Loading...
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 ~ f.[l~lr(e lSSUCS: 1);~r<J-<:.-fsc..Y) {gf, r~<;'-;ca,,,f-1<1--( '--S~-s-./'4n.f) 11?c rcc<:>-"",-IfY'\.= y\.c..~.+-t'-V\ (~){'l'L:r, f1,e r'lvYlVv;<-->",,';+v l{li(r",~p('n<:.-.-c-f PI-A-'''' fwo ---- -.--....-.---------- ~------- 'G ---W--cr- . 6.- -'-' . ~ :?~f~ ~ (-~, . :~ " ,s f= VIe)' ~l, O~jo;t,---f~vc / p r (cr rt .,Q.. s'- "->7C ~-L- 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 1::0" LJ I -rl,...,... D,-, s Jcc.,-,""""'~*- ,., -r1. u-- -f tL-~lI "- L J<"O<2 Yh"-',. C <.;,--r kG- s ~ r5 G.."5 C '" S '-; "" tr; 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 ...., ~ f r1 :5 0 VVO M ~ '1) "/<J- rf L 5 -;17'" 5* {T'~-r' f I ~7 d2; 'c c,_l-c s ~.. /,/ ~. )'/70- , ,y /; S 5 U<e 5" I . / ~n C ~ f I' '7 I <; S '-~ <; J.; c A j~5 -1-/; -fie r ~=?<." .,<C 'E' c:-oy,'J' {he ... / ,)/1 f 5 <-'c ( <::L 5 (lC'"CC-:> '"> (--(r ~ c::)<- rdL'r/~"\ '{ he ~ G' (~ (c;q.s ~ b c; s:vt e S S J --;-/-; c.. =:-r;. 5 )r<3-.~ I (; Y () f ~'1!"S )~c~.A~ J/VC", j{-S'- ~ '75 C' 7' f1 -Izvt Ts ~ ~ c C~ Kc.:0/e> L 6-- {L:-/ ..c h ,,-,'" < c -fc c-i ''5 f-'::: 5, ~ ~ C'(L"-- Cc~ j It < 0-. + '/Dt~Y-/)'0; ~/ -(0 /,...LJ'I. I j _' + I( ""- 6-,-:1(;.'(' I '5 '-," s i 1fk-"51 (: Cl ~ 1)""'" . f;~ Q " rt-f'>c: Y -c ;:: .~~c ~ uf' --rke- (, IL u J I I-tc Qp:.., C0~"S (\. b <:" 5'~ y,ess ~),~ -r j 'fc::--5 f.J~ ~_-r- ~~<- .(x)//1, <) <-; ~ l, 6.... "::. J, +-~ ~ fll~ r. '<:~ 6-.-p ()"--c:.- 'C C::)'''' n_c r= ( 1 L 1-. J ,.1. \ \ ------ '-.s.---""~' \J L 'Q I:; ~'-l C"-C [ r. V ~\~( , .f low eve" S~~ij;rl" ,- Lc t ~c.: '. (. 0", . ' ~. ( ,,!,,{ ( i \ ) ! , ) ",.,' f '--. , ' , , .-f I -\/ \\ ,-: \... "~ ~:... ...-\ "~ !: ..... "-..t\ ......._, V l 1 r /' h.~ { . ,\ j.-~ '- '}l:, , / J \, -' iltJ\ -T ~ .':- , .-', '- :. " ,-, t '., :-, =( ,-' ,'cL '\ , '-t' '( 'I ,I' .. ,"",,~':._\: '. '" \. ('-< _~_,_~--......-.~.J-.---._"_~;; """,-=",C__. -t:.:.'~.. . . "","~=--~._~ 7- ~" ,i. <:. ~: I \ c _ ' , \.. ,1_ >: ! " . ---,i , j ,( . -, J '--. J /' .. ",' ", ''''( ,.J' -t ,/~ . I , . .J . ~l :'J-\ , "'~ '-- (v \ \\" ...._..... . ( / ,of "'.1\. /- - ( ., ,,'- \. C. (, , 1" ~",:~ \:~-f \ (,' 'I LeI -{ , \ \ . '- -=--~'-~ ~.~ , f _" - / we: t' , .1 ".)