas Ocean Avenue
contains the characteristics necessary for a smaller-scale redevelopment
plan that emphasizes pedestrian access, a successful strategy for
Boynton Beach Boulevard might include a mixture of pedestrian and
automobile-oriented uses and amenities.
Over the past ten years, a great deal of attention has been given to the
major gateways to the City and to the old downtown/historic areas by
limi ting certain uses, designing streetscapes with landscaping and
street furniture, landscaping medians, encouraging rear parking and land
assemblage and developing architectural guidelines. It has been during
this time that the Central Business Distrist and its guidelines, the
Community Redevelopment plan and revised Community Redevelopment plan,
the Boynton Beach Boulevard Urban Design Guidelines, the Community
Design Plan, the median landscaping of Federal Highway and Boynton Beach
Boulevard, efforts towards preservation of the Boynton Beach historic
schools, the development of the Ocean Avenue model block scheme and the
more recent downtown charrettes have evolved - all with the same general
purpose in mind - to improve the appearance and economic viability of
the major corridors and "heart" of the city.
The 1994 downtown charrettes yielded a draft downtown plan prepared by
the Treasure Coast Regional Planning Council. This draft plan, intended
to codify the results of the charrettes, has been reviewed by the
Commission at a January 1995 code revision workshop. During workshop
discussions, issues were raised regarding the lack of clarification and
refinement of various design components and the lack of definitive plan
boundaries. Among staff's comments, was a recommendation to include
within the plan boundaries, the property along Boynton Beach Boulevard,
east of I-95. Although the plan did not contain specific language as to
the development of this area, staff viewed this area as important due to
its traffic connection to the downtown. Another important
recommendation was the need to revise the Community Redevelopment Plan
so that the two plans would be consistent. A second draft which
addresses the comments from the January workshop is in progress.
RECOMMENDATION
Until the Commission adopts the downtown plan recently drafted by the
Treasure Coast Regional planning Council, including related revisions to
the Community Redevelopment Plan to lend specific direction, the
planning and zoning Department cannot support this request as submitted
by Jim Zengage, based on the following:
a. the requests and proposed use would further adversely impact
the surrounding, residential area, due to noise and visual
effects from the commercial activity of the car wash, to a
greater extent than currently exists;
b. potential, long-term effects of the proposed use on
surrounding property values and the possible domino effect of
the conversion of residential property to commercial use;
c
TO: Planning and Development Board
-6-
March 9, 1995
c. the property is developable under the existing zoning;
d. there are other commercially-zoned properties within the city
that permit car washes; and
e.
the requests and proposed
general recommendations
Redevelopment Plan.
use are inconsistent
contained in the
wi th the
Community
If the Commission determines that the draft, downtown plan is refined
enough to conclude that the proposed request is consistent with the
long-term redevelopment goals for Boynton Beach Boulevard and the
downtown, it is recommended that, at minimum, conditions of approval of
this request include the following:
a. limitation of the use of the subject property for buffering,
traffic stacking lanes and parking and recorded as a
restrictive covenant, that runs with the land. (Without this
condi tion, the property could be used for any use allowed
within the C-3 zoning district, as well as a building
expansion to the existing car wash structure. Also, without
a restrictive covenant, there is a great potential for the use
limitation to be overlooked and forgotten in the future.)
b. consistent with recommendations within the Community
Redevelopment Plan for commercial properties which provide for
parking areas through rear expansion, no signage shall be
clearly visible or in direct sight of residential areas, and
lighting (illumination) levels on the subject property shall
not exceed normal residential street level.
Lastly, depending on how long before the Commission adopts the Treasure
Coast Regional Planning Council downtown plan and associated revisions
to the Community Redevelopment Plan, the Commission may wish to consider
placing a moratorium on development within the eastern section of the
Boynton Beach Boulevard corridor until these plans are adopted and there
is a clear direction regarding desired development criteria for this
area.
Attachments
xc: Central File
MISCX, CWASH, 11IlP
,
ATTACHMENT "Au
LOCATION MAP
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ATTACHMENT "B"
COMPREHENSIVE PLAN POLICIES AND
SUPPORT DOCUMENT TEXT
,
Policy 1.16.3
Policy 1.16.4
~Objective 1.17
~policy 1.17.1
Policy 1.17.2
Policy 1.17.3
the Future Land Use Plan, if all other
comprehensive Plan policies and development
regulations are complied with, and the proposed
PUD is compatible with surrounding land uses.
Subsequent to plan adoption, modify the land
development regulations to provide that the
maximum floor/area ratio in non-residential land
use categories shall be limited by the maximum
lot coverage, the maximum height, and the
parking, landscaping, and stormwater retention
requirements contained in the city's Code of
Ordinances. However, in no case shall the lot
coverage exceed 50% in commercial, recreational,
and publie usaqe zoning districts, other than the
CBD zoning district, which shall not exceed ,85%
and 60% in zoning districts which are included in
the Industrial land use category.
Subsequent to Plan adoption, modify the land
development regulations to enforce and implement
the policies which regulate the use and
intensity, and other characteristics for the
development of specific areas, as set forth in
the Land Use Problems and opportunities section
of the support documents for this element. Those
recommendations contained in the Land Use
Problems and opportunities section shall apply,
regardless of the status of the city's
development regulations, and are hereby
incorporated by reference into the Goals,
Objectives, and Policies of this Plan.
Minimize nuisances, hazards, and other adverse
impact~ to the general public, to property
values,: and to residential environments by
preventing or minimizing land use conflicts.
Discourage additional commercial and industrial
uses beyond those which are currently shown on
the Future Land Use Map, except where access is
greatest and impacts on residential land uses are
least.
Adopt separate height and use districts in the
zoning regulations, in order to minimize land use
conflicts due to building heights.
Subsequent to Plan adoption, modify the land
development regulations to implement and enforce
the specific area policies contained in the Land
Use problems and opportunities section of the
support documents of this element, as they
concern land use conflicts. Those
29
~
~poliCY 1.19.6
policy 1.19.7
Policy 1.19.8
Policy 1.19.9
Policy 1.19.10
Objective 1.20
demand for commercial acreage which has been
projected in the Future Land Use Element.
subsequent to Plan adoption, do not allow
commercial acreage which is greater than the
demand which has been projected, unless it can be
demonstrated that a particular property is
unsuitable for other uses, or a geographic need
exists which cannot be fulfilled by eXisting
commercially-zoned property, or no other suitable
property for a commercial use exists for which a
need can be demonstrated, and the commercial use
would comply with all other applicable
comprehensive plan policies.
In areas where the demand for commercial uses
will not increase, particularly in the Coastal
Area, subsequent to Plan adoption change the land
use and zoning to permit only residential or
other non-commercial uses.
Subsequent to Plan adoption, modify the land
development regulations to keep existing public
schools which are in operation in the Public and
Private Governmental/ Institutional land use
category, and place future public schools in a
reasonable land use category which is agreed upon
by the City of Boynton Beach and the Palm Beach
County School. Board administration.
Subsequent to Plan adoption, modify the land
development regulations to place sites of 3 or
more acres which are occupied or are planned to
be occupied by government uses, utilities,
hospital~, places of worship, and private
schools,' in the Public and Private
Governmental/Institutional land use category,
except where such uses are located in the CBn
zoning district or in planned zoning districts.
subsequent to Plan adoption, modify the land
development regulations to place sites of 2 or
more acres which are occupied or planned to be
occupied by public parks and recreation
facilities, and private parks and recreation
facilities for residential projects, in the
Recreation land use category, except where such
uses are located in the caD zoning district or in
planned zoning districts.
By June 1, 1990, or when mandated by state
statute, regulate subdivision of land by
continuing to require that the creation of more
32
"
Policy 1.9.4
Subseq~ent to ?lan adoptlon, modify the land
development r~gulations to require construction
and development proJects in the central Business
~istrict tc ~ssentl3lly conform to the community
Redevelopment Plan, the development regulations,
and 1esi~~ gUldelines for this district.
.policy 1.9.5
Implement the Community Redevelopment Plan for
the area bounded by the FEC tracks, the Boynton
Canal, Interstate 95, and Ocean Avenue.
