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REVIEW COMMENTS A. LEGAL B.3 & B.4 cc: Development Planning 95-313 Utilities PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. Agenda Memorandum for -July 5,1:9.95-City Commission Meeting TO: '-Carrie Parker City Manager ~ Tambri J. Heyden ;~ Planning & Zoning irector FROM: DATE: ~une'--2 9 ,p;gS SUBJECT: Lake Worth Christian school (LUAR 95-002) Ordinances for Future Land Use plan Amendment and Rezoning Please place the above-referenced items on the July 5, 1995 City Commission meeting agenda under Legal - Ordinances, First Reading. DESCRIPTION: You will recall that 6.2 acres of the original Cedar Ridge Estates Planned Unit Development (PUD) have been acquired by the Lake Worth Christian School, who is now requesting that this property be reclassified and rezoned to Public and Private Governmental/Institutional and R-1AA (Single Family Residential), respectively. RECOMMENDATION: The Planning and Zoning Department recommends that these Ordinances be approved; however, based on the following conditions: 1) acceptance of an abandonment application for the right-of-way remaining (from the PUD) on the subject property; 2) submission of agreements between the School and the developer of the PUD which address use of the drainage area within the PUD and specifically reservation of capacity to serve the build-out needs of the PUD, and maintenance access through the PUD for servicing the recreation area; and 3) showing unity of title through appropriate documentation. The applicant has consented to these conditions, and to submitting the respective documentation to the Planning and Zoning Department by July 7, 1995. TJH:mr Attachments D!LL1,LWCSORDS.AGM PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. ~ TO: Chairman and Members, planning and Development Board' THRU: Tambri J. Heyden, Planning and Zoning Director /)~ FROM: Michael W. Rumpf, Senior Planner DATE : C'iTune~:~~9; f9g:s:-:::= SUBJECT: Lake Worth Christian School - LUAR #95-002 Request for Land Use Amendment/Rezoning INTRODUCTION J. Richard Harris, agent for the Lake Worth Christian School Society, Inc. is requesting that 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road (see location map in Attachment "A") be rezoned and that the Future Land Use Plan designation be amended. The current land use and zoning on this property is Low Density Residential and PUO (Planned Unit Development), respectively. To prepare this property for use by the school, the applicant is requesting that the property be rezoned to R-lAA, Single Family Residential, and the Future Land Use Map designation be changed to Public & Private Governmental/Institutional. HISTORY In February of this year, a master plan modification was approved for the cedar Ridge Estates PUD, located immediately south of the Lake Worth Christian School. Part of the master plan modification request included deletion of the subject property from the PUD (see approved master plan modification in Attachment "B"). Approval of the master plan modification was subject to rezoning of the subject property from PUD to an appropriate zoning district for assembling the property with the school property to the north for expansion of the school's facilities (see conceptual master plan for school expansion - Attachment "C"). The subject property was acquired at the beginning of the year by Condor Investments of Palm Beach County, Inc., owner of the school property and developer of the Cedar Ridge Estates PUD and leased to Lake Worth Christian School SOCiety, Inc. This request will rezone and reclassify the subject property consistent with the remainder of the school property. LAND USE PLAN AMENDMENT PROCESS Since this application meets the criteria necessary for processing as a small-scale amendment, the application will be transmitted to the Florida Department of Community Affairs (DCA) follOWing the adoption of ordinances. This request will be transmitted to the DCA as an adopted comprehensive plan amendment, and will follow DCA's abbreviated review schedule. However, the amendment will not be official until apprOXimately 15 days following finding of compliance by the DCA. The entire review process (by DCA) will require approximately five (5) months to complete. The following analysis is prOVided pursuant to the city's code of ordinances (Part III-Land Development Regulations, Chapter 2, Section 9), and rlc=i=:. ~:.~: :;:. -::~.I :-capect to the transmittal and review of small-scale land use plan amendments. This analyai8 will focua primarily on consistency with the Citylscomprehensive plan objectives, policies and text, and compatibility of the proposed amendment with adjacent properties. ADJACENT LAND USE AND ZONING The land use and zoning in the surrounding area varies and is presented in the table below (as the subject property is irregularly shaped, please refer to the location map for a thorough understanding of the location of the following identified uses): Memo No. 95-268 -2- June 9, 1995 OJ rection Nortll !lg S.-\L Rai lroad right-of-way Zoning N/A East SAL Railroad and 1-95 rights-of-way N/A South/Suuthwest Cedar Ridge Estates, planned single & multi-family units pun West/Northwest Large-lot single family homes RS (County) ANALYSIS PURSUANT TO SEC. 9.C.7 OF CH. 2, LAND DEVELOPMENT REGULATIONS This section of the Land Development Regulations requires the evaluation of plan amendment/rezoning requests against criteria related to the impacts which would result from the approval of such requests. These criteria and an evaluation of the impacts which could result from development of the property are as follows: 7.a. "Whether the proposed rezoning would be consistent with applicable comprehensive Plan policies.. ,". Although the Future Land Use Plan is proposed to be amended, the request is generally consistent with comprehensive plan objectives and policies, in part, due to compatibility of the proposed land use classification with adjacent land uses. For example, Objective 1.17 below is typically referenced when residential uses are adjacent to, and potentially impacted by property proposed to be reclassified. Obiective 1,17 - "Minimize nuisances, hazards, and other adverse impacts. ..to residential environments by preventing or minimizing land use conflicts." In general, this proposed amendment represents the replacement of residentially classified property (for single family homes) located immediately adjacent to the S.A.L. Railroad right-of-way, with property classified as Public & Private Governmental/Institutional. The single family home portion of the Cedar Ridge Estates pun would become more protected from nuisances, hazards and negative impacts associated with adjacency to the railroad and 1-95 rights-of-way by separation from these rights-of-way resulting from the school1s recreation uses. Although several of these single family homes are on the periphery of revised pun boundary, and as a consequence of the amendment, would now be adjacent to active recreation facilities rather than other single family homes, the overall effect is a net positive change given the increased distance between single family lots and the railroad and 1-95 corridors. Most recreation uses are generally compatible with residential uses, and any potential nuisances or hazards anticipated from the active recreation facilities (e.g. noise, lighting, traffic, etc.) would be addressed/mitigated during the site plan review process. Lastly, although there are no comprehe.n~i."Q 1:)1~'." :,...H,.~...,: that specifically promote the prOVision of recreation facilities within private schools, this proposed expansion of the school's recreation facilities is consistent with the overall goal of the Recreation & Open space Element, which is partially shown below. Goal #5 - "Provide adequate open space and recreational facilities and programs to meet the needs of present and future residents... ." The following additional objectives, policies, and issues addressed below are either typically referenced by the Florida n~partment of Community Affairs (DCA), or required by them to be analyzed in the review of proposed amendments: Memo No. 95-268 -3- June 9, 1995 Obiective 1.2 - "Coordinate future land uses with soil conditions so that urban land uses are prohibited in locations where it is not economical to remove or treat unsuitable soils.. .'1; and Policy 1.2.1 - ".. .prohibit development of urban land uses where the removal or treatment of unsuitable soils would be uneconomical, provide that unstable soils shall be removed in all construction and land development sites where soils would affect the performance of infrastructure, drainage...". No extreme soil conditions are known to be characteristic of this property; however, this site is small and physically typical of adjacent, developed properties. Furthermore, policies such as those above will ensure the use of proper development techniques reviewed during the site plan process. Obiective 4.4 - liThe City shall,. ..protect all remaining areas of substantial native upland and wetland vegetation and eliminate undesirable eKotic tree species."; Policy 4.4.1 - ". ..the City shall require...a detailed flora and fauna survey on any "B or C" rated site...; and PolicY 1.11.14 - ".. .provide for open space preservation by requiring the preservation of 25% of all "A", "B", and "C" rated sites...". These policies are not applicable as this property is not recognized by the comprehensive plan as having any environmentally sensitive characteristics preserved through application of comprehensive plan policies. Obiective 1.11 - ".. . future land uses shall include provisions for the protection of.. . archaeological resources and historic buildings...". The city's comprehensive plan requires that historical resources and archaeological sites be preserved and protected. However, the subject property is undeveloped and there are no archaeological amenities known to exist on this site. 7.b. "Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare; and 7.e. "Whether the proposed rezoning would be compatible with current and future use of adjacent and nearby properties, or would affect the property values of adjacent properties.". The proposed reclassification, rezoning, and use of the subject property would provide for the expansion of an existing use (the Lake Worth Christian School) which is consistent with the established land use pattern within the arp~. ~Q M~" ~~ M~t~ the current and future uses of adj acent and nearby properties. Furthermore" in addition to being generally compatible with adjacent residential properties, the proposed use may be more preferable over residential use at this location, given the proximity of the property to .the S.A.L. Railroad and I-95 rights-af-way. 7.c. "whether changed or changing conditions make the proposed rezoning desirable." If there are any changed conditions or circumstances which have motivated this request (and potentially make the reclassification and rezoning desirable or justified), they would include the modification to the cedar Ridge Estates PUD master plan which included the Memo No. 95-268 -4- June 9, 1995 extraction of the subject property from the PUD, making it available to the Lake Worth Christian School. 