....., '; \, '-'... -( , " -(:, \ \' ,.,.- . vL ~:3:-.~.~..__ .. ! ! r'" '<~~-----t2~~-,::':;;'::,~~~::.::--r'-, ~-"(:.." --~--+._------ , 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. .7 .:.0' \~(~- 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 -' . -'..1 , F' c.' , ~) -.J ..'- ~...._~_,_'''''''-''''''_____ 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 ."'! \ \ ' .' Memo No. 95-069 -4- March 10, 1995 lo' \f'" ' 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 -6- 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 I ,...-" NI. · I";::: S[ i--- RU : ~{\ : 1 \ \ ~~:~ ~~8\I ~ '" ------- ~ ATTACHMENT "B" COMPREHENSIVE PLAN POLICIES AND SUPPORT DOCUMENT TEXT ATTACHMENT "c" EXCERPT FROM COMMUNITY REDEVELOPMENT PLAN I r r ( r [~ ( [ l. I L t l. l L l L L L 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 " f r ( r [ ( f l. I L ( t L L l L L L 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 o 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 V-20 t r r . r r [ l f l I l l t L L l L L L 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: I 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, 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 ~ 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. 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 1 ~ ' , . I ~ . \ \ \' \I-:::~c::::l yjD:: ~'\" I r)' ~ .. LY ~ ."E ~\ III I ~rtJl ~ ;:..\....... \' I · " ~ /at -::<.J, ,D 0'1 ~ \. ii.'-" I-.>-"./' - "\ \.- ..~~~ / \ ~ >-: -.., ~ 0 nIl _ ., \ ,?,,,,~u ~ ~ :::: l;..('.j -::..v""'r''''' ::1 , Ll- \~ 1'" ' ,..,.... ," t i1' I I \\ \ \ '"' ~' ~..:r \ ~I "\ "\, "\' 1~~ t:::: LL II , 1,1 I ~~ n-1":-' v ~ I..:::::: :\.... -. u..-.... r \ _ I if :;;;. .. "', · ... 12. 0 - ...u -' - ';-' .....-- ~p;:!""D& -- ~ :. \;- . ~, > _ V ~ " I I ...., -n",.- ~. ~~/t- 'j; ~ ,~ t::: "^ 1Y..."r ...... ~, I ;" \:::-"~B~o ~t\\~l~ 1 " ~ ~ r- ,_.. I ~ \_J( A ~ ;:::' ....."1 [ · V"Oj' _ ~ __ \\ ,..... ,~ '~~ i l::t ' \ II ,: I , II \ ,I!;. .... \ ," 1 · \l ,\ il I...l. / 1 ""111 ." s-=- _....nM ' .. _ _ oY"'~ IS'-~ ~ T :;:::; 1" , :;;..... ..... ~; ~ '" 1\ \ \ ~ \' ~, \ I l" ~ I - ';0 ~ I, i 'S'f, ... IN"-" r~\' r: -:l ~~ \ ~ ~.iII~\\\\~ IJ \ ~\~'\ 1.. 