Policy 1.9.6
Subsequent to plan adoption, require construction
and development projects to generally conform to
the Community Redevelopment Plan for the area
bounded by the FEC tracks, the Boynton Canal, 'I'
!nterstate 95, and Ocean Avenue, and any
development regulations or design guidelines
adopted pursuant to this plan.
Policy 1.9.7 Subsequent to Plan adoption, modify the land
development regulations to require construction
and development projects to generally conform to
the Boynton Beach Boulevard Urban Design Plan,
except where the Urban Design Plan has been
superseded by the adopted Community Redevelopment
Plan.
Policy 1.9.8 Subsequent to Plan adoption, modify the land
development regulations to require construction
and development plans to generally conform to the
adopted design guidelines for East Ocean Avenue.
Objective 1.10 By the Year 2000, eliminate nonconforming
commercial and industrial uses which are located
in resLdential zoning districts, and all uses
which dreate a Significant risk of fire,
explosion, toxic, or other hazard to existing or
future dwellings located in residential land use
categories.
Policy l.10.1 Subsequent to Plan adoption, require, in the
zoning regulations, that all nonconforming
commercial and industrial uses which are located
in residential zoning districts be discontinued
within 10 years of the adoption of this plan.
Policy 1.10.2 Reserved.
Policy 1.10.3 subsequent to plan adoption, require, in the
zoning regulations, that all bulk storaqe or sale
of liquified petroleum gas which consti~utes a
principal use and which is located within 1 200
,
feet of property within residential zoning
12
~
surplus commercial land which has been projected would be reduced to a
surplus of only t 1Q acres by the Year 2010.
From the analysis above, it appears that the supply of commercial land it.
the Boynton Beach Market Area will match the demand for this type of land
use. The supply for commercial land compared to the demand ranges from a
surplus ranging from ~ ~ acres to i6~ ~ acres. In terms of percentage
of the total demand for commercial land, at build-out, these acreages
represent to a surplus of e~ ~ to ie' 23.9%. Although the ee\ 23.9%
figure would be considered excessive, it is likely that future increases
in real per capita income will eliminate virtually all of this surplus.
Location of Commercial Land:
The existing pattern of commercial development was discussed under sectioi.
II of this element. To summarize that section, and also, section I of the
Coastal Management Element, the demand for commercial land is still
somewhat excessive along u.s. Highway 1, as evidenced by the amount of
vacant commercial property, the low quality of many of the current uses,
and the low rental rates. Therefore, the Coastal Management Element
includes a number of land use recommendations which would reduce the
amount of commercially-zoned land. The City's general policy with regard
to commercial development east of Interstate 95 should be to concentrate
office, retail, and hotel development in the central business district and
~alOng Boynton Beach Boulevard. Commercial development particularly should
not be located where it would adversely affect residentially-zoned
property, or where it would create spot zones or strip development.
Commercial land uses west of Interstate 95 are dominated by the regional
mall, and its satellite stores and offices. Neighborhood shopping centers
and office buildings are located in the vicinity of most major
~intersections. The City should continue its policy of encouraging
~~ommercial uses to be located at intersections, and discouraging strip
commercial development, due to the aesthetic and traffic safety problems
that strip development creates. Furthermore, allowing additional
co~~erclal land use in the vicinity of the Boynton Beach Mall would be
likely to cause traffic levels on roads in the vicinity to fall below
established levels of service. Commercial development beyond that which
is shown on the proposed land use plan should be permitted only if the
40
I~
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 95-097
TO: Jim Cherof, city Attorney
FROM: Michael Rumpf, Senior Planner ,rr1{2
DATE: March 13, 1995
SUBJECT: Main Street Car Wash -
Draft Ordinances for Land Use Amendment and Rezoning
Attached please find for your review draft ordinances for the
above-referenced project. Since this request qualifies as a small-
scale amendment, corresponding ordinances will be adopted prior to
state (DCA) review.
Public hearings for these applications are scheduled for March 14,
1995 (Planning and Dev. Board), March 21, 1995 (Public Hearing and
First Reading), and April 4, 1995 (Second Reading).
I am also providing you with the computer files on diskette in
order to assist you with revisions and/or the finalizing of them.
Let me know if I can be of further assistance.
cc: Joyce Costello,
Administrative Assistant
MISCX:CWORDS.JIM
7.A.l
MAIN STREET CAR WASH
LAND USE ELEMENT AMENDMENT/REZONING
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 95-106
Agenda Memoranmum for
March 21, 1995 City Commission Meeting
FROM:
Carrie Parker
City Manager TM:.
Tambr i J. Heyden ""
Planning and Zonin Director
TO:
SUBJECT:
March 16, 1995
Mainstreet Car Wash - LUAR 95-001
Land Use Element Amendment/Rezoning
DATE:
Please place the above-referenced item on the March 21, 1995 City
Commission agenda under Public Hearings. Although the applicant
requested postponement of this request at the Planning and
Development Board Meeting on March 15, 1995, the item must appear
on the agenda as a continued item since a public hearing has
already been advertised for the March 2lst City Commission Meeting.
TJH/pb
c:ccmtg321.car
,
.....' t'
~
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-153
Agenda Memorandum for
April 18, 1995 city Commission Meeting
TO: Carrie Parker, City Manager
FROM: Tambri Heyden, Planning and Zoning Director ~~
DATE: April 13, 1995
SUBJECT: Main street Car Wash Rezoning (LUAR 95-001)
Application for Land Use Amendment/Rezoning
Please place the above-referenced items on the April 18, 1995 City
Commission meeting agenda under Public Hearing.
DESCRIPTION: Jim Zengage, agent for Forward Progress Inc., owner/
operator of the Main street Car Wash, requests that this 0.23-acre lot
located on the east side of SE 1st Street, immediately north of the
Main Street Car Wash be reclassified from Medium Density Residential
to Local Retail Commercial, and rezoned from R-2 (Single and Duplex
Dwelling District) to C-3 (Community Commercial). The purpose of the
requests are to prepare the subject property for expansion of the
existing car wash operation for parking and stacking purposes.
RECOMMENDATION: The Planning and Zoning Board, by a 4 to 3 vote,
recommends that these applications be denied. This recommendation was
based on the lack of City Commission approval of a revised Community
Redevelopment Plan or approval of the next draft of the Treasure Coast
Regional Planning Council downtown revitalization plan, concern
regarding the domino effect in the area initiated by this rezoning
from residential to commercial, and reservations regarding the premise
that a use is appropriate for the downtown or entrance to the downtown
if it attracts people.
It should be noted that if the City Commission approves the subject
request, staff recommends that any conditions placed on the approval
which limits use of the subject property (such as buffering, parking,
circulation, stacking, no signage visible or in direct sight of
residential areas, and lighting levels on the subject property not to
exceed normal residential street level) be set forth in a restricted
covenant.
Lastly, since this proposed amendment to the Future Land Use Plan
consists of property less than 10 acres, it is eligible for the
state's shortened review process which begins with the adoption of
ordinances prior to review by the Florida Department of Community
Affairs (DCA). The review period for determination of compliance by
DCA will take approximately 90 days, and the plan amendment ordinance
will take effect 21 days following compliance determination.
TJH:mr
Attachment
MISCZ:CWASH.AGK
;' -}
/ ,
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-162
Agenda Memorandum for
April 18, 1995 city Commission Meeting
TO:
Carrie Parker
city Manager
FROM:
-;:: ) }
Tambri J. Heyden !':!f'r1-
Planning and Zoning Director
DATE:
April 13, 1995
SUBJECT:
Main street Car Wash (LUAR #95-001)
Ordinances for Land Use Amendment/Rezoning
Please place the above-referenced items on the April 18, 1995 City
Commission meeting agenda under Legal - Ordinances, First Reading.
Since this item is considered a "small-scale" land use amendment,
the corresponding ordinance may be adopted prior to review by the
Department of Community Affairs (DCA) under their abbreviated
review schedule. Also, in anticipation of a positive Commission
decision on this request, the applicant has requested that these
ordinances be considered on First Reading at the same meeting when
the City Commission will have their initial review of the Main
Street Car wash items under Public Hearing.
