AGENDA DOCUMENTS
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STAFF COMMENTS
CROSS CREEK CENTRE
MASTER PLAN MODIFICATION
ENGINEERING DEPARTMENT:
See attached memo
UTILITIES DEPARTMENT:
See attached memo
PLANNING DEPARTMENT:
See attached memo
FORESTER/HORTICULTURIST:
See attached meml
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MEMORANDUM
June 21, 1989
TO: Jim Golden
Senior City Planner
VIA:
George Hunt
Acting Engineering Administrator
/
FROM: Roger Kuver
Engineering Inspector
RE: Master Plan Modification - Cross Creek Centre
COMMENTS:
1. Existing drainage structure at S.W. corner of site (catch basin #5) is
currently located in grassy swale area. Proposed parking lot modification
in that area does not address the redesign and relocation of catch basin
#5. Placing the inlet in pavement is in direct conflict with Article X,
Parking Lot Regulations, Appendix C, Drainage.
2. Eliminating grassing islands reduces pervious areas required for drainage.
Revised drainage calculations from Engineer will be required to meet City
codes as set forth in Article X, Boynton Beach Parking Lot Regulations,
Appendix C, Drainage.
3. Existing fire hydrant at S.E. corner of retail building is currently
located in a grassy island protected by concrete curb. Proposed parking
lot modification eliminates this island but does not address the redesign
and relocation of the utilities there.
4. Island immediately east of fire hydrant contains a 4" gate valve for fire
line. Approved plans include a note specifying a 3' minimum pavement
clearance. Proposed parking modification woul~ negate this.
5. Submit plans which address the relocation, redesign and restoration of any
and all utilities in detail and in conformance with City codes.
RK/ck
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'RECEIVED
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~~; ) pLANNING DEPT.
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MEMORANDUM
To:
Subject:
Carmen Annunziato, Planning Director~
John A. Guidry, Director of Utilitie~
--fiJI).
June 23, 1989 ~.
TRB Review - Cross Creek Centre - Master Plan
Modifications
From:
Date:
We have no objections to the proposed modification, with one
condition. In that the conversion of 3,500 square feet of floor
space to a more intensive use is dependent in part upon the
addition of parking spaces, we request the applicant demonstrate how
fire hydrants and other existing utilities will be relocated to
allow for construction of additional parking. The revised plan
indicates additional parking spaces in areas currently occupied by
hydrants, and other utilities.
cmd
xc: Peter Mazzella
..
RECEIVED
JUN IS 1989
PLANNING DEPT.
MEMORANDUM
June 27, 1989
TO: Chairman and Members
Planning and Zoning Board
FROM: Carmen S. Annunziato
Planning Director
RE: Cross Creek Centre - Master Plan Modification
File No. ~ :J-?;5
with respect to the above, please be advised of the following:
At the June 22, 1989 Technical Review Board meeting, there
were some technical concerns expressed by staff regarding
the addition of parking spaces to serve the additional
retail square footage. These concerns are outlined in the
accompanying staff comments from the Engineering Department,
Utilities Department, and the Forester/Horticulturist. If
this application is approved, the applicant would be
required to submit a site plan application, including a
revised site plan, landscape plan, and engineering drawings,
at which time these technical issues would be addressed in
greater detail. The possibility exists, however, that there
may be a conflict between existing improvements and the
areas where the additional parking spaces are proposed to be
added, to the extent that the required amount of additional
parking spaces cannot be added. On this basis, it is
recommended that approval of this application be contingent
upon future site plan approval to add the necessary quantity
of parking spaces.
c~ --. jl r
CARMEN S. ANN ZIATO
JJG:frb
Encs
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MEMORANDUM
TO:
Carmen Annunziato
Planning Director
FROM:
Kevin J. Hallahan
Forester/Horticulturist
DATE:
June 23, 1989
RE:
Cross Creek Centre - Master Plan Modification
The applicant should show calculations of landscaping square
footage being removed where parking stalls are added to the
revised plan. The total interior landscape square footage should
be 20 sq. feet per parking stall.