7.d. "Whether the proposed rezoning would be compatible with utility systems, roadways, and other public facilities." Florida Administrative Code, Chapter 9J-l1 also requires that the availability of public facilities be analyzed in connection with a proposed amendment to a comprehensive plan, and that the maximum potential demand upon public facilities be determined. The following facilities were analyzed in order to ensure that capacity is available: Roads: Although Palm Beach County has not completed its review of the traffic analysis, it appears that the traffic impact analysis reviewed not only use of the subject property, but traffic impact anticipated from the School's proposed master plan (as a site-specific rezoning). Since the study references 382 additional trips per day to be generated by a 350 student expansion of an elementary and middle school, it is unclear whether the additional outdoor recreation facilities, additional school buildings and auditorium were evaluated. The traffic analysis concluded that traffic to be generated from the master plan would not exceed established levels of service of impacted road segments, and would comply with requirements of the Palm Beach County Traffic Performance Standards ordinance. Therefore, traffic concurrency certification will be limited to an additional 382 trips per day and is subject to any comments from Palm Beach County. Water/Sewer: The City'S Utility Department reviewed the proposed amendment and indicated that water and sewer capacities are available to serve the minimal demands of the proposed recreation uses. However, they recommend that a fire flow test be conducted in order to determine if the flow requirement for institutional uses, 1,500 gallons per minute (gpm), can be met. In comparison, the fire flow requirement for residential uses is 500 gpm; Solid Waste: The Solid Waste Authority reviewed this request and does not object to the proposed amendment as ample capacity exists to serve the future solid waste collection and disposal needs generated on this site; Drainage: The analysis of the proposed amendment by the Lake Worth Drainage District indicated that the subject area is not within the service area of the Lake Worth Drainage District; and Recreation: Not applicable/No impact. 7.f. "Whether the property is physically and economically developable under the existing zoning."; When the SUbject property was extractetl from the Cedar Ridge Estates PUD, the property became undevelopable as zoned, since there no longer existed a corresponding master plan (planned unit development zoning requires a master plan for zoning approval). Furthermore, the subject property became land-locked by loss of direct access to High R~~~~ Road as a result of the separation from the PUD master plan, with the intent that access would be provided through the school property, once assembled with it. 7.g. "Whether the proposed rezoning is of a scale which is reasonably related to the needs of the neighborhood and the city as a whole." with respect to scale, the proposed amendment and use are consistent with the existing and future use of adjacent properties. Furthermore, given the confined location of this property, its prox~mity to the adjacent railroad and I-95 rights-of-way, and since it represents only a minimal 11 unit decrease in planned housillg units, the proposed ~,." v._ _.____.__._..._.. Memo No. 95-268 -5- June 9, 1995 amendment is arguably unrelated to the function of the city as a whole and the projected need for available housing units (since the amendment would reduce the land available for residential use). 7.h. whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. There are several zoning districts that allow schools as a permitted use. However, this request is for expansion of an adjacent school and not location of a new school site. Therefore, selection of vacant property adjacent to the school that is suitable for expansion of the school facilities is the relevant issue. Schools are ideally located and are encouraged in residential areas. The suggestion that a new school location is necessary in order for the school to expand is contrary to the objective of locating schools within residential areas. REVIEW OF "CONCEPTUAL MASTER PLAN" The Lake Worth Christian School society, Inc. plans for expansion include addition of an elementary school, an auditorium, and renovation and addition of recreation facilities. The acquisition of the subject property has advanced their plans, which are now in a conceptual master plan form. The Society included a copy of this conceptual master plan with the subject application for courtesy review by staff to identify and address any problems early in the school's expansion process and to better analyze with this rezoning any potential impacts upon the adjacent, planned residential development. The plan was also used to evaluate traffic impacts associated with the request. The conceptual master plan was reviewed by the Technical Review committee and Joe Basil, the developer of the Cedar Ridge Estates PUD. The more significant comments relative to emergency service/access, circulation, location of utilities, and impact on the planned residential community are itemized below. Complete comments will be generated at time of formal site plan submittal: 1) The southern ball field is oriented with those areas of the ball field which tend to generate the most noise, light and activity immediately adjacent to the planned single family homes of the Cedar Ridge Estates PUD (it should be noted that although staff would suggest that the ball field be reoriented to maximize the distances between the planned homes and the active areas of the ball fields, Mr. Basil has indicated that the buyers of the adjacent lots intentionally selected those locations for their proximity to the recreation areas of the school, and redesign of the recreation facilities may consequently place less desirable elements adjacent to the residential development, and redirect ball field lighting toward the planned single family homes); 2) The SWimming pool should be relocated in close proximity to the existing or planned road system in order to facilitate efficient emergency access; 3) Properly engineered design techniques which are both aesthetic and safe for the adjacent re$jd~ntp wi" hA necessary between the south ball field and residential community to address the significantly higher elevation of this portion of the planned unit development; 4) If the ball fields are to be fenced in, 'utility lines should be placed outside of the fenced areas to maximize accessibility to utility lines for maintenance needs, and to avoid unnecessary damage to ball fields when the lines must be accessed; 5) If sanitary sewer lines remain within fenced areas, consideration should be given to the use of a mo~e durable material than clay; Memo No. 95-268 -6- June 9, 1995 6) consideration shall be give to redesign of the area, or reorientation of the future elementary school in order to avoid the necessity for children to cross the parking area in accessing other recreation facilities; 7) The site plan is deficient of many details or criteria as required in the Land Development Regulations, Chapter 4, Site Plan Review. A few of the deficiencies indicated by staff include utility easement locations, building elevations, indication of compliance with Handicap Code and fire separation requirements, and the lack of parking space counts and identification of parking facilities intended to serve all recreation elements, and particularly the pool and southern ball field; 8) That portion of the roadway that was dedicated to the public with recordation of the 1983 plat of Cedar Ridge Estates, but now planned for school use shall be abandoned~ and the unity of title process completed in order to properly assemble the existing school property with the subject property. These applications and documents shall be submitted prior to adoption of the rezoning ordinance; 9) The agreements to be established between the developer of Cedar Ridge Estates and the Lake Worth Christian School, which address drainage (the use by the School of the retention area within the PUD and determination that drainage capacity to serve the entire residential project will be maintained despite use of the retention area by the school) and maintenance access (for the school through Cedar Ridge Estates) shall be finalized for review by staff and the City Attorney prior to adoption of the rezoning ordinance; 10) It is recommended that the subject property be replatted to vacate the blocks, lots, easements and public rights-of-way that were established by the 1983 Cedar Ridge Estates plat. At minimum, the abandonment of the public right-of-way referenced in comment 8 above shall be completed. 11) At time of site plan review, traffic shall be re-evaluated to determine whether additional traffic, above the 382 daily trips per day certified with this land use amendment and rezoning, will be generated based on the specifics of the site plan submittal. RECOMMENDATION The Planning and Zoning Department recommends that the applications submitted by J. Richard Harris and the Lake Worth Christian School Society, Inc., be approved, based on the following: 1. The proposed amendment and zoning would be consistent with Comprehensive Plan objectives and policies; 2. The proposed amendment would not be contrary to the established land use pattern, nor would it create an isolated district unrelated to adjacent and nearby districts, and nor would it constitute a grant of special privilege to an individual property owner; 3. The requested land use and zoning would be compatible with capacities of utility systems, roadways, and other public facilities; 4. The proposed land use and zoning would be compatible with the current and future use of adjacent and nearby properties and, would not affect the property values of adjacent ~r nearby properties; ..~-.._.;.__ 'II Memo No. 95-268 -7- June 9, 1995 5. The proposed land use and zoning are of a scale which is reasonably related to the needs of the neighborhood and the city as a whole; and 6. The proposed land use and zoning are consistent with the classification and zoning currently in place on the existing school site. 7. The proposed land use and zoning satisfy the February 1995 conditions of the Cedar Ridge Estates master plan modification approval. staff recommends that approval of these requests be conditioned upon compliance with dny comments received from Palm Beach County regarding the traffic study, acceptance of the abandonment application and receipt of all agreements referenced in the staff comments abov.e, prior to formal adoption of the rezoning ordinance and incorporation of the staff comments listed above in the school's future site plan submittal. Note: Due to the applicant's request for two months postponement of this request and insufficient notice given to staff to readvertise this request for June 13th and 20th public hearings before the Planning and Development Board and city Commission, respectively, the applicant assumes all risk of any claim of improper notification. NISCVIII:LVC8.lEP - r- r- - :-- - - I ATTACH~lENT "A" LOCATION MAP '11111 ~ I I :: :: '. " '. :. 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I 1\ Il ~ 1111- lL ; / ' 1 ~ : h liJ & ~ ~'r .," ,(\ II / ! i ~ ~l~~ ~n iji IP I::i~\ If-I i U \JllII~ r .-.-.-.