DESCRIPTION: Please refer to Planning and Zoning Department
Memorandum #95-069 for a detailed description of this request.
TJH:mr
Attachments
MISCI:CWASHORDS.AGH
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-153
Agenda Memorandum for
April 18, 1995 City Commission Meeting
TO: Carrie Parker, City Manager
FROM: Tambri Heyden, Planning and Zoning Director ~~
DATE: April 13, 1995
SUBJECT: Main Street Car Wash Rezoning (LUAR 95-001)
Application for Land Use Amendment/Rezoning
Please place the above-referenced items on the April 18, 1995 City
Commission meeting agenda under Public Hearing.
DESCRIPTION: Jim Zengage, agent for Forward Progress Inc., owner/
operator of the Main Street Car Wash, requests that this 0.23-acre lot
located on the east side of SE 1st Street, immediately north of the
Main Street Car Wash be reclassified from Medium Density Residential
to Local Retail Commercial, and rezoned from R-2 (Single and Duplex
Dwelling District) to C.3 (Community commercial). The purpose of the
requests are to prepare the subject property for expansion of the
eXisting car wash operation for parking and stacking purposes.
RECOMMENDATION: The Planning and Zoning Board, by a 4 to 3 vote,
recommends that these applications be denied. This recommendation was
based on the lack of City Commission approval of a revised Community
Redevelopment Plan or approval of the next draft of the Treasure Coast
Regional Planning Council downtown revitalization plan, concern
regarding the domino effect in the area initiated by this rezoning
from residential to commercial, and reservations regarding the premise
that a use is appropriate for the downtown or entrance to the downtown
if it attracts people.
It should be noted that if the City Commission approves the subject
request, staff recommends that any conditions placed on the approval
which limits use of the subject property (such as buffering, parking,
circulation, stacking, no signage visible or in direct sight of
residential areas, and lighting levels on the subject property not to
exceed normal residential street level) be set forth in a restricted
covenant.
Lastly, since this proposed amendment to the Future Land Use Plan
consists of property less than 10 acres, it is eligible for the
state's shortened review process which begins with the adoption of
ordinances prior to review by the Florida Department of Community
Affairs (DCA). The review period for determination of compliance by
DCA will take approximately 90 days, and the plan amendment ordinance
will take effect 21 days following compliance determination.
TJH:mr
Attachment
MIBCX:CWABH.AGM
7.A.l
MAIN STREET CAR WASH
LAND USE ELEMENT AMENDMENT/REZONING
PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 95-069
THRU:
Chairman and Members
Planning and Development Board
Tambri J. HeYden,~~' '1,.JI.u~
Planning and Zoning Directo~~
TO:
FROM:
Michael W. Rumpf
Senior Planner
DATE:
March 10, 1995
SUBJECT:
Main Street Car Wash Rezoning (LUAR 95-001)
Request for Land Use Amendment/Rezoning
INTRODUCTION
Jim Zengage, agent for Forward Progress Inc., owner/operator of the Main
Street Car Wash, proposes to change the landuse and zoning on a 0.23
acre parcel located on the east side of N.E. 1st street, immediately
north of the Main street Car Wash business (see attached location map) .
The current land use and zoning on this parcel is Medium Density
Residential and R-2 Single & Duplex Dwelling District, respectively.
The applicant requests the subject property be reclassified to Local
Retail commercial, and rezoned to C-3, Community Commercial for
expansion of the Main Street Car Wash operation to alleviate increased
stacking and parking needs during peak hour utilization of the car wash.
ADJACENT LAND USES AND ZONING
The land uses and zoning in the surrounding area varies and are
presented in the table that follows:
Direction
Zoning
Land Use
North
R-2
single family home
Northeast, East, Southeast
N/A
NE 2nd Street
Farther northeast
R-2
duplex dwelling unit
Farther east
R-2
vacant lot
Farther southeast
C-3
restaurant
South
C-3
Main Street Car Wash
Farther South
C-3
office (Palm Beach Eye)
Southwest, West, Northwest
N/A
NE 1st Street
Farther southwest
C-3
restaurant
Farther west
R-2
single family home
ISSUES/DISCUSSION
Pursuant to Section 9.C.7 of the zoning code, the Planning and Zoning
Department shall evaluate land use amendment/rezoning applications with
respect to the following criteria:
a) CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN POLICIES
The Boynton Beach Comprehensive Plan addresses land use plan amendments
and specifically, the conversion of land to commercial use. The
following Comprehensive plan objectives, policies, and support document
text, which are included in their entirety in the attachments (see
Attachment liB"), apply to the subject requests and are analyzed below:
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March 9, 1995
Obiective 1.17 - "Minimize nuisances, hazards, and other adverse
impacts...to residential environments by preventing or minimizing
hazards."; and
policv 1.17.1 - "Discourage additional commercial.. .uses beyond
those...shown on the Future Land Use Map#.except where access is
greatest and impacts on residential land uses are least.".
Future Land Use Support Document. pacre 40 - "Commercial development
particularly should not be located where it would adversely affect
residentially-zoned property,..."
The above references from the comprehensive plan refer to minimizing and
discouraging impacts of commercial uses on adjacent residential areas.
The subject request represents expansion of a commercial use (the
existing Main street Car Wash) northward to occupy a lot currently
occupied by a single family home. The car wash operates until 5:30
p. m., Monday through Saturday. By their nature, commercial uses,
particularly car washes, generate noise and traffic experienced both on
and off the premises. The primary noise from the car wash is emitted
from the wash tunnel and is projected southward, away from the adjacent
neighborhood. Noise is also generated around the car wash building by
both cars and work crews. While the proposed use would not increase the
primary noise, utilization of the subject lot as proposed would move the
car and work crew noises closer to single family homes and would impact
two additional single family homes that are not impacted by the current
boundary limits of the car wash. These two additional single family
homes would also be visually impacted by the adjacency of the proposed
expansion.
Impacts from traffic are generated from circulation, parking and
stacking activity. With respect to stacking, as previously mentioned,
one reason for this request is to utilize the subject lot for customers
waiting for service, thereby reducing the potential for this traffic to
stack within the turn lane on N.E. 1st Street; there is a turn lane
which runs the entire west property boundary of the car wash, which
exclusively serves the existing car wash business. Lastly, parking
impacts are felt both on and off the premises due to the lack of space,
resulting from increased business, existing on site. Therefore, while
some negative impacts (noise and viewing of commercial activity) of this
use would be expanded closer to single family homes located to the west
and north, other negative impacts (congestion caused by parking and
stacking) could be mitigated through the use of this adj acent lot.
However, potential consequences of the negative effects on the impacted
residential properties could affect property values, and encourage
further conversion of residential properties in the immediate area to
commercial use, especially in light of the fact that there are two
vacant lots in this area.
Policy 1.19.6 -" . . . do not allow commercial acreage which is
greater than the demand which has been projected, unless it can be
demonstrated that a particular property is unsuitable for other
uses, or a geographic need exists that cannot be fulfilled by
existing commercially-zoned property,... and the commercial use
would comply with all other applicable Comprehensive Plan
policies."; and
Future Land Use Support Document. pacre 40 - ".. .the City should not
change the land use to commercial categories, beyond that which is
shown on the proposed Future Land Use Plan, except for minor
boundary adiustments..."
with regard to related Policy 1.19.6 and this recommendation from the
Future Land Use Support Document, the proposed use represents only a
small commercial zoning district boundary adjustment and therefore,
insignificantly impacts the analysis of commercial demand contained
within the comprehensive plan. However, the fact that the single family
home on the subject property is currently being used indicates that the
property is suitable for residential use. In addition, based on the
increased patronage of the car wash business, which draws heavily on the
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March 9, 1995
population within the western part of the city and area west of the city
and the fact that the car wash offers services not provided by other car
washes within the city and is the only car wash of its kind within the
area, the car wash responds to a thriving, market demand. Since car
washes are allowed in the C-3 and C-4 zoning districts, this need could
be fulfilled by existing, commercially-zoned property. Possible
geographic benefits of the current location will be discussed later in
this report.
Policy 1.9.5 - "Implement the Community Redevelopment Plan for the
area bounded by the FEC tracks, the Boynton Canal, Interstate 95,
and Ocean Avenue".