KIft~HJlah~
Forester/Horticulturist
KJH:ad
DOC:A:CROSSCK
EXHIBIT "A"
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DEN HOLTZ
HODES
June 27, 1989
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RECEIVED
Hand Delivered
JUN 29 1989
PLANNING DEPT.
Mr. Carmen Annunziato
City of Boynton Beach
200 North Seacreast Avenue
Boynton Beach, FL 33435
-
-
Re: Modification to PCD - Cross Creek Centre
Dear Mr. Annunziato:
I would like to submit to you and the Town Council for consideration a proposal to
modify the PCD masterplan for Cross Creek Centre.
Our original application was for an all retail center of approximately 50,000 square feet
which eventually was changed to allow 20,000 square feet of retail and 15,000 square feet
of office in two separate buildings. This change was a result of recommendations from
Staff and the Planning and Zoning Board. Our company was forced to accept this
arrangement; however, we had serious concern about the marketability of the office
portion. These concerns turned out to be justified as we are 100% leased in the retail
portion with a waiting list of several retail tenants and only 40% leased in the office
portion. With the extensive glut of vacant office space in the area in more legitimate
office projects, I would think that a fully leased, healthy project would be preferable
from the City's and residents' perspective. With over 1,100 feet of frontage and less
than 200 feet of depth, the site is perfectly suited for retail tenants which is proven by
the happiness and success of the tenants in the retail building.
CONGRESS BUSINESS CENTER
12HIl NORTH CONGRESS AVENUE, SUITE lOR
WEST PALM BEACH' FLORIDA :33409
407-li97'3700
AN AFFILIATE OF DENHOLTZ ASSOCIATES
1600 ST, GEORGES AVENUE' P,(), BOX 56 . RAHWAY, NEW JERSEY 07065 . 201'381'1115
Mr. Carmen Annunziato
Page 2
June 27, 1989
This proposal is therefore to request a modification to the pcn masterplan to allow
retail uses in 2,775 square feet of the office building as described on said masterplan.
I can add sufficient parking on the site plan to accommodate the increased parking
requirement.
Please let me know if you require any additional information to consider this proposal.
Thank you for your continued assistance on this project.
SR:pk
Enclosure
Six (6) Masterplans
cc: Kevin McGinley
Honorable Gene Moore
EXHIBIT "B"
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I '"Ill
this context, the proposed rezoning would be contrary to the
following Comprehensive Plan policies:
(1) To provide a suitable living environment in all
neighborhoods (p.6)
(2) To preserve the present stock of sound dwellings and
neighborhoods (p.6)
(3) To eliminate existing and potential land use conflicts (p.6)
(4) To encourage the development of complimentary land uses
(p.6)
(5) To encourage the development of commercial land uses where
the impacts on residential land uses are minimized (p.?)
(6) To discourage the expansion of strip commercial development
(p.?)
Based upon this analysis, it can be argued that the proposed
rezoning, if approved, would result in a grant of special
privilege to an individual property owner as contrasted with the
protection of the public welfare and, in addition, would have an
adverse impact on property values in the surrounding residential
enclave.
CONCLUSIONS/RECOMMENDATIONS:
Commercial zoning of the subject property would be inconsistent
with respect to Comprehensive Plan policies for the location of
commercial uses. Rezoning would result in a significant change
in the character of the neighborhood and would have a negative
impact on abutting residential uses, particularly in the Venetian
Isle subdivision. Rezoning this property would also set a
precedent for commercial zoning of the R-3 zoned parcel which
lies across the L.W.D.D. E-4 canal to the east, bordered by West
Boynton Beach Boulevard to the south and Old Boynton Road to the
north. This would result in a further change in the character of
the neighborhood, particularly in the vicinity of Old Boynton
Road. Whether the change in character is desirable is the
underlying issue in this rezoning petition. It is the Planning
Department's conclusion that changing the character of the
neighborhood from residential to commercial is not desirable, and
that the property is developable under the current residential
zoning. Therefore, it is the Planning Department's
recommendation that commercialization of this parcel not be
allowed, and that the application for amending the Future Land
9
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Use Plan to "Local Retail" and rezoning to C-3, "Community
Commercial", should be denied.