---'-+-tj -tttI1':~.iJ, Iii ti~ ~ml ! Z <I. " i '" i I'i .;;~ ~:ii~'~~ 1- ! !lH! ~IYI ! r ~-~ i" ! ! I dl!11 ~Uii~i f i Hfi! !~! I l\ - ,n~ i ", IHI :illlq;rl=~!i::r~l: i' \J \JI. i ' . _ . i : l I! L ti ul ! I i l ~ ll:JY I i ~ U i .> ~.- ..L. _._.-1. -.-../ I ~ ., . I \ !- . - . - . - '-, J.!=Ino:;) ooom!=l!Sdcl!S~. \ ! '>. ./'-I-'-'-'r'-'-'~ \ ! /' ....,- i i i ''\ \ \ ~ //j i i .i \\\ ~\, I . ,'/ ,. i i I ./ " --CJ"-" I / . . " . /' \ ...... . ,/ ! I I 1./" - -- - - 1111 L Ill~;---\---\---Lrj/ '" "\ ~ i "'" I I I / //( ~ i ',! !! .,/ / ( , i '~U' ._,_.~,_._._,L._,_._,_ -- - ~,. .i L_ ---f. ~~n= ao,,",oa~ -~, ,~ E i \. ./r'-'-'-r-'-'-'~, - - -i \~ r, . , / . \ . !-. i i i I " i-.-.-.-.-.--! i i i i ;-'/ i Iii i i i ! Iii ' i ! i i i i I ,~._._._._._._I_.~_._i_ __.~._._._i_ __ _ L_ -- j - III ~ ) . z r---' t C I I I ; 1211: i I ~dl I I I L __..I i /- I I . I I . I I I . I I I I I i I ____. __ .~.__._______..___________._.____M P-+ I C# P-+ ~IDC#E ~OAD - - - - -- - - - - - - - - - - -- - - -- - - -. - - -" - 892-C;(; .ON 01ll""W Memo No. 95-268 -5- June 9, 1995 amendment is arguably unrelated to the function of the city as a whole and the projected need for available housing units (since the amendment would reduce the land available for residential use). 7.h. whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. There are several zoning districts that allow schools as a permitted use. However, this request is for expansion of an adjacent school and not location of a new school site. Therefore, selection of vacant property adjacent to the school that is suitable for expansion of the school facilities is the relevant issue. Schools are ideally located and are encouraged in residential areas. The suggestion that a new school location is necessary in order for the school to expand is contrary to the objective of locating schools within residential areas. REVIEW OF "CONCEPTUAL MASTER PLAN" The Lake Worth Christian school Society, Inc. plans for expansion include addition of an elementary school, an auditorium, and renovation and addition of recreation facilities. The acquisition of the subject property has advanced their plans, which are now in a conceptual master plan form. The Society included a copy of this conceptual master plan with the subject application for courtesy review by staff to identify and address any problems early in the school's expansion process and to better analyze with this rezoning any potential impacts upon the adjacent, planned residential development. The plan was also used to evaluate traffic impacts associated with the request. The conceptual master plan was reviewed by the Technical Review Committee and Joe Basil, the developer of the Cedar Ridge Estates PUD. The more significant comments relative to emergency service/access, circulation, location of utilities, and impact on the planned residential community are itemized below. Complete comments will be generated at time of formal site plan submittal: 1) The southern ball field is oriented with those areas of the ball field which tend to generate the most noise, light and activity immediately adjacent to the planned single family homes of the Cedar Ridge Estates PUD (it should be noted that although staff would suggest that the ball field be reoriented to maximize the distances between the planned homes and the active areas of the ball fields, Mr. Basil has indicated that the buyers of the adjacent lots intentionally selected those locations for their proximity to the recreation areas of the school, and redesign of the recreation facilities may consequently place less desirable elements adjacent to the residential development, and redirect ball field lighting toward the planned single family homes); 2) The swimming pool should be relocated in close proximity to the existing or planned road system in order to facilitate efficient emergency access; 3) Properly engineered design techniques which are both aesthetic and safe for the adjacent rasjop-ntA wi" b~ necessary between the south ball field and residential community to address the significantly higher elevation of this portion of the planned unit development; 4) If the ball fields are to be fenced in, utility lines should be placed outside of the fenced areas to maximize accessibility to utility lines for maintenance needs, and to avoid unnecessary damage to ball fields when the lines must be accessed; 5) If sanitary sewer lines remain within fenced areas, consideration should be given to the use of a mor..e durable material than clay; - - - - - -- ----------- -- ..~~. ~. Memo No. 95-268 -6- "'UJ:l.t:I ;31, 6) Consideration shall be give to redesign of the area, or reorientation of the future elementary school in order to avoid the necessity for children to cross the parking area in accessing nthp1- l'flcreation facilities; 7) The site plan is deficient of many details or criteria as required in the Land Development Regulations, Chapter 4, Site Plan Review. A few of the deficiencies indicated by staff include utility easement locations, building elevations, indication of compliance with Handicap Code and fire separation requirements, and the lack of parking space counts and identification of parking facilities intended to serve all recreation elements, and particularly the pool and southern ball field; 8) That portion of the roadway that was dedicated to the public with recordation of the 1983 plat of Cedar Ridge Estates, but now planned for school use shall be abandoned, and the unity of title process completed in order to properly assemble the existing school property with the subject property. These applications and documents shall be submitted prior to adoption of the rezoning ordinance; 9) The agreements to be established between the developer of Cedar Ridge Estates and the Lake Worth Christian School, which address drainage (the use by the School of the retention area within the PUD and determination that drainage capacity to serve the entire residential project will be maintained despite use of the retention area by the school) and maintenance access (for the school through Cedar Ridge Estates) shall be finalized for review by staff and the City Attorney prior to adoption of the rezoning ordinance; 10) It is recommended that the subject property be replatted to vacate the blocks, lots, easements and public rights-of-way that were established by the 1983 Cedar Ridge Estates plat. At minimum, the abandonment of the public right-of-way referenced in comment 8 above shall be completed. 11) At time of site plan review, traffic shall be re-evaluated to determine whether additional traffic, above the 382 daily trips per day certified with this land use amendment and rezoning, will be generated based on the specifics of the site plan submittal. RECOMMENDATION The Planning and Zoning Department recommends that the applications submitted by J. Richard Harris and the Lake Worth Christian School Society, Inc., be approved, based on the following: 1. The proposed amendment and zoning would be consistent with Comprehensive Plan objectives and policies; 2. The proposed amendment would not be contrary to the established land use pattern, nor would it create an isolated district unrelated to adjacent and nearby districts, and nor would it constitute a grant of special privilege to an individual property owner; 3. The requested land use and zoning would be compatible with capacities of utility systems, roadways, and other public facilities; 4. The proposed land use and zoning would be compatible with the current and future use of adjacent and nearby properties and, would not affect the property values of adjacent Dr nearby properties; v r , H~.IIh.' lJl.'. :J'J-.:t.>ti - }- Jun~ 9. 1995 5. The proposed land use and zoning are of a scale which is reasonably related to the needs of the neighborhood and the city as a whole; and 6. The proposed land use and zoning are consistent with the classification and zoning currently in place on the existing school site. 7. The proposed land use and zoning satisfy the February 1995 conditions of the Cedar Ridge Estates master plan modification approval. staff recommends that approval of these requests be conditioned upon compliance with any comments received from Palm Beach County regarding the traffic study, acceptance of the abandonment application and receipt of all agreements referenced in the staff comments abo~e, prior to formal adoption of the rezoning ordinance and incorporation of the staff comments listed above in the school's future site plan submittal. Note: Due to the applicant's request for two months postponement of this request and insufficient notice given to staff to readvertise this request for June 13th and 20th public hearings before the Planning and Development Board and city Commission, respectively, the applicant assumes all risk of any claim of improper notification. HI5CVIII:LVC'.IEP Department of Engineering and Public Works p.o. Box 21229 West Palm Beach, FL 33416-1229 (561) 684-4000 http://wwwco palm-beachJLus . Palm Beach County Board of County Commissioners Burt Aaronson, Chairman Maude Ford Lee, Vice Chair Karen T Marcus Carol A. Roberts Warren H. Newell Mary McCarty Ken L Foster County Administrator Robert Weisman, P.E. "An Equal Opportunity Affirmative Action Employer" @ printed on recycled paper October 22, 1997 Ms. Tambri Heyden, Director Boynton Beach Planning and Zoning Department 100 E. Boynton Beach Boulevard P.O. Box 310 Boynton Beach, FL 33425-0310 RE: CEDAR RIDGE PUD REZONING Dear Ms. Heyden: The Palm Beach County Traffic Division has reviewed the traffic impact study for the project entitled Cedar Ridqe Development Rezoninq, pursuant to the Traffic Performance Standards in Article 15 of the Palm Beach County Land Development Code. It is located on the east side of High Ridge Road, north of Miner Road. The proposal is to rezone 10 single-family lots (6.4 acres) in the Cedar Ridge PUD to a recreational land use. The intent of the rezoning is to relocate recreational facilities for the Lake Worth Christian School. The traffic study shows a reduction in trips. The Traffic Division has determined that the project meets the requirements of the Palm Beach County Traffic Performance Standards. If the relocation of the recreational facilities is intended to accommodate additional students in the future, the traffic generated by the additional students will need to be addressed. If you have any questions regarding this determination, please contact me at 684-4030. Sincerely, OFFICE OF THE COUNTY ENGINEER a...?-v~ Dan Weisberg, P.E. Senior Registered Civil Engineer cc: Alan Newbold, Boynton Beach Development Department !'-_.-.,,~" ...........~--_...--...<..."''' _.~'-.....-.-.- - File: General- Mun - TPS " Traffic Study Review g:\user\dweisber\wp50\tps\boyn80 " T AZ 41 a UGI 271997 Department of Planning, Zoning &. Building 100 Australian Avenue West Palm Beach, FL 33406 (561) 233-5000 http://wwwcopalm-beach.f1.us . Palm Beach County Board of County Commissioners Burt Aaronson, Chairman Maude Ford Lee, Vice Chair Karen T. Marcus Carol A. Roberts Warren H. Newell Mary McCarty Ken L. Foster County Administrator Robert Weisman, PE. L.1- "1.-" ~;", It 'D CI" '^ \ r:: ~i7 '1.5 t\l\. <~7 fb'Y\~. to ~~~~,Cb-t. ()( ~ III VI. -fo SUo (f Wt.- ~ J.; (..J ~^~ J; ~('c.