11~" = CE, 1\r2 ~ ~. \ rr,; r=. '" \ \ ..' ~ ' s.E. l\ ,\10\\1\- ~A;;.' , ~~ . : (T1 ill ~ ,,! bI"' \i\' ~ ::m' .,.i _~ : .:ill" lIT m, \ \ \ \ \li: ~ m\ ,\ '\ f\ \ z~ -A~ \ "\. .' . I ~ 1 .i I '" \\ ,~"II ,<<, ,R!). HE- . i 1'\ \ \ \ \ \ \ '\' ,,\ ~ ' : . " , I LOCA1'\ON "'AAP MA\N S1'Re.e.1' CAR WASH - ;;;;.,I. \ j )/ \\ ~\ \ \ \ ~ \' \ ()-~ ~\ ' 1;\ ,\ \ \ \~ , ~' ~L -.~ t ~ I · . ..--,@Mf.[ I't-- ,:.-- \ ~err .~ ~\T p, i l..-- _\ - L-- , \ \ .------- 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: I 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 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 ~ 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. 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 .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 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 '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 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; ~ 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,CII"IK.IlIlP I- ATTACHMENT "A" LOCATION MAP ., W ;@ ~ I II :! ,,' I ,1 ,,-~r:::::I .r-tJ t:::1l 'LX _I ~.'l:;' 0< I \ I ' ~i)' ~ I ~ B LW ....-1 -' ~, \ \ , \ ~.S'l ~ · ~~r[. ~ c<:?,1l 1\-1 _ I 11' -, T'--' C1t .-- t:;;lL ~+ITD 0 a.. ~* c-H _ \ - ,':tl!~+fL ~ ~ -.::;.J r"" '\. __ ' ..-""'i " , ........u: ~~m-~ p'" t:::V"f .-l r ,;. .~ f=::it \ y....... rr __ I \\ i'\. ~ 1 \ I' .:sl,...\ r'"" ........ ,y . - \ - -f"....--~ [C... "'J \,....,. ~~, ...-.... '" _ iZ;;;'- '-' _ y _0 _ ~ _ _ - r - t::'-7I@ ~\-\ \ 1'- '.~~.-.~'~ ,- p, ~ (lj, /1 ~~ ~~ ~: -- ~~_:'jtOo ~~l::~ II' I ~ ~~ ~~: : _,y/'1' - ~~," ~ 0' : V'J'''' -'..-' l' l""l ,,. ,;;L"j;' I' I \ I .;. _ ,~\ \~Ol",'" ~: I . ~ il : : -<J"' ~ ~ .. · . 9 g\ ".\ _.' 1 Ul\@- "e. r .. I _ ~ "oo ~:ni .. ~ · I '\ 'I \ \ \ \ t:::1 \ \ I ......,.. ~ Tf{( I ~. ..~. :: -.. r\ ,; ~ \\\\\ ill I I I ~ I'\..~ ,: ! ~~I VJ' ~ "~~I ~m 1 I \ \ \ ~\ \ ~~ mm r ,~, ~@.\~, J {ill P \~ n \ [A; \ \ \ \ \'II ' !tt\ T \ IT \ ~._ I \ i : , \ I I \T\f;\\\\\'~ \~ i . I \J.lD-~ I I . LOCA1\ON- MAP MA\N S1RE.E.l CAR WASH \ '" ~'" \ . ,\ ~ ,'\' i\ \ ICn \s1'. ~ \\N ~1n\ \\ I \\' ~ 11 ~\ . ~\lli \ llJ \1, \\\ ffiF A'<IE. . \f\illID_- ]\ (\mi'-~\ \.'1\\ \ ~ ,:mI3ili\\~- ~ IIi .... ~ 1.. \ ;~, g r \ \'"' E;:::, 1 s.E. t-: '" 1 · \ \ J~ IIII ,,~~ ~\ ,\ \ \ \~ \ \ \ ,----- , 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 w ATTACHMENT "c" EXCERPT FROM COMMUNITY REDEVELOPMENT PLAN Ie I r r ( r r. ( [ f. I L t l. l L l L L L 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 "A" . , , LOCAT\O~ MAP MA\N STREET CAR WASH p ... ) ';\ I 1 I ' I ' b~ : ~--.