That portion of the Community Redevelopment Plan (for the expanded/
residential area) applicable to this request includes general
recommendations pertaining to zoning, car washes, and the appropriate
uses for this area. On page V-19 (see Attachment "C") of this document
are the following three (3) statements applicable to properties along
Boynton Beach Boulevard, east of Seacrest Boulevard: 1) the C-3 zoning
district is more permissive than necessary for this location; 2) car
washes and lumber yards are permitted uses wi thin the C-3 zoning
district, but are deemed unsuitable for this segment of Boynton Beach
Boulevard; and 3) it is recommended that new development envisioned for
this area would be primarily one- and two-story structures for retail
and service businesses supporting the needs of the local community. If
considered separately, two of these recommendations are too general to
apply to this analysis; however, when combined with the statement
regarding car washes, it could be concluded that new uses recommended by
the Community Redevelopment Plan for this area include only selected
retail and service uses permitted in the C-3 zoning district, excluding
car washes (and lumber yards).
The Community Redevelopment Plan also recommends, in general, that
commercial properties along Boynton Beach Boulevard be allowed to expand
to one full block in depth to provide space for significant
redevelopment opportunities, facilitate rear parking, and provide for
the location of storefronts in close proximity to the sidewalk.
Although the proposed request would expand the car wash business to
nearly a full block depth, and promote rear parking, this recommendation
was not directly intended for such an example as the car wash does not
contain those characteristics typically preferred in a pedestrian-
oriented streetscape setting (i.e. storefront, retail merchandise,
pedestrian service, etc.), and nor does it meet the minimum size
requirement of one acre.
b) CONSISTENCY OF REZONING WITH ESTABLISHED LAND USE PATTERN
There is only one commercial land use classification within this
immediate area; however, there is little similarity or pattern with
respect to existing uses. Commercial uses within the immediate two
blocks around the car wash property consist of restaurants, offices, and
automotive repair and washing businesses. However, a general land use
pattern in this area is established by the Local Retail Commercial and
Medium Density Residential classifications which share a common border
located approximately one-half block deep away from Boynton Beach
Boulevard. This border is fairly regular with the exception of the
northward protrusion from the existing property occupied by the car
wash. The proposed request would extend this boundary further into the
residential area by including one lot currently occupied by a single
single family home. The northward extension of this commercial boundary
would nearly extend the equivalent to one full block in depth, or an
additional 75 northward into the adjacent neighborhood.
c) DESIRABILITY OF REZONING DUE TO CHANGED OR CHANGING CONDITIONS
wi th the exception of spatial needs of the car wash business, no
specific changes within the immediate area of the subject site have
occurred which make the request desirable or undesirable. However,
since adoption of the Comprehensive Plan and Community Redevelopment
plan for the expanded area, the city has been applying redevelopment
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March 9, 1995
strategies to the Boynton Beach Boulevard corridor. These plans include
recommendations related to uses, site design and expansion, and major
focuses. with respect to the characteristics and performances of car
washed, the redevelopment strategies, tend to exclude such uses in the
subject area. In sum, the changing conditions which may be referenced
include an emphasis on improving, through. specific redevelopment
strategies, the appearance and economic viability of the Boynton Beach
Boulevard corridor.
d) COMPATIBILITY OF REZONING WITH PUBLIC FACILITIES
To date, staff has not received other agencies' evaluations pertaining
to impact on facilities; however, given the small size of the subject
property and proposed use, impacts of the proposed rezoning and
amendment on facilities including roads, utilities, and drainage
resources would likely be insignificant. Furthermore, the proposed use
would improve certain occasional traffic problems caused during peak
operation of the car wash.
e) COMPATIBILITY OF REZONING WITH NEARBY PROPERTIES AND IMPACT ON
VALUES
See analysis above under CONSISTENCY WITH APPLICABLE COMPREHENSIVE PLAN
POLICIES.
f) PHYSICAL AND ECONOMICAL DEVELOPABILITY OF SUBJECT PROPERTY
The fact that there is a single family home on the subject property that
is currently used for such purposes, suggests that the property is
physically and economically developable under the existing zoning.
There are no unique physical characteristics which would limit further
development or redevelopment of this site.
g) RELATIONSHIP BETWEEN SCALE OF PROPOSED REZONING AND NEEDS OF
NEIGHBORHOOD AND CITY
The applicant is requesting that if rezoned, the subject property be
limi ted to the expansion of parking and traffic circulation for the
adjacent car wash business to the south. Furthermore, the subject
property is only 0.23 acres; very small scale in relation to the
neighborhood and the city as a whole. Also, in a downtown setting, it
is typical for commercial uses to be in close proximity to residential
uses. However, based on both site specific and general recommendations
in the Community Redevelopment Plan, the car wash business is
potentially "unsuitable" for this area. This conclusion is in
accordance with a redevelopment perspective which is based on specific
design criteria, business function and purpose, and overall contribution
of specific uses within a comprehensive redevelopment strategy.
h) AVAILABILITY OF ALTERNATIVE SITES ADEQUATE FOR PROPOSED USE
As previously mentioned, there are other sites existing within the C-3
zoning district, or more intense commercial zoning districts which,
would accommodate the spatial, and possibly location needs of this
business.
OTHER RELATED ISSUES
Redevelopment plans with the goal of creating a streetscape, focus on
comrnerc ial uses characteristic of a traditional "main street II which
include aesthetic storefronts, and businesses accommodating to the
pedestrian. However, although the car wash business would not be a
typical use considered ideal for a downtown setting, this business has
certain economic characteristics which potentially warrant recognition
from a downtown perspective, particularly given its location on a state
arterial roadway (Boynton Beach Boulevard) which could potentially
thwart creation of an ideal pedestrian setting.
For an economic viewpoint, the city's downtown development coordinator,
Ann Ford, was contacted with respect to her input regarding the
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TO: Planning and Development Board
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March 9, 1995
desirable and necessary qualities for a downtown business. Ms. Ford
'indicated that the Main Street Car Wash can be viewed as a thriving
business, which attracts many people into the downtown area; people that
would be attracted to the types of uses planned for downtown. Ms. Ford
added that in comparison, the patronage of this use and small
professional uses do not compare and that while waiting to have their
car cleaned and polished, car wash customers wou1d be able to patronize
the businesses in the downtown. Lastly, Ms. Ford stated that the car
wash could benefit from tree plantings along its street frontage.
With respect to Boynton Beach Boulevard, this five-lane state arterial
roadway will always be the primary corridor to downtown and the beach,
unless the city devises a downtown sign program that would redirect
traffic down Ocean Avenue, which has been suggested as part of the
recent downtown charrettes, discussed below. Particularly with the
eventual redevelopment of the Central Business District, traffic volumes
will continue to increase. As a consequence of the visibility attained
by businesses on this road, there will always be a high demand for
automobile-oriented businesses such as a car wash. Whereas Ocean Avenue
contains the characteristics necessary for a smaller-scale redevelopment
plan that emphasizes pedestrian access, a successful strategy for
Boynton Beach Boulevard might include a mixture of pedestrian and
automobile-oriented uses and amenities.
Over the past ten years, a great deal of attention has been given to the
major gateways to the City and to the old downtown/historic areas by
limi ting certain uses, designing streetscapes with landscaping and
street furniture, landscaping medians, encouraging rear parking and land
assemblage and developing architectural guidelines. It has been during
this time that the Central Business Distrist and its guidelines, the
Community Redevelopment plan and revised Community Redevelopment plan,
the Boynton Beach Boulevard Urban Design Guidelines, the Community
Design Plan, the median landscaping of Federal Highway and Boynton Beach
Boulevard, efforts towards preservation of the Boynton Beach historic
schools, the development of the Ocean Avenue model block scheme and the
more recent downtown charrettes have evolved - all with the same general
purpose in mind - to improve the appearance and economic viability of
the major corridors and "heart" of the city.