- \V \l~"~' 'An Equal Opportunity Affirmative Action Employer" @ printed on recycled paper October 22, 1997 Michael V..J. Rumpf) Senior Pla.nner City of Boynton Beach 100 E. Boynton Beach Boulevard Boynton Beach, FL 33425 Re: County Planning Division Review City of Boynton Beach Comprehensive Plan Amendment Clearinghouse Ref. #BOY-12 Dear Mr. Rumpf: Thank you for proyiding Palm Beach County with thti oPPoi1unity to review and comment on the proposed amendments to the City of Boynton Beach's Comprehensive Plan. On behalf of Palm Beach County, the Planning Division has completed an assessment of the City's plan amendments pursuant to the requirements of Section 163.3184, Florida Statutes, and Rule 9J-11.008(12)(c) I Florida Auministrative Code. During our review of the land use amendment, we have found that it is generally consistent Wi~:1 the adjacent future land uses. County agencies did not identify any concerns regarding the amendmsi't during their review. The Environme~tal ResoUices Management Department (ERM) mentioned that vegetation preservation issues may exist due to the scrub vegetation on the site. ERM also stated that jf Gopher Tortoises are present on the property, the Florida Game & Freshwater Fish Commission would have to provide approval before any alterations to the property could occur. Please be advised that these comments represent staff review and not necessarily the position of the Board of County Commissioners. If YOLl h~"A a....... ~..~~+;n....... ,~.I""'a"'_. +""'0' +,....... 4-- :V'''''~'''''' ''''''I.~ ,~t ....,':l~ 0""3::;0 rr-r Clil_ . Ii} '1UC';).l...Ji~..;.)i, t-IH7 ~c; so I ._OG LV 'JVilli.C1\.",lll:t:;: elL .c.1..,11...",- ....,..;;,J v assistance. ~(<\f\ (QC\~ ~~ ~v. ~, ~\.- t- (') I". \o\--::R":. \-u. * ~" ~ '(\~,,~~ ~ d ~~Ci.\w(" D~<i~ thleen Girard Principal Planner cc: Anna Yeskey, IPARe Clearin Michael C. Owens, Planner I f:\common\planning\current\iparc\boy12.1tr ( K-€.-J ~ yo, .~ pe: (" c o..-Sc. r ( 6-+;q... Q)-N) ~,\-~~ 01\... /0 -;17-"'17 November 4, 1997 I. OPENINGS: CITY OF BOYNTON BEACH REGULAR CITY COMMISSION MEETING AGENDA ill ~@mGwrn ~' ocr 2 8 1991 ~~, , PLANNING AND ~1';.'1 ZONING DEPT OP.M. A. Call to Order - Mayor Jerry Taylor B. Invocation C. Pledge of Allegiance to the Flag led by Commissioner Matt Bradley D. Agenda Approval: 1. Additions, Deletions, Corrections 2. Adoption II. ADMINISTRATIVE: A. Appointments to be made: Appointment To Be Made I Bradley* MayorTaylor* I Bradley* MayorTaylor* III Jaskiewicz* I Titcomb* II Bradley* IV Tillman II Bradley III Jaskiewicz Board Civil Service Board Cemetery Board Code Enforcement Board Community Relations Board Community Relations Board Community Relations Board Library Board Library Board S.H.J.P. Affordable Housing S.H.J.P. Affordable Housing Alt Reg Alt Alt Alt Reg Alt Alt Reg Reg Length of Term Expiration Date 2 yr term to 4/99 T ABLED-3 3 yr term to 4/00 T ABLED-3 1 yr term to 4/98 T ABLED-3 1 yr term to 4/98 T ABLED-3 1 yr term to 4/98 T ABLED-3 3 yr term to 4/00 T ABLED-3 1 yr term to 4/98 T ABLED-3 1 yr term to 4/98 -1 1 yr term to 6/98 -1 1 yr term to 6/98 -1 *NOTE: Indicates Appointment Will Rotate at Next Meeting If Not Filled III. ANNOUNCEMENTS & PRESENTATIONS: A. Announcements: 1. City Commission Workshop Meeting - Friday, November 7, 1997 at 4:00 p.m., in Commission Chambers regarding Utility Billing 2. City Commission Executive Session for Contract regarding Bargaining Negotiations - Monday November 10, 1997, at 6:00 p.m., in the City Manager's Conference Room "B" 3. City Co... ,1ission/Chamber of Commerce Joint workshop Meeting - Monday, November 10, 1997, at 7:30 p.m., in the Library Program Room 4. T.N.T. Concert - Oceanfront Park - Friday, November 14, 1997 from 5:00 p.m. to 8:00 p.m. Cheex - Top 40s B. Presentations: 1. Proclamations: a. Boynton Veterans Council"Veteran's Day Celebration" - November 9, 1997 b. "America Recycles Day" - November 15, 1997 2. Presentation from Paint Your Heart Out of Palm Beach County, Inc. to the City of Boynton Beach - Wilfred Hawkins and Octavia Sherrod 3. United Way Kick-Off Presentation - Rod Macon, Chairman - Government Division Campaign Cabinet of United Way IV. CONSENT AGENDA: Matters in this section of the Agenda are proposed and recommended by the City Manager for "Consent Agenda" approval of the action indicated in each item, with all of the accompanying material to become a part of the Public Record and subject to staff comments. A. Minutes: 1. City Commission Workshop Meeting of October 15, 1997 2. Regular City Commission Meeting of October 21, 1997 B. Bids - Recommend Approval - All expenditures are approved in the 1997-98 Adopted Budget 1. Award bid for "30-Self-Contained Breathing Apparatus and Optional Equipment with Trade-in of Surplus Units and Cylinders" - Bid #069-221-97/CJD to Safety Equipment Company of Miramar, Florida for the Scott Air-Pak 50 in the amount of $85,244.70 2. Award bid for Purchase of One (1) Aerial Bucket With Articulating Lift Arm - BID #002-501-97/CJD to Rayside Truck and Trailer of West Palm Beach, Florida in the amount of $17,485 C. Resolutions: 1. Proposed Resolution No. R97 - Re: Confirming the appointment of Bulent Kasterlak as Director of Development for the City of Boynton Beach, Florida, and authorizing the City Manager to execute an appointment contract on behalf of the City with Bulent Kasterlak 2 2. Propose"" Resolution No. R97- Re: Ratification of South Central Regional Wastewater Treatment and Disposal Board action of October 16, 1997: a. Authorization to expend $20,000 from Sinking Fund on an Emergency Basis to Repair #5 Effluent Pump; b. Authorization to enter into a lease agreement with Omnipoint Communication Services to construct a monopole on the northeast corner of South Central's property; c. Authorization to increase J. J. Kirlin's contract for the northwest reuse project from $4,539,795 to $4,595,784 to cover $55,989 of Change Orders; and d. Authorization to increase Ric Man's contract for the northwest reuse project from $2,477,738.09 to $2,535,701.75 to cover $57,963.66 of Change Orders. 3. Proposed Resolution No. R97- Re: Approving Grant Agreements between the City of Boynton Beach and the U.S. Department of Housing and Urban Development for Funding Approvals of Community Development Block Grant Funding for the 1997-98 Fiscal Year 4. Proposed Resolution No. R97- Re: Approving the release of surety for Nautica PUD Plat Two in the amount of $44,874.52 5. Proposed Resolution No. R97- Recycling Truck Operator Re: Approving job description for 6. Proposed Resolution No. R97- Re: Supporting the Palm Beach County Municipal League in its Recommendation for an amendment to the proposed changes by the Palm Beach County Department of Environmental Resources Management to Section 9.4 Wetlands Protection of the Unified Land Development Code D. Ratification of Planning & Development Board Action: 1. New Site Plan for Alhambra North (Application Denied by Planning & Development Board on August 26, 1997) ........ ........... POSTPONED FROM 9/16/97 CITY COMMISSION MEETING 2. Major Site Plan Modification (Sign Program) for Boynton Commons PCD 3. Community Design Plan Appeal (Colors) for Boynton Commons PCD 4. Community Design Plan Appeal for Boynton Commons PCD - Roof Illumination for Tony Roma's E. Approval of Bills 3 F. Approve Records Disposition Requests Nos. 341, 342, 343, 344, 345, 346, and 347 submitted by Utility Billing, Department of Development for the Building Division, and the City Clerk's Department G. Approve Refund on Crypt B-2, Chapel Building, Section H, Boynton Beach Mausoleum purchased by Hilma E. Tantzen H. Approve purchase of movable wall partitions for various offices in clean-up and relocation from Wall Innovators, Tampa, Florida, in the amount of $29,828 I. Approve estimate from Certified Insurance Services, Inc. (CIS) of Jensen Beach, Florida, for repairs to Pioneer Park due to fire property loss - Estimated Cost $27,899.78. J. Approve refund on Cemetery Lots 198 & 199, Block B, Boynton Beach Memorial Park Addition #1 purchased by Mary Sue Johnston K. Approve disinterment of remains of James Bell, and provide refund on Crypt C-8, Devotion Building, Section D, Boynton Beach Mausoleum L. Authorize Ernst & Young to perform the yearly actuarial review of the City's self-insured coverages: Workers' Compensation, general liability, automobile liability, automobile physical damage and property damage. In addition, they will perform a Risk Management Review. Estimated cost to the City will be $10,000 for the Actuarial Study and $12,500 for the Risk Management Study. M. Authorize Ernst & Young to perform the annual arbitrage rebate calculations on the Water and Sewer Utility Revenue Bonds, Series 1990 and the Public Service Tax Refunding Revenue Bonds, Series 1993, for the fiscal year 1996/97. Total cost will be $6,000 for all calculations N. Authorization to Solicit RFPs for the Evaluation & Appraisal Report based on Comprehensive Plan Amendments V. CITY MANAGER'S REPORT: A. Policy direction regarding traffic light on Gateway Boulevard B. Status Report on proposed creation of the South Palm Beach County Public Safety Communications Cooperative VI. PUBLIC AUDIENCE: INDIVIDUAL SPEAKERS Will BE LIMITED TO 3-MINUTE PRESENTATIONS VII. PUBLIC HEARING: 7:00 P.M. OR AS SOON THEREAFTER AS THE AGENDA PERMITS A. Project: Agent: Owner: Cedar Ridge Estates PUD Joe Basile Cedar Ridge Development, Inc. Condor Investments of Palm Beach County 4 Location: 6.376 acres of property east of High Ridge Road, west of Interstate 95, approximately one-half mile south of Hypoluxo Road Request to amend the future land use map of the Comprehensive Plan from Low Density Residential to Public and Private Governmentalllnstitutional and rezone from Planned Unit Development to R-1-AA, Single-family Residential the northeast portion of the Cedar Ridge PUD which was formerly approved for 11 single-family lots Description: B. Proposed sale of Lots 7 through 9 inclusive of Blk 7 of the Happy Homes Heights Subdivision, as recorded in Plat Book 11, Page 30 of the Public Records of Palm Beach County, Florida for public purpose (Proposed Resolution No. R97.) VIII. BIDS: None IX. DEVELOPMENT PLANS: None X. NEW BUSINESS: A. Support the Formation of an Ad Hoc Committee to discuss the possibility of a Skateboard Park XI. LEGAL: A. Ordinances - 2nd Reading - PUBLIC HEARING 1. Proposed Ordinance No. 097- Rezoning Re: Woolbright Medical Offices B. Ordinances _1st Reading 1. Proposed Ordinance No. 097- Re: Amending the Code of Ordinances to replace the term "Code Enforcement Board" with the term "Code Compliance Board" C. Resolutions: 1. Proposed Resolution No. R97 - Re: Authorizing the Mayor and City Clerk to execute an interfocal agreement between the City of Boynton Beach, the City of Delray Beach, and the City of Boca Raton, providing for creation of the South Palm Beach County Public Safety Communications Cooperative D. Other: 1. Discuss enactment of an ordinance prohibiting live-a boards on vessels and other waterborne structures within the city limits 5 2. City Attorney review of elements of Newsrack Ordinance ....... TABLED from October 21st meeting XII. UNFINISHED BUSINESS: A. Report on Relatives Working for the City XIII. OTHER: None XIV. ADJOURNMENT: NOTICE IF A PERSON DECIDES TO APPEAL ANY DECISION MADE BY THE CITY COMMISSION WITH RESPECT TO ANY MATTER CONSIDERED AT THIS MEETING, HE/SHE WILL NEED A RECORD OF THE PROCEEDINGS AND, FOR SUCH PURPOSE, HE/SHE MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDING IS MADE, WI-IICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WI-IICH THE APPEAL IS TO BE BASED. (F.s.286.0105) THE CITY SHALL FURNISH APPROPRIATE AUXILIARY AIDS AND SERVICES WI-IERE NECESSARY TO AFFORD AN INDIVIDUAL WITH A DISABILITY AN EQUAL OPPORTUNITY TO PARTICIPATE IN AND ENJOY THE BENEFITS OF A SERVICE, PROGRAM, OR ACTIVITY CONDUCTED BY THE CITY. PLEASE CONTACT JOYCE COSTELLO, (561) 375-6013 AT LEAST TWENTY-FOUR HOURS PRIOR TO THE PROGRAM OR ACTIVITY IN ORDER FOR THE CITY TO REASONABLY ACCOMMODATE YOUR REQUEST. 