- ' )'~ ~ ~ ..,..- ~ \ r -~ 1 ~ ~-~ IJ:. ~- ~ L&.l. . H i l~[ - ~ l~~ .'i '1;:- - ~ . .~~ .....- .... ,,~ 1 C~~; E X H I BIT "B" . I ' " 0 Cl ... 0 .. 0 L' 0. il t z % P '" > ;;l 1il ~ i ~N ~ 0/0 :4 ~ I < ZIV oG' ., OJ ~ :; ) ~ ~ _~ I! :pi ~~.~ il'~, -! ~i ~ f I '" . r: o 0 ~~~ ! "P~ ~ 'i' ~ B 0'- ~~o n ( J ] ~ , ~ ~ .. "' " I I M I~ Ii ,~ I ~ I j I ; I , I I I : I I 5 I i I i :~:! I ~~!, I :r i~ ~ Kll~ I ~~ i I I I I I I I J I I I I I J I !eX!:!>T l~' l>_jT~'" :!o""T~'" ~ -..........- - - --.- - --- - - --....----~~----_t_----'"""to_-- - -~--<? BOYNTON BEACH BLVD. "'>T 0' w.,.. ".," ___ t ~ w L~ I ~ ~ ~~S >z r~~ FJ:2 CD 55 Ie' Dol ~ I ~V':l:a C'IJa rr - - - -- t ~~~j;t ~lIIiil -:l:~. ~:l:. . @ ('- F eC' ?~t ii'r~ I ~~F ~~ I l' ~ .., IJ' ... '~a~ ~!l I > ., .. 10 ~ ~V'~~ S~~ ~ q > (' t " -::I~ ~" I 10 " I '" ii IJ' l' ~'" z '" (1 .. '" ~ . ;;;O~ IJjlS I > '" " " ,^ r ~~~ ~~F z ~ .. G s', ~ G t ~ .. ~J:. .( '" > ~ r (1 10 '" > " " " G l.' (' ~ ~ t "1.1 " I ~ o IJ o -< Z(' ...- 0'" z-< --....... ::f' "- . , ~Ol &liCl:\oT .....'" ,.....11::1 .."'. l\ ~~ :> C' :r ~ " '" ~ r ~ . I II I 1 I I I \1 I ~ I() I I! I ~ I~ 1 . 1\ ~ I: Ii! ! \ I~ ~i It: I \h!i I Ii ~ ~ I ~ ~\,: ~ z I -, ~i:Ji I ~ I' I~~~rm.' , t ~ ftl! 'II!~ !if~!;:- I i ~~- j:~ ~~a~ I i~ ~:~a~1 I \- ~:ii ~ e I a ~tgi5 I 1, l, Tr jl !i.g ~ --'-__...1 ~~ ! : I l..-I 1~~ ~ II I IC'Z I1lll' t I' i I tl ! I II I: ! \ : t ~ ill ~ t --1, 1tIl1't1 .oo~ ..ow l' C :;: :;: G ; fi , : :: I ? - i l'~ ~ J J ~ i i ! ~ . 1 N - 1 . - I i i II 0(' , ~\ i ~ . . ~ 1 I , 5 I Zt..> ; (j\ i I 1 I i i . I ! i - 8:; !~ .1= ~~io ~f ~~~~ ~~5 l"~~ :a ,or t !: -5 . ~~ 11_ V' :l:j ;,Z tll' ~ ... 01\ "x -<- ~ IJ-\ Cz FlI' o ~ ('j Qc- ::1 Zl. (j\ D' ==1= = = .. ,~! t ~ I II i 10. . " ~ . ~ I I I JI iU ~ I m I! & I I " ~~ . , . j'r. o ~ Q 1.31.2$' ,,=-=-=-~= ..:aNI. W*'-L. W'I'" .'I'vc.... ~....,... i R-2 ZONING I PROJECT: MAIN STREET CAR WASH 201 EAST BOYNTON BEACH BLVD. BOYNTON BEACH. FLORIDA GATOR ENGINEERING SERVICES, INC. I ....... c::D'nrT ftUoT nil 1IU'ftW; .... ....... 