The 1994 downtown charrettes yielded a draft downtown plan prepared by
the Treasure Coast Regional Planning Council. This draft plan, intended
to codify the results of the charrettes, has been reviewed by the
Commission at a January 1995 code revision workshop. During workshop
discussions, issues were raised regarding the lack of clarification and
refinement of various design components and the lack of definitive plan
boundaries. Among staff's comments, was a recommendation to include
within the plan boundaries, the property along Boynton Beach Boulevard,
east of 1-95. Although the plan did not contain specifiC language as to
the development of this area, staff viewed this area as important due to
its traffic connection to the downtown. Another important
recommendation was the need to revise the Community Redevelopment Plan
so that the two plans would be consistent. A second draft which
addresses the comments from the January workshop is in progress.
RECOMMENDATION
Until the Commission adopts the downtown plan recently drafted by the
Treasure Coast Regional Planning Council, including related revisions to
the Community Redevelopment Plan to lend specifiC direction, the
Planning and Zoning Department cannot support this request as submitted
by Jim Zengage, based on the folloWing:
a. the requests and proposed use would further adversely impact
the surrounding, residential area, due to noise and visual
effects from the commercial activity of the car wash, to a
greater extent than currently exists;
b. potential, long-term effects of the proposed use on
surrounding property values and the possible domino effect of
the conversion of residential property to commercial use;
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TO: Planning and Development Board
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March 9, 1995
c. the property is developable under the existing zoning;
d. there are other commercially-zoned properties within the city
that permit car washes; and
e.
the requests and proposed
general recommendations
Redevelopment Plan.
use are inconsistent
contained in the
wi th the
Community
If the Commission determines that the draft, downtown plan is refined
enough to conclude that the proposed request is consistent with the
long-term redevelopment goals for Boynton Beach Boulevard and the
downtown, it is recommended that, at minimum, conditions of approval of
this request include the following:
a. limitation of the use of the subject property for buffering,
traffic stacking lanes and parking and recorded as a
restrictive covenant, that runs with the land. (Without this
condi tion, the property could be used for any use allowed
within the C-3 zoning district, as well as a building
expansion to the existing car wash structure. Also, without
a restrictive covenant, there is a great potential for the use
limitation to be overlooked and forgotten in the future.)
b. consistent with recommendations within the Community
Redevelopment Plan for commercial properties which provide for
parking areas through rear expansion, no signage shall be
clearly visible or in direct sight of residential areas, and
lighting (illumination) levels on the subject property shall
not exceed normal residential street level.
Lastly, depending on how long before the Commission adopts the Treasure
Coast Regional Planning Council downtown plan and associated revisions
to the Community Redevelopment Plan, the Commission may wish to consider
placing a moratorium on development within the eastern section of the
Boynton Beach Boulevard corridor until these plans are adopted and there
is a clear direction regarding desired development criteria for this
area.
Attachments
xc: Central File
MISCX,CII"IK.IlIlP
I-
ATTACHMENT "A"
LOCATION MAP
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ATTACHMENT "B"
COMPREHENSIVE PLAN POLICIES AND
SUPPORT DOCUMENT TEXT
,
Policy 1.16.3
Policy 1.16.4
*-Objective 1.17
~policy 1.17.1
Policy 1.17.2
Policy 1.17.3
the Future Land Use Plan, if all other
Comprehensive Plan policies and development
regulations are complied with, and the proposed
PUD is compatible with surrounding land uses.
Subsequent to Plan adoption, modify the land
development regulations to provide that the
maximum floor/area ratio in non-residential land
use categories shall be limited by the maximum
lot coverage, the maximum heiqht, and the
parking, landscaping, and stormwater retention
requirements contained in the City's Code of
Ordinances. However, in no case shall the lot
coverage exceed 50% in commercial, reoreational,
and public usaqe zoning districts, other than the
CBD zoning district, which shall not exceed 85%
and 60% in zoning districts which are included in
the Industrial land use category.
Subsequent to Plan adoption, modify the land
development regulations to enforce and implement
the policies which regulate the use and
intensity, and other characteristics for the
development of specific areas, as set forth in
the Land Use Problems and Opportunities section
of the support documents for this element. Those
recommendations contained in the Land Use
Problems and Opportunities section shall apply,
regardless of the status of the City's
development regulations, and are hereby
incorporated by reference into the Goals,
Objectives, and Policies of this Plan.
Minimize nuisances, hazards, and other adverse
impact~ to the general public, to property
values,: and to residential environments by
preventing or minimizing land use conflicts.
Discourage additional commercial and industrial
uses beyond those which are currently shown on
the Future Land Use Map, except where access is
greatest and impacts on residential land uses are
least.
Adopt separate height and use districts in the
zoning regulations, in order to minimize land use
conflicts due to building heights.
Subsequent to Plan adoption, modify the land
development regulations to implement and enforce
the specific area policies contained in the Land
Use Problems and Opportunities section of the
support documents of this element, as t~ey
concern land use conflicts. Those
29
/D
~policy 1.19.6
Policy 1.19.7
Policy 1.19.8
Policy 1.19.9
Policy 1.19.10
Objective 1.20
demand for commercial acreage which has been
projected in the Future Land Use Element.
Subsequent to Plan adoption, do not allow
commercial acreage which is greater than the
demand which has been projected, unless it can be
demonstrated that a particular property is
unsuitable for other uses, or a geographic need
exists which cannot be fulfilled by existing
commercially-zoned property, .ar no other suitable
property for a commercial use exists for which a
need can be demonstrated, and the commercial use
would comply with all other applicable
comprehensive plan policies.
In areas where the demand for commercial uses
will not increase, particularly in the Coastal
Area, subsequent to plan adoption change the land
use and zoning to permit only residential or
other non-commercial uses.
subsequent to Plan adoption, modify the land
development regulations to keep existing public
schools which are in operation in the Public and
Private Governmental/ Institutional land use
category, and place future public schools in a
reasonable land use category which is agreed upon
by the City of Boynton Beach and the Palm Beach
County SchooL Board administration.
Subsequent to Plan adoption, modify the land
development regulations to place sites of 3 or
more acres which are occupied or are planned to
be occupied by government uses, utilities,
hospital~, places of worship, and private
schools,' in the Public and Private
Governmental/Institutional land use category,
except where such uses are located in the CBD
zoning district or in planned zoning districts.
subsequent to Plan adoption, modify the land
development regulations to place sites of 2 or
more acres which are occupied or planned to be
occupied by public parks and recreation
facilities, and private parks and recreation
facilities for residential projects, in the
Recreation land use category, except where such
uses are located in the CBD zoning district or in
planned zoning districts.
By June 1, 1990, or when mandated by state
statute, regulate subdivision of land by
continuing to require that the creation of more
32
"
Policy 1.9.4
subseq~ent to ?lan adoptIon, modify the land
developmen~ r~gulatio~s to require construction
and development proJects in the central Business
~istrict tc ~ssent1311y conform to the Community
Redevelopment Plall. the development regulations,
and ~esl~~ guidel~nes for this district.
~policy 1.9.5
Implement the Community Redevelopment Plan for
t~e area bcunded by the FEC tracks, the Boynton
Canal, Interstate 95, and Oc~an Avenue.
Policy 1.9.6
Subsequent to plan adoption, require construction
and development projects to generally conform to
the Community Redevelopment Plan for the area
bounded by the FEC tracks, the Boynton Canal, '.
!nterstate 95, and Ocean Avenue, and any
development regulations or design guidelines
adopted pursuant to this plan.
Policy 1.9.7 Subsequent to Plan adoption, modify the land
development regulations to require construction
and development projects to generally conform to
the Boynton Beach Boulevard Urban Design Plan,
except where the Urban Design Plan has been
superseded by the adopted community Redevelopment
Plan.
Policy 1.9.8 Subsequent to Plan adoption, modify the land
development regulations to require construction
and development plans to generally conform to the
adopted deSign guidelines for East Ocean Avenue.
Objective 1.10 By the Year 2000, eliminate nonconforming
commercial and industrial uses which are located
in residential zoning districts, and all uses
which dreate a Significant risk of fire,
explosion, toxic, or other hazard to existing or
future dwellings located in residential land use
categories.
Policy l.10.1 Subsequent to Plan adoption, require, in the
zoning regulations, that all nonconforming
commercial and industrial uses which are located
in residential zoning districts be discontinued
within 10 years of the adoption of this plan.