6 CITY OF BOYNTON BEACH AGENDA ITEM REQUEST FORM Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned Mcetin2 Dates in to City Manager's Office Meeting Dates in to City Manager's Office 0 August 19.1997 August 8, 1997 (noon) 0 October 21, 1997 October 10, 1997 (noon) 0 September 2. 1997 August 22, 1997 (noon) 121 November 4, 1997 October 24, 1997 (noon) 0 September 16. 1997 September 5, 1997 (noon) 0 November 18, 1997 November 7, 1997 (noon) 0 October 7. 1997 September 26, 1997 (noon) 0 December 2, 1997 November 21,1997 (noon) RECOMMENDA TION: Please place the request below on the November 4, 1997 City Commission meeting agenda under Public Hearing. The Planning and Development Board with a 6-0 vote, recommended approval of the request below subject to staff comments. For further details pertaining to this request, see attached Planning and Zoning Memorandum No. 97- 504. Also, the applicant has requested a postponement until the November 18, 1997 Commission meeting because he will be out of town on November 4th. EXPLANATION: PROJECT: Cedar Ridge PUD AGENT: Joe Basile, Cedar Ridge Development. Inc. OWNER: Condor Investments of Palm Beach County LOCATION: 6.376 acres of property east of High Ridge Road, west of Interstate 95, approximately one-half (l/2) mile south of Hypoluxo Road. DESCRIPTION: Request to amend the future land use map of the comprehensive plan from Low Density Residential to Public and Private Governmental/ Institutional and rezone from Planned Unit Development to R-IAA, Single Family Residential the northeast portion of the Cedar Ridge PUD which was formerly approved for II single-family lots. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNATIVES: N/ A Department Head's Signature City Manager's Signature Development Services Depanment Name --- /r'< rLL ' _./'!.\~ {~ IA~ ~ planning and Zoning Director \\CH\MAIN\SJ IRDXL\ \Planning\SHARED\WP\PROJECTS\CED-RlDG\LUAR\Agenda Item Request 11 0497.doc DEVELOPMENT SERVICES DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. 97- 504 TO: Chairman and Members, Planning and Development Board THRU: Tambri J. Heyden AICP IJd Planning and Zoning Director FROM: Daniel DeCarlo Assistant Planner DATE: October 22, 1997 SUBJECT: Cedar Ridge PUD (LUAR 97-001) - Request for Land Use Amendment/Rezoning INTRODUCTION Joseph F. Basile, agent for the Cedar Ridge Development Corporation, Inc. is requesting that 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road (see location map in Exhibit "A") be rezoned and that the Future Land Use Plan designation be amended. The current land use and zoning on the property are Low Density Residential and PUD (Planned Unit Development), respectively. To prepare this property for eventual use by the school, the applicant is requesting that the property be reclassified to Public & Private Governmental/Institutional and rezoned to R-1AA, Single Family Residential. HISTORY In February of 1995, a master plan modification was approved for the Cedar Ridge Estates PUD, located immediately south of the Lake Worth Christian School. The modification in part included deletion of the subject property from the PUD (see approved master plan modification in Attachment "B"). Approval of the master plan modification was subject to rezoning and reclassifying the subject property consistent with the adjacent school property in preparation for eventual acquisition and use by the school. The land use amendment and rezoning process was first initiated in February 1995. However, due to the time taken to address conditions of approval necessary prior to the adoption of ordinances, the process needed to be reinitiated and readvertised. This rezoning/land use amendment process has again been initiated as a condition of approving the recent Cedar Ridge Estates plat (and of the 1994 master plan modification). Specifically, the plat was approved conditioned upon the submittal of this request for land use amendment and rezoning prior to issuance of a building permit for the current multifamily project, and upon the adoption of the ordinances for land use amendment and rezoning prior to the issuance of a certificate of occupancy. It should be noted that the conditions of the request initiated in 1995 have now been addressed. LAND USE PLAN AMENDMENT PROCESS Since this application meets the criteria necessary for processing as a small-scale amendment, the application will be transmitted to the Florida Department of Community Affairs (DCA) / Cedar Ridge PUDfLWCS Amendr....nt and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 2 following the adoption of ordinances. This request will be transmitted to the DCA as a small scale comprehensive' plan amendment, and will follow DCA's abbreviated review schedule. The following analysis is provided pursuant to the city's code of ordinances (Part III-Land Development Regulations, Chapter 2, Section 9) and Florida law with respect to the transmittal and review of land use plan amendments. This analysis will focus primarily on consistency with the city's comprehensive plan objectives, policies and text, and compatibility of the proposed amendment with adjacent properties. ADJACENT LAND USE AND ZONING The land use and zoning in the surrounding area varies and is presented in the table below (as the subject property is irregularly shaped, please refer to the location map for a thorough understanding of the location of the following identified uses): Direction North Use SAl Railroad right-of-way Zonina N/A East SAL Railroad and 1-95 rights-of-way N/A South/Southwest Cedar Ridge Estates, single family homes & planned multi-family units PUD WesUNorthwest large-lot single family homes RS (County) ANALYSIS PURSUANT TO SEC. 9.C.7 OF CH. 2. LAND DEVELOPMENT REGULATIONS This section of the land Development Regulations requires the evaluation of plan amendment/rezoning requests against criteria related to the impacts which would result from the approval of such requests. These criteria and an evaluation of the impacts that could result from development of the property are as follows: 7.a. "Whether the proposed rezoning would be consistent with applicable Comprehensive Plan policies including, but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Management Division and the city's risk manager. The planning department shall also recommend limitations or requirements that would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan." Although the Future land Use Plan is proposed to be amended, the request is generally consistent with Comprehensive Plan objectives and policies, in part, due to compatibility of the proposed land use classification with adjacent land uses. For example, Objective 1.17 below is typically referenced when residential uses are adjacent to, and potentially impacted by property proposed to be reclassified. Obiective 1.17 - "Minimize nuisances, hazards, and other adverse impacts. . .to residential environments by preventing or minimizing land use conflicts. n :z Cedar Ridge PUD/LWCS Amendr. .It and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 3 In general, this proposed amendment represents the replacement of residentially classified property (for single family homes) located immediately adjacent to the S.A.L. Railroad right-of- way with property classified as Public & Private Governmental/Institutional. The single family home portion of the Cedar Ridge Estates PUD would become more protected from nuisances, hazards and negative impacts associated with adjacency to the railroad and 1-95 rights-of-way through separation from these rights-of-way by the school's recreation uses. Although several of these single family homes are on the periphery of the revised PUD boundary, and as a consequence of the amendment, would be adjacent to active recreation facilities rather than other single family homes, the overall effect is a net positive change given the increased distance between single family lots and the railroad and 1-95 corridors. Most recreation uses are generally compatible with residential uses, and any potential nuisances or hazards anticipated from the active recreation facilities (e.g. noise, lighting, traffic, etc.) would be addressed/mitigated when the site plan for the School's recreation is processed. Lastly, although there are no Comprehensive Plan policies that specifically promote the provision of recreation facilities within private schools, this proposed expansion of the school's recreation facilities is consistent with the overall goal of the Recreation & Open Space Element, which is partially shown below. Goal #5 - "Provide adequate open space and recreational facilities and programs to meet the needs of present and future residents...." The following additional objectives, policies, and issues addressed below are either typically referenced by the Florida Department of Community Affairs (DCA), or required by them to be analyzed in the review of proposed amendments: Obiective 1.2 - "Coordinate future land uses with soil conditions so that urban land uses are prohibited in locations where it is not economical to remove or treat unsuitable soils... "; and Policy 1.2.1 - "...prohibit development of urban land uses where the removal or treatment of unsuitable soils would be uneconomical, provide that unstable soils shall be removed in all construction and land development sites where soils would affect the performance of infrastructure, drainage...". No extreme soil conditions are known to be characteristic of this property; however, this site is small and physically typical of adjacent, developed properties. Furthermore, policies such as those above will insure the use of proper development techniques reviewed during the site plan process. Obiective 4.4 - "The City shall, ... protect all remaining areas of substantial native upland and wetland vegetation and eliminate undesirable exotic tree species."; Policy 4.4.1 - "...the City shall require... a detailed flora and fauna survey on any_"S or e" rated site...; and Policy 1.11.14 - "... provide for open space preservation by requiring the preservation of 25% of all "A", "B", and "C": rated sites...". 