PROJECT APPROVAL
If it is the decision of the Planning and Zoning Board and City
Council to approve the proposed project, the Planning Department
recommends that the rezoning to PCD be approved with an
"Office/Professional" land use category as opposed to a "Local
Retail Commercial" land use category which is being requested by
the applicant. It is the Planning Department's analysis that
such a modification to the original proposal will lessen the
impact on the surrounding residential properties by eliminating
local retail uses.
*
f it is the decision of the Planning and Zoning Board and City
Council to approve this project as submitted, a condition sho~ld
be attached to the rezoning approval to limit uses in the 15,000
square foot office building to those uses permitted under the C-1
(Office/Professional) zoning district regulations.
In connection with any approval of this project, it is further
recommended that such approval be predicated upon the applicant
agreeing to the following set of ~onditions:
(1) That the applicant be required to submit a modified master
plan indicating a height limitation of'one (1) story and
providing for any limitation placed on this project as noted
in paragraph #1 and #2 above.
(2) That the utility improvements be constructed as per the
requirements of the Utilities Department listed in the
memorandum which appears in exhibit G.
(3) That the developer furnish the Lake Worth Drainage District
with the required rights-of-way for Lateral Canal #24 and
Equalizing Canal #4 as noted in the correspondence from the
Lake Worth Drainage District which appears in exhibit G.
(4) That the developer be required to dedicate 60 feet from
centerline for the ultimate right-of-way for Boynton Beach
Boulevard.
.
Ca.~ {f~
Carmen S. Ann ziato
10
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EXHIBIT "0"
If\.M
LAND PLANNERS
RESEARCH CONSULTANTS
MARKET ANALYSTS
I '"j~'
LAN'O RESEARCH MANAGEMENT, INC.
1280 NORTH CONGRESS AVENUE
SUITE ##108
WEST PALM BEACH, FLORIDA 33409
(305) 686.2481
17, ' 1 $'86
, ~
Jun~
Mr. NicK Cassandra, May~r
City of Boynton Beach
120 N. E. Second Avenue
Boynton Beach, Florida 33435
Re: Cross Creek C~nter,
Dear Mr. Cassand~a:
As ~uthorized agent for the referenced project, I am offering the
following voluntary conditions, to be placed on subject site upon
approval, in order to reduce potential conflic~s to surrounding land uses:
1. Developer shall construct a six-~oot concrete wall between the retail
portion of the project and the north property line, supplemented by ~
six-foot berm with a 4:1 slope within the 25 foot greenspacej
2. Developer shall provide landscaping along the northern property line
or within the greenspace by plantl iog trees an average of 20'feet on
center with an average height of 15 feet;
3. Developer shall provide a 1:1 screening for all roof equipment;
4. Design of mat~rj~'~ and scale shall be compatible with single-family,
Cl.nd multi-f~,:T,j: '5id~ntia,1 U3es.
5. Architectural fascia on rear of building shall be the same as on the
front of th~ bui lding;
6. Lighting shall be directed away from residential areas;
7. Building height shall be restricted to 15 feet, as measured to the
underside of the suppo~ting roof structure;
8. Office building use shall be restricted to those uses allowed under
C-l Zoning District;
9. Develop~~ sh~ll not util ize ~djacent waterbodies for recreational
purposes; Cl.nd
10. De~elop~r shall provide own~rs of the Villager Shopping Center with ~
cross access e~sement agreement.
R~spectiul ly Su~ni tted,
~~~
Kevin G. HcGiniey I
President
KGN; rs
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