Policy 1.10.2 Reserved.
Policy 1.10.3 subsequellt to Plan adoption, require, in the
zoning regulations, that all bulk storace or sale
of liquified petroleum gas which constifutes a
principal use and which is located within 1,200
feet of property within residential zoning
12
~
surplus commercial land which has been projected would be reduced to a
surplus of only i JQ acres by the Year 2010.
From the analysis above, it appears that the supply of commercial land il.
the Boynton Beach Market Area will match the demand for this type of land
use. The supply for commercial land compared to the demand ranges from a
surplus rangin9 from! JQ acres to i6~ lii acres. In terms of percentage
of the total demand for commercial land, at build-out, these acreages
represent to a surplus of e\ ~ to ie\ 23.9%. Although the ie\ 23.9%
figure would be considered excessive, it is likely that future increases
in real per capita income will eliminate virtually all of this surplus.
The Future Land Use Plan which is proposed for the city and areas to be
annexed by the City will accomodate all of anticipated demand for
~commercial land through build-out. Therefore. the C~ should not chanqe
~tbe land use to commercial cat. orie. b. ond th t whICfi 1. .hown on the
. . a u. tme
or commerc au... 0 a g y spec a ze nature,
which have special locational or site requirements, and therefore cannot
be easily accomodated on already designated commercial areas. conversely,
the City should refrain from changing substantial areas of property from
commercial to non-commercial land use categories, beyond those changes
which are recommended elsewhere in the proposed comprehensive Plan, unless
there are significant problems with land use compatibility or if roads
cannot be built to accomodate the commercial development.
Location of Commercial Land:
The existing pattern of commercial development was discussed under sectiol.
II of this element. To summarize that section, and also, section I of the
Coastal Haoagement Blement, the demand for commercial land is still
80mewhat exc.ssive alo09 u.s. Hi9hway 1, as evidenced by the amount of
vacant commercial property, the low quality of many of the current uses,
and the low rental rates. Therefore, the Coastal Management Element
includes a number of land use recommendations which would reduce the
amount of commercially-zoned land. The City's general poliCY with regard
to commercial development east of Interstate 95 should be to concentrate
office, retail, and hotel development in the central business district and
~alOng Boynton Beach Boulevard. Commercial development particularly should
not be located where it would adversely affect residentially-zoned
property, or where it would create spot zones or strip development.
Commercial land uses west of Interstate 95 are dominated by the regional
mall, and its satellite stores and offices. Neighborhood shopping centers
and office buildings are located in the vicinity of most major
~intersections. The city should continue its policy of encouraging
~commercial uses to be located at intersections. and discouraging strip
commercial development, due to the aesthetic and traffic safety problems
that strip development creates. Furthermore, allowing additional
co~~ercial land use in the Vicinity of the Boynton Beach Hall would be
likely to cause traffic levels on roads in the vicinity to fall below
established levels of service. Commercial development beyond that which
is shown on the proposed land use plan should be permitted only if the
40
~
City, or the applicant for development applies for a lower level of
service, by seeking to have properties in the vicinity approved as a
regional activity centr and an Areawide Development of Regional Impact.
41
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ATTACHMENT "c"
EXCERPT FROM
COMMUNITY REDEVELOPMENT PLAN
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additional lodging facilities, however, areas east of 1-95 are less suited for this type of
development because of the proximity of existing residential land use.
Retail development east of Seacrest Boulevard can occur under current C-3 zoning,
although C-3 zonill_~ is more. permissive than necessarYJor_~~i~Jo~!ltign. Car washes and .
lumber yards are among the uses permitted in C-3 zone which are unsuitable in this
section of the corridor. Development up to four stories in. height (45 feet) is permitted f1'
in C-3 districts, but the scale of new development envisioned in this section of the
corridor would be primarily one- and two-story structures for retail and service businesses #
-- . - ___.4_-_ "'-.' - -~._.)
~uP.P9J'-1i~.L1hc-need.s of the local community, In this regard, an approximate eight (8)-
acre parcel at the northeast corner of Boynton Beach and Sea crest Boulevards (bounded
by N.E. 1st Street and N.W. 4th Avenue) should be assembled for development of a
neighborhood shopping center. This center would be anchored by grocery and drug stores,
taking the place of the outmoded Boynton Beach Plaza on US I, the site of which is
suitable for a higher and better use in the future (see below).
The _ ~e.~cre.s!_ .S.~ul~vard intersection is _a_~_ J~_e~~ ne!gh!,_or~ood !..~~!,p.!!!~- c~.~t~r_
10catiQ.D. Traffic volumes on both streets are favorable and public transportation is
available along Seacrest Boulevard. Moreover, the city's police station is across the street,
increasing a feeling of safety and security for shoppers. The neighborhood shipping
center could be designed in line with the guidelines presented in the Boynton Beach
Urban Design Study. City and community leaders should not be reluctant to insist on a
well executed design concept for the center so that it complements the City Hall
investment and general aesthetic goals for the corridor.
Implementation of this shopping center proposal will require that the N.E. 3rd
Avenue be extended only to N.E. 1st Street instead of to Seacrest Boulevard as
recommended in the city's Urban Design Study for the area. This extensio~'1 of N.E. 3rd
A venue also restricts industrial traffic into the residential areas. The cost of this
extension would be an item for discussion with the developer of the retail site.
The analysis of the additional traffic generated as a result of the developments
recommended in this plan is beyond the scope of this study. However, several points
V-19
.L.
x. LEGAL
B.2
cc: Plan, Dev, Util
PLANNING AND ZONING DEPARTMENT MEMORJ
q~-I(pG..-
Agenda Memorandum for
April 18, 1995 city Commission Meeting
FROM:
Carrie Parker
City Manager
Tambri J. Heyden ~
Planning and Zoning Director
TO:
DATE:
April 13, 1995
SUBJECT:
Main street Car Wash (LUAR #95-001)
ordinances for Land Use Amendment/Rezoning
Please place the above-referenced items on the April 18, 1995 City
Commission meeting agenda under Legal - ordinances, First Reading.
Since this item is considered a "small-scale" land use amendment,
the corresponding ordinance may be adopted prior to review by the
Department of Community Affairs (DCA) under their abbreviated
review schedule. Also, in anticipation of a positive commission
decision on this request, the applicant has requested that these
ordinances be considered on First Reading at the same meeting when
the City Commission will have their initial review of the Main
street Car Wash items under Public Hearing.
DESCRIPTION: Please refer to Planning and Zoning Department
Memorandum #95-069 for a detailed description of this request.
TJH:mr
Attachments
MISCX:CWA8HORD8.AGK
ORDINANCE Nu. 095-
AN ORDINANCE OF THE CITY COMMISSION OF.
THE CITY OF BOYNTON BEACH, FLORIDA,
REGARDING THE MAIN STREET CAR WASH
PROPERTY (EAST SIDE OF NE 1ST STREET,
APPX. 160 FEET NORTH OF BOYNTON BEACH
BOULEVARD) AMENDING ORDINANCE 89-38 OF
SAID CITY BY AMENDING THE FUTURE LAND USE
ELEMENT OF THE COMPREHENSIVE PLAN OF THE
CITY BY ADOPTING THE PROPER LAND USE OF
CERTAIN PROPERTY, MORE PARTICULARLY
DESCRIBED HEREINAFTER; SAID LAND USE
DESIGNATION IS BEING CHANGED FROM MEDIUM
DENSITY RESIDENTIAL TO LOCAL RETAIL
COMMERCIAL; PROVIDING FOR CONFLICTS,
SEVERABILITY AND AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Boynton
Beach, Florida has adopted a Comprehensive Future Land Use
Plan and as part of said Plan a Future Land Use Element by
Ordinance No. 89-38 in accordance with the Local Government
Comprehensive Planning Act; and
WHEREAS, Forward Progress Inc., owners of the property
more particularly described hereinafter, has requested the
above mentioned Land Use Element amendment; and
WHEREAS, the procedure for amendment of a Future Land Use
Element of a Comprehensive Plan as set forth in Chapter 163,
Florida Statutes, has been followed; and
WHEREAS, after public hearing and study, the City
Commission deems it in the best interest of the inhabitants of
said City to amend the aforesaid Element of the Comprehensive
Plan as adopted by the City herein.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF
THE CITY OF BOYNTON BEACH, FLORIDA, THAT:
Section 1: Ordinance No. 89-38 of the City is hereby
amended to reflect the following:
That the Future Land Use of the following described land
shall be designated as Local Retail Commercial. Said land is
more particularly described as follows:
Lots 18, 20, and 22 less the west 25 feet
thereof as shown on the Plat of C. W.