3 Cedar Ridge PUD/LWCS Ameno....mt and Rezoning -lUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 4 These policies are not applicable as this property is not recognized by the Comprehensive Plan as having any environmentally sensitive characteristics preserved through application of Comprehensive Plan policies. Obiective 1.11 - "... future land uses shall include provisions for the protection of. .. archaeological resources and historic buildings...". The City's Comprehensive Plan requires that historical resource and archaeological sites be preserved and protected. However, the subject property is undeveloped and there are no archaeological amenities known to exist on this site. 7.b. "Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare; and 7.e. "Whether the proposed rezoning would be compatible with current and future use of adjacent and nearby properties, or would affect the property values of adjacent properties." The proposed reclassification, rezoning, and use of the subject property would provide for the expansion of an existing use (the Lake Worth Christian School) which is consistent with the established land use pattern within the area, as well as with the current and future uses of adjacent and nearby properties. Furthermore, in addition to being generally compatible with adjacent residential properties, the proposed use may be more preferable over residential use at this location, given the proximity of the property to the S.A.l. Railroad and 1-95 rights-of-way. 7.c. "Whether changed or changing conditions make the proposed rezoning desirable." If there are any changed conditions or circumstances which have motivated this request (and potentially make the reclassification and rezoning desirable or justified), they would include the modification to the Cedar Ridge Estates PUD master plan which included the extraction of the subject property from the PUD, making it available to the Lake Worth Christian School. 7.d. "Whether the proposed rezoning would be compatible with utility systems, roadways, and other public facilities." Florida Administrative Code, Chapter 9J-11 also requires that the availability of public facilities be analyzed in connection with a proposed amendment to a comprehensive plan. and that the maximum potential demand upon public facilities be determined. The following facilities were analyzed in order to ensure that capacity is available: Roads: The Palm Beach County Traffic Division has determined that the project meets the requirements of the Palm Beach County Traffic Performance Standards Ordinance. If expansion of the School's recreational facilities is intended to accommodate additional students in the future, the traffic generated by the additional students will need to be addressed by the lake Worth Christian School when the property is site planned. However, the property is 4 Cedar Ridge PUD/LWCS Amendr. ~jlt and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 5 vested for the amount of traffic that would have been generated by the 11 single family lots. This can be applied toward any future request for additional students. Water/Sewer: The impact of the rezoning upon utilities was reviewed during the previous attempt to reclassify and rezone this property. It has been determined that water and sewer capacities are available to serve the minimal demands of the proposed recreation uses. However, they recommend that a fire flow test be conducted when the recreation uses are site planned in order to determine if the flow requirement for institutional uses, 1,500 gallons per minute (gpm), can be met. In comparison, the fire flow requirement for residential uses is 500 gpm; Solid Waste: The Solid Waste Authority also reviewed the impacts of this request when previously considered and did not object to the proposed amendment as ample capacity exists to serve the future solid waste collection and disposal needs generated on this site; Drainage: The analysis of the proposed amendment by the Lake Worth Drainage District in 1995 indicated that the subject area is not within the service area of the Lake Worth Drainage District; and Recreation: Not applicable/No impact. 7.f. "Whether the property is physically and economically developable under the existing zoning."; When the subject property was extracted from the Cedar Ridge Estates PUD, the property became undevelopable as zoned, since there no longer existed a corresponding master plan (planned unit development zoning requires a master plan for zoning approval). Furthermore, the subject property became land-locked by loss of direct access to High Ridge Road as a result of the separation from the PUD master plan, with the intent that access would be provided through the School property, once assembled with it. 7.g. "Whether the proposed rezoning is of a scale which is reasonably related to the needs of the neighborhood and the City as a whole." With respect to scale, the proposed amendment and use are consistent with the existing and future use of adjacent properties. Furthermore, given the confined location of this property, its proximity to the adjacent railroad and 1-95 rights-of-way, and since it represents only a minimal 11 unit decrease in planned housing units, the proposed amendment is arguably unrelated to the function of the City as a whole and the projected need for available housing units (since the amendment would reduce the land available for residential use). 7.h. "Whether there are adequate sites elsewhere in the City for the proposed use, in districts where such use is already allowed." There are several zoning districts that allow schools as a permitted use. However, this request is for expansion of an adjacent school and not location of a new school site. Therefore, selection of vacant property adjacent to the school that is suitable for expansion of the school facilities is the relevant issue. Schools are ideally located and are encouraged in residential ~ Cedar Ridge PUD/LWCS Amendi "t and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 6 areas. The suggestion that a new school location is necessary in order for the school to expand is contrary to the objective of locating schools within residential areas. RECOMMENDATION The Planning and Zoning Division recommends that the application submitted by Joseph F. Basile be approved, subject to those conditions documented in Exhibit "Bn - Conditions of Approval. T JH:bme J:\SHRDA T A \PLANNING\SHARED\WP\PROJECTS\CED-RIDG\LUAR\AMEND-REZONING LUAR 97 -O01.DOC (p Exhibit nAil LOCATION MAP ~ i i LNGI ~~.:tICIl1 uu: ( l~ I( u ~ lI\ CITY LIt.trrS Cedar Ridge PUD fLake Worth Christian School 1 EXHIBIT "B" Conditions of Approval Project name: Cedar Ridge PUDILWCS File number: LUAR 97-001 Reference: Letter of request dated September 3. 1997. I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS Comments: None X UTILITIES Comments: None X FIRE Comments: None X POLICE Comments: None X ENGINEERING DIVISION Comments: None X BUILDING DIVISION Comments: None X PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENTALIST Comments: None X PLANNING AND ZONING Comments: 1. Applicant shall file and receive approval of an abandonment application X or alternative resolution of the road ownership dispute prior to adoption of rezoning and land use amendment ordinances. ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 2. None. X ADDITIONAL CITY COMMISSION CONDITIONS 3. To be determined. Ibme s:lprojectslcond of apprl .!"\EVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Cedar Ridge PUD APPLICANT: Cedar Ridge Development Corporation APPLICANT'S AGENT: Joe Basile APPLICANT'S ADDRESS: 7000 High Ridge Road, Lantana, FL 33462-5006 DATE OF HEARING BEFORE CITY COMMISSION: November 5,1997 TYPE OF RELIEF SOUGHT: Land Use Amendment/Rezoning LOCATION OF PROPERTY: 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road DRAWING(S): None THIS MATTER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant LHAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "B" with notation "Included". 4. The Applicant's application for relief is hereby L GRANTED subject to the conditions referenced in paragraph 3 hereof. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: City Clerk J\Planning\SHARED\WP\FORMS\DEVELOPMENT ORDER.doc DEVELOPMENT SERVICES DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. 97-505 TO: FROM: Jim Cherof City Attorney /ft;jIhtV\~ Tambri J. Heyden, AICPt' lijr! ' Planning and Zoning Director DATE: October 7, 1997 SUBJECT: Cedar Ridge PUD/LWCS (LUAR 97-001) Attached, please find the legal notice for your use to generate an ordinance for the above- referenced petition. For your information, the public hearing before the City Commission has been postponed until November 18, 1997. First and second readings of the ordinance will be scheduled after the one condition of approval regarding street abandonment is satisfied. Please contact Daniel DeCarlo at this office if you need additional information. Attachment T JH:bme J:\SHRDATA\Planning\SHARED\WP\CORRESP\CITYATTY\Review of Cedar Ridge PUD LWCS amendment.doc NOTICE OF PUBLIC HEARING NOTICE OF LAND USE CHANGE NOTICE OF ZONING CHANGE NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON BEACH, FLORIDA, will conduct a PUBLIC HEARING at CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, on Tuesday, October 28, 1997 at 7 :00 p.m. to consider the request described herein and submitted by Joe Basil and Cedar Ridge Development Inc., agent, on behalf of Condor Investments, of Palm Beach County, property owner, regarding a 6.37 acre parcel located adjacent south and east of Lake Worth Christian School, east of High Ridge Road, approximately one-half mile south of Hypoluxo Road. This request will also be considered by the City Commission of THE CITY OF BOYNTON BEACH, FLORIDA, on Tuesday, November 18, 1997 at 7:00 p.m., or as soon thereafter as the agenda permits at the CITY HALL COrvnvnSSION CHAMBERS. NATURE OF REQUEST: To amend the Future Land Use Map of the Comprehensive Plan from Low Density Residential (LDR) to Public and Governmental/ Institutional and to rezone the property from PUD Planned Unit Development to R-lAA Single Family Residential on the northeast portion of the original plat of Cedar Ridge for the future transfer to and use by the Lake Worth Christian School for recreational purposes. LEGAL DESCRIPTION: Parcel "B" and lots 35 through 45, inclusive, of Cedar Ridge, a P.U.D., and High Ridge Commerce Park, a P.LD. , according to the plat thereof recorded in the office of the Clerk of the Circuit Court in and for Palm Beach County, Florida, at Plat Book 46, page 58. All interested parties are notified to appear at said hearing in person or by attorney and be heard. Any person who decides to appeal any decision of the Planning and Development Board and/or City Commission with respect to the matter considered at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. CITY OF BOYNTON BEACH PLANNING AND ZONING DIVISION (561) 375-6260 --- ----~--_.