1'1 lIfftIIIo__",_ --. TITLE: il'" -' 'iil SITE PLAN 200 KNUTH RO.. BOYNTON BEACH, FL 33436 407 736-7047 . w !;.lo1tWt DtCICDINC ~ -.c n<n.... Clf 10 _~. CIPC. Ic..r (~ lJ'Jn)." ....." OMlil ,ac_ n~ ....n.o.... M I")PII[:SS "'T'\'DI .. "'~:lnOh ,... (..~lt.. '.....n~'..~ 'r~ h J ~, /..;./- 'E 1t l:i 1. B 1. rr "e" . 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 .' :tl';. ...~ 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 "D" 4 , , 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: ,......~J --. -. 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 .:2ndColl,CWA 'yrlo-;>t5-{ya:f ~ Lbs? 'P- z.<"":7 - ?1b=,S5 i"J S=~_k. .,... tJo p::-:> Arf- S ~b ;v\' -\,f- ( ~.._.~_J "" "'- -, f ' J rY-" d" {.. .. ,,!S I/tX/ ,J.fie.~ j" COle. r {"-.> OiV'"'-' ( . -r ( . .::J. ~ !:J ~ {5 1(6C> ;1/6 Ire...... I" !'Jr' -. · 'lX'1 ;.h/iCe- Ic?~-;,ptl 'l.@!i""' eJ .. (( _?,S /_:23-75 ?+- 7) ?J.(:c ~o--fl'7 ; ce- f j, f- 'c. Ife."....r: 'J ; --r; J- L ~_.J. C..-.l'1/f Ivl'-..)'- 3" ".2 i .. ,,?.5"" 1,.,-,,5...,...,11 '1'" ~, .. / , 3 ~ I if' '15 3 - .:;1, (.5 ,.srrr \ : G-A..' <7-. . ~' ~'<' 'co> ~ '0 G ~eK "1 (Yl ~~ >fl S -/r-e. e. f C' q-r .~ It '~C c:.c.-.r> ? qV.::.s-l: <::~ re.~ C K A ~ -h-~ f f!:d J-r "~. F ~ S;c:- ~ -r c....-~ Tu's"i, p;~ it,,- lJ~ d:-s 4cr'f1rrr:\)-f~ fr -Ii e.. c.a.,\ =-0- . /~ ~) .'" > ,{ ~.J~ ~ ..J~o.-'.~,~/f- t .. '\) ,'_ ~/ CA-VJ.c..e (-).~ J..!' v ).c.,C ;(.. ..'5>' ? ~c:3 'R / ~r'" u Jet' ~,,-:J ~Q.~'-~ ~.I:" ~ L~(j) PoOk f( - - w /, y Un frc-d), ~ ft~ ~c.~~~ >-.. 5"fr;- ff - ~Y\,^, t- 'f,:') L \ :;;>- " t ~A}-.."?! ~ <- VVV-{) ." _ _ , fv? C:-. ny v$C s: 01;)l.J r& Go r~.~ -I ?e.-,o fc:.. ~ n'J6; +t~ cfL~'-k~ 6--'~"'- b-r \";.,,,.J...Q W 6<: o-+-fr~~-/<c'c ,.,. ?C IJ' ;C v~..Q. <>-.s C 4? rf B ~,,(c-r/ 17.'-~<-~ ~ 7,,- K c::. .{ e f~f' 0 I CC-L-' '-"-"So .,-~ ./0 C~cJ~ F~ ''( W'\ ,', - rr G~..,iJ "e;] c..,~ .,' - p. / f-l,frl ~ or~'~ 'T7'~-", - V~ r. i cL ( ~~(j2 r;~1-.1 -tYv- f/?c... p~..." 'fI? J: M 6,lJ2c:. t/L - ~T +-1_,1' ~",,:,f-...,... 'f'r C <'"v'\, +:"u"'~.s (~ d <C.( s; ~ '-N\. s: l) ....bc:,...y - (YJ(j hdv, k A Yl7 dAdl ~seh5-/dQ K' &otCfe:. J?