Copps Addition of Boynton, according to
the Plat thereof on file in the office of
the Clerk of the Circuit Court in and for
Palm Beach County, Florida, as recorded
in Plat Book 7, Page 56.
Containing 0.23 acre more or less, and
subject to easements, reservations or R/W
of record.
!/
Sc~tion 2: That any maps adopted in accordance with the
Future Land Use Element shall be amended accordingly.
Section 3: All ordinances or parts of ordinances in
conflict herewith are hereby repealed.
Section 4:
Should any section or provision of this
Ordinance or any portion thereof be declared by a court of
competent jurisdiction to be invalid, such decision shall not
affect the remainder of this Ordinance.
Section 5: The effective date of this Ordinance shall be
the date a final order is issued by the Department of
Community Affairs finding this amendment to be in compliance
in accordance with Chapter 163.3184, F.S.,; or the date a
final order is issued by the Administration Commission finding
amendment to be in compliance in accordance with Chapter
163.3184, F.S. The notice of compliance becomes a final order
21 days following the issuance of the notice of compliance if
during the 21-day period no petitions are filed challenging
amendment.
Once issued, the Notice of Intent shall be
attached hereto as Exhibit II A" and made a part of this
ordinance by reference.
FIRST READING this
day of
, 1995.
SECOND, FINAL READING and PASSAGE this
day of
, 1995.
CITY OF BOYNTON BEACH, FLORIDA
Mayor
Vice Mayor
Mayor Pro Tern
Commissioner
Commissioner
ATTEST:
City Clerk
(Corporate Seal)
"IICII~.CINI
!/
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 95-512
Agenda Memorandum for
September 19, 1995 city Commission Meeting
FROM:
Carrie Parker
City Manager
Tambri J. Heyden ~fl-
Planning and Zoning Director
TO:
SUBJECT:
September 14, 1995
Main Street Car Wash - MSPM 95-004
Major Site Plan Modification
DATE:
Please place the above-referenced request on the September 19, 1995
City Commission agenda under Development Plans.
DESCRIPTION: Jim Zengage, agent for Mary Fisher, owner is
requesting approval to amend the approved site plan to expand the
car wash to include a canopy for automobile polishing and
vacuuming, additional parking and a vehicle stacking area on a .23
acre parcel north of the existing car wash located at 201 East
Boynton Beach Boulevard.
RECOMMENDATION: The Planning and Development Board, with a 7-0
vote, recommended approval of this request subject to staff
comments ( Engineering Division Memorandum No. 95-316 I Building
Division Memorandum No. 95-309, Forester/Environmentalist
Memorandum No. 95-386 and Planning and Zoning Department Memorandum
No. 95-466). At the meeting, the applicant raised concerns with
Planning and Zoning Department Memorandum No. 95-449, comment 3 and
5 based on the proximity of existing structures on the adjacent
property to the north. Staff has re-reviewed comment 3 and 5 and
is agreeable to deleting them. The applicant also stated that
they had talked to the Community Redevelopment Advisory Board
(CRAB) and that they had agreed to allow adding a storage building
in the location on the site plan that is hatched (immediately west
of the dumpster near N.E. 2nd Street). As a point of information,
the CRAB does not have' formal responsibility of reviewing this
property, since it is not located in the Central Business District
(CBD) . A storage building would require a future site plan
modification and must meet setbacks.
Therefore it is recommended that approval be conditioned upon staff
comments, except comments 3 and 5 from the Planning and Zoning
Department and to setback compliance of the referenced storage
building to be reviewed during a future site plan approval.
TJH:dim
Attachment
xc: Central File
.,CCA\J.nd..M.1n
PLANNING AND ZONING DEPARTMENT
MEMORANDUM #95-448
SITE PLAN REVIEW
STAFF REPORT
FOR
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
September 12, 1995
DESCRIPTION OF PROJECT:
Project Name:
Main street Car Wash
Applicant:
Forward Progress Inc.,
Main Street Car Wash
Agent:
Jim Zengage
Location:
201 East Boynton Beach Boulevard
(see "Exhibit "A" - location map)
File No.:
NWSP 95-004
Land Use Plan
Designation:
Local Retail Commercial (LRC)
Zoning
Designation:
Community Commercial (C-3)
Type of Use:
Addition to existing car wash
Number of
Units:
N/A
Square
Footage:
Site area:
9,846 square feet (.23 acres)
Surrounding Land
Uses and Zoning:
North -
Single and two family residences,
zoned R-2.
South -
Boynton Beach Boulevard and farther
south is commercial, zoned C-2.
,
East -
N.E. 2nd Street and farther east is
zoned C-3 and R-2.
West -
N.E. 1st Street and farther west is
residential property, zoned R-2.
Existing Site
Characteristics:
The site for the addition is adjacent to the
north of the existing Main street Car Wash
property. (see Exhibit "B" - site plan)
Proposed
Development:
Auxiliary uses to existing car wash to include
addi tional parkina. ~ ro:::n"r,'I"'IU ("!"""&:Ired
automobile polishing area and vacuum station.
Concurrency:
Traffic - Concurrency for traffic was
addressed at the recent rezon1nq of
this parcel earl ier this year. A
copy of the communication regarding
Palm Beach County Traffic
Performance Standards for the parcel
is attached. (see Exhibit "C")
Page 2
site plan Review Staff Report
Memorandum #95-448
Main street Car Wash
Drainage - Insufficient drainage information
has been submitted for the engineer-
ing Division to certify compliance
with the City's drainage levels of
service at the time of site plan
approval, as required. The
Engineering Division is recommending
that this be postponed to time ot
permit review.
Driveways:
The two existing entrances to the current
facility will be the principal ingress and
egress to the site. An additional two-way
dri veway on N. E. 2nd Street is proposed to
serve the facility.
Parking Facility:
The existing car wash facility requires ten
(lO) parking spaces there are fifteen (15)
spaces provided including six (6) new spaces
located on the recently rezoned property that
has been added to the site.
Landscaping:
The applicant will provide landscape materials
adequate to meet all landscape code
requirements. The screening and landscaping
meets or exceeds code requirements in all
respects and provides the functional buffering
requirements and incudes a six foot buffer
wall to provide screening along the northern
perimeter of the property.
Building and Site
Regulations:
The proposed
requirements of
regulations.
development meets
the building and
the
site
Community Design
Plan:
The new awning addition will match the
adjacent awning.
Signage:
The proposed signage will meet city code when
the staff comments are incorporated.
REVIEW OF DEPARTMENTAL COMMENTS:
Below is a list of those departments that have comments regarding
this request. (see Exhibit "D" - staff comments)
DEPARTMENT
ATTACHED MEMORANDUM
Public Works
utilities
Fire
Police
Engineering Div~3ion
Building Division
Parks & Recreation
Forester/Environmentalist
Planning and Zoning
N/A
N/A
N/A
N/A
95-316
95-309
N/A
95-386
95-449
The above Departments' comments will have to be addressed on a new
site plan submittal.
Page 3
Site Plan Review staff Report
Memorandum #95-448
Main Street Car Wash
RECOMMENDATION:
The Planning and Zoning Department recommends approval of this
Major Site Plan Modification request, subject to the permit plans
for this project be amended to show compliance with staff comments
and the applicable city of Boynton Beach Code of Ordinances.
DCD:dim
xc: central File
A:\STFRPT.CWA
EXHIBIT
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LOCAT\O~ MAP
MA\N STREET CAR WASH
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R-2
ZONING
I PROJECT:
MAIN STREET CAR WASH
201 EAST BOYNTON BEACH BLVD.
BOYNTON BEACH. FLORIDA
GATOR
ENGINEERING
SERVICES, INC.