~--------- 7.A.1 CEDAR RIDGE PUD I LAKE WORTH CHRISTIAN SCHOOL REZONING AND LAND USE AMENDMENT DEVELOPMENT SERVICES DEPARTMENT PLANNING AND ZONING DIVISION MEMORANDUM NO. 97- 504 TO: Chairman and Members, Planning and Development Board THRU: Tambri J. Heyden AICP-piJ Planning and Zoning Director FROM: Daniel DeCarlo Assistant Planner DATE: October 22, 1997 SUBJECT: Cedar Ridge PUD (LUAR 97-001) - Request for Land Use Amendment/Rezoning INTRODUCTION Joseph F. Basile, agent for the Cedar Ridge Development Corporation, Inc. is requesting that 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road (see location map in Exhibit "A") be rezoned and that the Future Land Use Plan designation be amended. The current land use and zoning on the property are Low Density Residential and PUD (Planned Unit Development), respectively. To prepare this property for eventual use by the school, the applicant is requesting that the property be reclassified to Public & Private Governmental/Institutional and rezoned to R-1AA, Single Family Residential. HISTORY In February of 1995, a master plan modification was approved for the Cedar Ridge Estates PUD, located immediately south of the Lake Worth Christian School. The modification in part included deletion of the subject property from the PUD (see approved master plan modification in Attachment "B"). Approval of the master plan modification was subject to rezoning and reclassifying the subject property consistent with the adjacent school property in preparation for eventual acquisition and use by the school. The land use amendment and rezoning process was first initiated in February 1995. However, due to the time taken to address conditions of approval necessary prior to the adoption of ordinances, the process needed to be reinitiated and readvertised. This rezoning/land use amendment process has again been initiated as a condition of approving the recent Cedar Ridge Estates plat (and of the 1994 master plan modification). Specifically, the plat was approved conditioned upon the submittal of this request for land use amendment and rezoning prior to issuance of a building permit for the current multifamily project, and upon the adoption of the ordinances for land use amendment and rezoning prior to the issuance of a certificate of occupancy. It should be noted that the conditions of the request initiated in 1995 have now been addressed. LAND USE PLAN AMENDMENT PROCESS Since this application meets the criteria necessary for processing as a small-scale amendment, the application will be transmitted to the Florida Department of Community Affairs (DCA) I Cedar Ridge PUD/LWCS Amen\..lment and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 2 following the adoption of ordinances. This request will be transmitted to the DCA as a small scale comprehensive plan amendment, and will follow DCA's abbreviated review schedule. The following analysis is provided pursuant to the city's code of ordinances (Part III-Land Development Regulations, Chapter 2, Section 9) and Florida law with respect to the transmittal and review of land use plan amendments. This analysis will focus primarily on consistency with the city's comprehensive plan objectives, policies and text, and compatibility of the proposed amendment with adjacent properties. ADJACENT LAND USE AND ZONING The land use and zoning in the surrounding area varies and is presented in the table below (as the subject property is irregularly shaped, please refer to the location map for a thorough understanding of the location of the following identified uses): Direction North Use SAL Railroad right-of-way Zonina N/A East SAL Railroad and 1-95 rights-of-way N/A South/Southwest Cedar Ridge Estates, single family homes & planned multi-family units PUD West/Northwest Large-lot single family homes RS (County) ANALYSIS PURSUANT TO SEC. 9.C.7 OF CH. 2. LAND DEVELOPMENT REGULATIONS This section of the Land Development Regulations requires the evaluation of plan amendment/rezoning requests against criteria related to the impacts which would result from the approval of such requests. These criteria and an evaluation of the impacts that could result from development of the property are as follows: 7.a. "Whether the proposed rezoning would be consistent with applicable Comprehensive Plan policies including, but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Management Division and the city's risk manager. The planning department shall also recommend limitations or requirements that would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan." Although the Future Land Use Plan is proposed to be amended, the request is generally consistent with Comprehensive Plan objectives and policies, in part, due to compatibility of the proposed land use classification with adjacent land uses. For example, Objective 1.17 below is typically referenced when residential uses are adjacent to, and potentially impacted by property proposed to be reclassified. Obiective 1.17 - "Minimize nuisances, hazards, and other adverse impacts. . .to residential environments by preventing or minimizing land use conflicts." .;z Cedar Ridge PUD/LWCS Amenument and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 3 In general, this proposed amendment represents the replacement of residentially classified property (for single family homes) located immediately adjacent to the S.A.L. Railroad right-of- way with property classified as Public & Private Governmental/Institutional. The single family home portion of the Cedar Ridge Estates PUD would become more protected from nuisances, hazards and negative impacts associated with adjacency to the railroad and 1-95 rights-of-way through separation from these rights-of-way by the school's recreation uses. Although several of these single family homes are on the periphery of the revised PUD boundary, and as a consequence of the amendment, would be adjacent to active recreation facilities rather than other single family homes, the overall effect is a net positive change given the increased distance between single family lots and the railroad and 1-95 corridors. Most recreation uses are generally compatible with residential uses, and any potential nuisances or hazards anticipated from the active recreation facilities (e.g. noise, lighting, traffic, etc.) would be addressed/mitigated when the site plan for the School's recreation is processed. Lastly, although there are no Comprehensive Plan policies that specifically promote the provision of recreation facilities within private schools, this proposed expansion of the school's recreation facilities is consistent with the overall goal of the Recreation & Open Space Element, which is partially shown below. Goal #5 - "Provide adequate open space and recreational facilities and programs to meet the needs of present and future residents...." The following additional objectives, policies, and issues addressed below are either typically referenced by the Florida Department of Community Affairs (DCA), or required by them to be analyzed in the review of proposed amendments: Obiective 1.2 - "Coordinate future land uses with soil conditions so that urban land uses are prohibited in locations where it is not economical to remove or treat unsuitable soils... "; and Policv 1.2.1 - "... prohibit development of urban land uses where the removal or treatment of unsuitable soils would be uneconomical, provide that unstable soils shall be removed in all construction and land development sites where soils would affect the performance of infrastructure, drainage...". No extreme soil conditions are known to be characteristic of this property; however, this site is small and physically typical of adjacent, developed properties. Furthermore, policies such as those above will insure the use of proper development techniques reviewed during the site plan process. Obiective 4.4 - "The City shall, ... protect all remaining areas of substantial native upland and wetland vegetation and eliminate undesirable exotic tree species. "; Policv 4.4.1 - "... the City shall require... a detailed flora and fauna survey on any_"B or C" rated site...; and Policv 1.11.14 - "... provide for open space preservation by requiring the preservation of 25% of all "A", "B", and "C": rated sites...". 3 Cedar Ridge PUD/LWCS Amenument and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 4 These policies are not applicable as this property is not recognized by the Comprehensive Plan as having any environmentally sensitive characteristics preserved through application of Comprehensive Plan policies. Obiective 1.11 - ".. . future land uses shall include provisions for the protection of... archaeological resources and historic buildings...". The City's Comprehensive Plan requires that historical resource and archaeological sites be preserved and protected. However, the subject property is undeveloped and there are no archaeological amenities known to exist on this site. 7.b. "Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare; and 7.e. "Whether the proposed rezoning would be compatible with current and future use of adjacent and nearby properties, or would affect the property values of adjacent properties." The proposed reclassification, rezoning, and use of the subject property would provide for the expansion of an existing use (the Lake Worth Christian School) which is consistent with the established land use pattern within the area, as well as with the current and future uses of adjacent and nearby properties. Furthermore, in addition to being generally compatible with adjacent residential properties, the proposed use may be more preferable over residential use at this location, given the proximity of the property to the S.A.L. Railroad and 1-95 rights-of-way. 7.c. "Whether changed or changing conditions make the proposed rezoning desirable." If there are any changed conditions or circumstances which have motivated this request (and potentially make the reclassification and rezoning desirable or justified), they would include the modification to the Cedar Ridge Estates PUD master plan which included the extraction of the subject property from the PUD, making it available to the Lake Worth Christian School. 7.d. "Whether the proposed rezoning would be compatible with utility systems, roadways, and other public facilities." Florida Administrative Code, Chapter 9J-11 also requires that the availability of public facilities be analyzed in connection with a proposed amendment to a comprehensive plan, and that the maximum potential demand upon public facilities be determined. The following facilities were analyzed in order to ensure that capacity is available: Roads: The Palm Beach County Traffic Division has determined that the project meets the requirements of the Palm Beach County Traffic Performance Standards Ordinance. If expansion of the School's recreational facilities is intended to accommodate additional students in the future, the traffic generated by the additional students will need to be addressed by the Lake Worth Christian School when the property is site planned. However, the property is 4- Cedar Ridge PUD/LWCS Amen....,nent and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 5 vested for the amount of traffic that would have been generated by the 11 single family lots. This can be applied toward any future request for additional students. Water/Sewer: The impact of the rezoning upon utilities was reviewed during the previous attempt to reclassify and rezone this property. It has been determined that water and sewer capacities are available to serve the minimal demands of the proposed recreation uses. However, they recommend that a fire flow test be conducted when the recreation uses are site planned in order to determine if the flow requirement for institutional uses, 1,500 gallons per minute (gpm), can be met. In comparison, the fire flow requirement for residential uses is 500 gpm; Solid Waste: The Solid Waste Authority also reviewed the impacts of this request when previously considered and did not object to the proposed amendment as ample capacity exists to serve the future solid waste collection and disposal needs generated on this site; Drainage: The analysis of the proposed amendment by the Lake Worth Drainage District in 1995 indicated that the subject area is not within the service area of the Lake Worth Drainage District; and Recreation: Not applicable/No impact. 