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TITLE:
il'"
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SITE PLAN
200 KNUTH RO.. BOYNTON BEACH, FL 33436
407 736-7047
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Board of County CommissiohdS
, Ken L Foster, Chairman
Burt Aaronson, Vice Chairmal1
Karen T. Marcus
Carol A. Roberts
Warren H. Newell
Mary McCarty
Maude Ford Lee
County Administrator
Robert Weisman
Department of Engineerin~
and Public Works
March 1, 1995
Mr. Michael Rumpf
Planning & Zoning Department
100 E. Boynton Beach Boulevard
P.o. Box 310
Boynton Beach, Fl 33425-0310
RE: TRAFFIC ANALYSIS FOR MAIN STREET CAR WASH
o Wi ~,.Jnl
MAR - 8 '
ill
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Dear Mr. Rumpf:
As per your request, I am providing the following traffic analysis information
for the Main Street Car Wash land use amendments in the City of Boynton Beach.
Project: Main Street Car Wash
Existing land Use: R-2 (duplex)
Dwelling Units: 2 multi-family
Daily Trips: 14
Change in trips: 213 increase
Existing Traffic Volume on Boynton
Traffic Increase:
Total Traffic:
LOS D: 29,400
Size: 0.23 acres
Propose~ land Use: C-3 (commercial)
Retail: 2,461 square feet
Daily Trips: 227
Beach Boulevard:
15,275
213
15,488
A copy of the currently adopted County five year road programs is enclosed as per
your request. If you have any questions regarding this determination, please
contact me at 684-4030.
Sincerely,
OFfICE OF THC COUNTY ENGINEER
J)-- ~~
Dan Weisberg, P.E.
Senior Registered Civil Engineflr .
attachment
File: TPS - Hun. - Traffic Study Review
g:\user\dweisber\wp50\boyn36
"An Equill Opportunity - Affirmiltin' Action El11plllyd'
@ prinled on 'ecycled ".pe'
BOl( 21229 West Palm Beach, Florida 33416-1229 (407) 684-4000
E X H I BIT
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DEVELOPMENT DEPARTMENT
ENGINEERING DIVISION MEMORANDUM NO. 95-316
TO:
Tambri J. Heyden
Planning & Zoning Director
~it~~ ~ukill, P.E.
~ngl.neer
August 22, 1995
MAIN STREET CAR WASH SITE ADDITJON - 2ND REVIEW
\o)rn@rnnH~
~Q ['I IS 23'995 ~
FROM:
PLANNING AND
ZONING DEPT.
DATE:
RE:
We have completed our second review of subject plans and have the
following to offer:
A. Revise documents to reflect all comments.
B. All plans submitted for specific permits shall meet the
City's code requirements at time of application. These
permits include, but are not limited to the following;
site lighting, paving, drainage, curbing, landscaping,
irrigation and traffic control devices. Permits required
from agencies such as the FDOT, PBC, SFWMD and any other
permitting agency shall be included with your permit
request.
C. Provide Certification by Developer's Engineer that
drainage plan complies with all City codes and standards.
Chap.6, Art.IV, Sec.5A, pg.6-7 and Chap.23, Art.IIF,
pg.23-8
D. Permits must be obtained for work within R.O.W. Chap.22,
Art.ll, Sec.7A, pg.22-3
E. Parking lot dimensions, striping, aisles, stalls, radii,
signs, landscaping, etc. must conform with City codes and
standards. Chap.23, Art.II, pg.23-6
F. Concrete curb must conform to City standard. Chap.23,
Art.IIE, pg.23-7
WVH:ck
(':t.,^IN8T.2Nn
August 18, 1995
BUILDING DIVISION
MEMORANDUM NO. 95-309
To:
Tambri Heyden, Planning & Zoning Director
From:
Al Newbold, Deputy Building Official
Main Street Car Wash Master Site Plan Modification
2nd Review 201 Bast Boynton Beac~ Boulevard
Re:
The plan documents have been reviewed by the Building Division in
conjunction with our previous comments:
1. Site signs - No signs are shown, so I can only assume
that the applicant has been made aware that, in the
event signs are requested at a later date, they must
receive site approval.
2. Lot Zoned R-2 - The lot that is zoned R-2 must be re-
zoned to commercial in order to expand the business.
By virtue of the Planning Department, I assume this has
been accomplished, therefore, the Building Division
recommends that these plans proceed with the under-
standing that the improvements on the existing lot
would need to be permitted for relocation or
demolition.
df~/
Al New old
AN:mh
Att. Plans
cc: William V. Hukill, 'P.s., Department of Development Director
A:MAINST,CAR
RECREATION & PARKS MEMORANDUM NO. 95-386
TO: Tambri Heyden, Director of Planning & Zoning
FROM: Kevin J. Hallahan, Fnr.sterlEnvironmentaUst ~~ \t
DATE: August 22, 1995
, 1/'/
- t.:. 'J ' ~
U:
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--. -. r. "'<J
SUBJECT: Main Street Car Wash Site Addition Master Plan Modification
The survey of existing trees indicates most of the trees on site will be removed due to c~:lStruction.
The one tree on this list which should be relocated is a desirable native tree, a Mahogany 14 -16 ft.
height. The tree can be placed in the perimeter greenspace. The project should continue on the
normal review process.
KH:cm
PLANNING AND ZONING DEPARTMENT
MEMORANDUM NO. 95-449
TO: Tambri J. Heyden
Planning and Zoning Director
FROM: Dan DeCarlo
Assistant Planner
DATE: September 12, 1995
SUBJECT: Site plan Review - 2nd Review - Master Site Plan
Modification
Project:
Location:
Applicant:
Agent:
File No.:
Main Street Car Wash Site
201 East Boynton Beach Boulevard
Forward Progress Inc.
Jim Zengage
MSPM 95-004
The following is a list of comments regarding the second review of
the above-referenced project. It should be noted that the comments
are divided into two (2) categories. The first category is a list
of comments that identify unresolved comments either from the first
review or new comments as a result of the second review. To show
compliance with these comments will not substantially alter the
configuration of the site and design of the building. The second
category is a list of recommendations I believe will enhance the
aesthetics and function of the project.
All comments and recommendations can be rectified on the plans
submitted at time of permitting, if the site plan request is
approved. The applicant must understand that additional comments
may be generated upon review of the documents and working drawings
submitted to the Building Division for permits for the proposed
project.
I. SITE PLAN REVIEW COMMENTS:
1. The applicant shall obtain, complete and submit to the
Building Department a "unity of title" form that unifies
the rezoned property to the existing car wash property.
A unity of title form is available in the Building
Department and is required prior to making improvements
on the re-z~ned property.
2. The buffer wall shown along the north property line of
the new C-3 zoned property is required to separate the C-
3 zoned property from the adj acent R-2 property. The
zoning code specifies the material, location and size of
the required buffer wall. Adjust the location of the wall
shown on the section view drawing and site plan drawing
so that the wall is two (2) feet from the north, east and
west property lines. Specify on the section view drawing
the color of the stucco finish proposed for the wall by
color name, color number or designation and
manufacturer's name. To properly evaluate the option of
using a pre-cast concrete wall instead of a stuccoed
concrete block wall, provide a secti..::... . .:...... ..:_ _.._.l.-.; -
the proposed pre-cast wall including type and color of
the finish material.
3. Modify the spacing of the vines proposed along the buffer
wall (north property line) to be no more than (5) feet on
center. Also amend the plan to show at least one-half of
the total number of required vines as a native species.
4. Permits for the proposed development shall not be issued
until verification has been obtained from the State that
the land use amendments and re-zoning affecting the
property are approved.
Page 2
2nd Review Comments
Main street Car Wash Site Addition
MSPM 95-004
II. RECOMMENDATIONS:
5. It is recommended that a native vine be planted along the
north side of the buffer wall. It is further recommended
that the vine be at least two (2) feet in height after
planting and spaced five (5) feet on center along the
entire length of the wall.
NOTE: If recommendations are approved, they shall be
incorporated into the working drawings required for
permits for the project.
DCD:dim
xc: Central File
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