7.f. "Whether the property is physically and economically developable under the existing zoning."; When the subject property was extracted from the Cedar Ridge Estates PUD, the property became undevelopable as zoned, since there no longer existed a corresponding master plan (planned unit development zoning requires a master plan for zoning approval). Furthermore, the subject property became land-locked by loss of direct access to High Ridge Road as a result of the separation from the PUD master plan, with the intent that access would be provided through the School property, once assembled with it. 7.g. "Whether the proposed rezoning is of a scale which is reasonably related to the needs of the neighborhood and the City as a whole." With respect to scale, the proposed amendment and use are consistent with the existing and future use of adjacent properties. Furthermore, given the confined location of this property, its proximity to the adjacent railroad and 1-95 rights-of-way, and since it represents only a minimal 11 unit decrease in planned housing units, the proposed amendment is arguably unrelated to the function of the City as a whole and the projected need for available housing units (since the amendment would reduce the land available for residential use). 7.h. "Whether there are adequate sites elsewhere in the City for the proposed use, in districts where such use is already allowed." There are several zoning districts that allow schools as a permitted use. However, this request is for expansion of an adjacent school and not location of a new school site. Therefore, selection of vacant property adjacent to the school that is suitable for expansion of the school facilities is the relevant issue. Schools are ideally located and are encouraged in residential ~ Cedar Ridge PUD/LWCS Amenument and Rezoning - LUAR 97-001 City Commission Agenda Memorandum No. 97- 504 Page 6 areas. The suggestion that a new school location is necessary in order for the school to expand is contrary to the objective of locating schools within residential areas. RECOMMENDATION The Planning and Zoning Division recommends that the application submitted by Joseph F. Basile be approved, subject to those conditions documented in Exhibit "B" - Conditions of Approval. T JH:bme J:\SHRDA TA\PLANNING\SHARED\WP\PROJECTS\CED-RIDG\LUAR\AMEND-REZONING LUAR 97-001.DOC o Exhibit "A" LOCATION MAP .!' 1111 uu: I :a :: \) .: ~ :: ~ :' II) ~u I ~ I '. .'. " .:. I ~: ~ ~ - ~~~ arv UMrrs -fj. I ,.:' :.: .... .... '::: ~ ~ .'. .::: .... .... ::=: .;::: - ''',' ,0',' UICa WlDlmfOR8rWlICHOCll. ::r::: jl~~ 7:s..v 1/ [f!ll~l11jI ,- ""'"-- , ;. ::::;:;::. .:.: :....::::::::::::::: It' Ii ......;::;j.......~. I .......::f::..~. ........ 1 ! :::::::::::~~~:;:::i:i:i:i:i;: L- 'II \;- ~ ~ I ~~~~~~~~ji~..;::. .~;;~;~l;;~;;~;~ } ~ -:... ~1' . .. :::::::::::::.' ":'::::::::::::::: ~t~ ~~ --.J I SITE .. v~ - "... .... .., CEDAR RIDGE EST tj, I I I 11 II ~ bkJ Em "'-1IIPf \ \ \ \ \ .- . ... I l. I I I IIIH I ~ Cedar Ridge PUD fLake Worth Christian School 1 EXIllBIT "B" Conditions of Approval Project name: Cedar Ridge PUDIL WCS File number: LUAR 97-001 Reference: Letter of request dated September 3. 1997. I DEPARTMENTS I INCLUDE I REJECT I PUBLIC WORKS Comments: None UTILITIES Comments: None FIRE Comments: None POLICE Comments: None ENGINEERING DIVISION Comments: None BUILDING DIVISION Comments: None PARKS AND RECREATION Comments: None FORESTER/ENVIRONMENTALIST Comments: None PLANNING AND ZONING Comments: 1. Applicant shall file and receive approval of an abandonment application or alternative resolution ofthe road ownership dispute prior to adoption of rezoning and land use amendment ordinances. ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 2. To be determined. ADDITIONAL CITY COMMISSION CONDITIONS 3. To be determined. /bme s:\projects\cond of apprl ~ DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Cedar Ridge PUD APPLICANT: Cedar Ridge Development Corporation APPLICANT'S AGENT: Joe Basile APPLICANT'S ADDRESS: 7000 High Ridge Road, Lantana, FL 33462-5006 DATE OF HEARING BEFORE CITY COMMISSION: November 5, 1997 TYPE OF RELIEF SOUGHT: Land Use Amendment/Rezoning LOCATION OF PROPERTY: 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road DRAWING(S): None THIS MA TIER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant HAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "B" with notation "Included". 4. The Applicant's application for relief is hereby _ GRANTED subject to the conditions referenced in paragraph 3 hereof. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: City Clerk J\Planning\SHARED\WP\FORMS\DEVELOPMENT ORDER.doc q . r.n to- ~ .., o " Q. ~ W :e Q. 9 w ~ o " o Ll- e) 9 .~ ;: & to- e) % % fa o % < e) % % 5 a. . ~ S; co - - - - t- l o - t- ~ ~ t- ~ Q) G) 0:5.s:: -...'t:c W O).e ~ m ::::- ~c :>='8 ~c~G)-!~ 2 .:II: ~S.&. t) 0)... O(/) a::- -- --------- C' CI t C C - Cedar Ridge PUD/LWCS LUAR 97-001 Dan, Please take over responsibility for this petition as first exposure to the land use amendment/rezoning process. This application is relatively simple, but understand that the process was initiated a few years ago and then abandoned. It is now required as a condition of the plat (application to be reinitiated prior to first permit, and to have been adopted by ordinance prior to first CO-you will need to research this to confirm details to be provided in staff report). Begin by reviewing previous application and report under Lake Worth Christian School, particularly to understand reason for expiration of original application, and review the minutes from Plat approval to determine precisely the conditions of approval. Also, review the relevant information establishing the process in the Code book and in state law (e.g. FAC 9j-5 and FS 163 - you should have your own udpated set from the EAR project) to get all details of the process. Also, determine first if the application must follow the small scale amendment route or a large scale route; the deadlines for property owner notices, the details and format for notifying IPARC (see forms in file) and the newspaper; deadline and information needed in the staff report and agenda memorandums; and I would recommend placing some of this information within the form of a monitoring chart. Also, plan for timely coordination with legal to have ordinances created. To help you get started, and to ensure that the first deadline is met, begin research in City code (Section 2, Chpt 9) and FS 163 to review such requirements including property owner notification procedures and legal ad requirements. Also keep in mind we typically prepare one notice which meets requirements of both property owner notice and legal (newspaper) ad. Lastly, Joe Basile is the agent and particularly concerned party as he is processing the project/plat that is conditioned this LUAR and of course does not want this process to interfere with his processing of the multi-family project at Cedar Ridge. ProcessinQ Schedule: TRC - 9/23/97 (atypical for TRC to review LUARs, per Director's request as it involves a master plan and with intention of disclosing anything relative to utilities, the original master plan, etc. P&D - 10/28/97 City Commission - 11/18/97 Lastly, have the monitoring chart drafted by September 19th, and as a reminder, please begin providing me again with weekly EAR amendment products beginning September 12th, at which time we will again start meeting weekly to discuss EAR amendment progress (and the LUAR project progress). Lets always plan on meeting around 2:00 or 3:00 beginning on the 12th. Lets try to start picking up the pace on the EAR amendment project. If we have to revise/reformat the EAR/Plan computer file ourselves, lets plan accordingly. Thanks, Mike 9-24-1997 10:52AM FROM LAKE WORTH DRAINAGE 561 495 9694 P.1 LAKE WORTH DRAINAGE DISTRICT 13081 Military Trail Delray Beach, Florida 33484 FACSIMILE TRANSMITTAL ~ DATE: September 24, 1997 fD) rn@~nwrnlnl uuc;.-24~-I~ PLANNING AND ZQ;~!NG DEPT. ATTN: Tambri Heyden FIRM: City of Boynton Beach TELEPHONE NUMBER: 561 -375-6260 ~JJ ~ ~ ~~ f( CITY: Boynton Beach FAX NUMBER: 561-375-6259 FROM: Shaughn J. Webb TElEPHONE NUMBER: (5'61) 737-3835 OR 498-5363 FAX NUMBER: (561) 495-9694 This transmittal consists of Two ( 2 ) pages, including this page. If you do not receive al I of the pages, or jf there are any problems, please call. ADDITIONAL COMMENTS: Re: This facsimile may contain confidential information and is intended only for the addressee list~ above. If you are not the intended recipient, any rtMew, dissemination, disdosure or copyinr: uf this transmittal may be prohibited by law. If you have received this fax by mistake, please notify us immediately. Thank you. 9-24-1 997 1 0: 52Af'.-1 FROM LAKE WORTH DRAINAGE 561 495 9694 ~." LAKE WORTH DRAINAGE DISTRICT 13081 MILITARV TRAil OELRAY BEACH. FLORIDA 3344 September 24, 1997 Tambri J. Heyden, AICP Director Planning and Zoning City of Boynton Beach P.O. Box 310 Boynton Beach, FL 33425-0310 Subject: Technical Review Committee Agenda - September 23, 1997 Dear Ms. Heyden: The Lake Worth Drainage District offers the fOllowing COIIlIIlents regarding the item(s) on the meeting agenda: 1. Cedar Ridge - Density Change; This project is located outside the LWDD Service Area. AS always, we thank you for being given the opportunity to COJIunent. Sincerely, LAKE WORTH DRAINAGE DISTRICT ~~ Sbaughri J. tebb Chief Inspector SJW:kjr C: Ronald L. Crone, Assistant Manager, L WDD BOYTECH.REV Oelray Beach & Boca Flaten (561) 498-5363. Boynton Beach & West Palm Beach (5a1) 7!7.3a35 . Fax (561) 495.9694 P.2 BolWd ~I Supervison; C, Stanley Weave! Kwmit eel JOhn I. Witwolth III ~.'l"'Manllgel Wlliam G. Wint.rl A:;$lslU1l MIII\898f Ronald L Crone AAor""1 Perry & Schone. P.A. DEPARTMENT OF DEVELOPMENT Division of Planning and Zoning Bulent I. Kastarlak, NCARB Director Building Planning & Zoning Engineering Occupational License Community Redevelopment January 15, 1998 Department of Community Affairs Bureau of State Planning Plan Processing Section 2555 Shumard Oak Boulevard Tallahassee, FL 32399 RE: Transmittal of Small Scale Amendment - Cedar Ridge PUD (LUAR 97-001) Dear Mr. Wilburn: The City of Boynton Beach hereby transmits the above-referenced small-scale amendment to its comprehensive plan, which was adopted in accordance with the procedural requirements of Subsection 163.3187(l)c2., Florida Statutes. This amendment to the Future Land Use Map was adopted by Ordinance No. 097-54 on January 6, 1998. As this action represents the first small-scale amendment adopted in 1998, the total acreage of this amendment, 6.376 acres, also represents the cumulative total acreage of all small-scale amendments processed this calendar year. As required, please find accompanying this letter copies of Ordinance No. 097-54 and the public notice, a revised Future Land Use Map, and the completed form RPM-BSP-Small Scale-I. If you have any questions about this amendment, please contact Michael Rumpf at (561) 375-6260. Thank you. Sincerely, /l , ':::-----' j." . /',.') . I ~/..........?'1rL. v.-' ~ t.. ~ 'l~ ./ ,- . __7! ~.; ., ~ , 'I ", ,,' , ',c/<- (., (... /1__ . / , Tambri J. Heyden, AICP Planning & Zoning Director CC: Central file TJH:mr J:ISHRDATAIPlanOlngISHAREDlWP\SPECPROJ\EARICedar Ridge Luar 97.1 DCA leller.doc America's Gateway to tire Gulfstream 100 East Boynton Beach Blvd., P.O. Box 310 Boynton Beach. Florida 33-425-0310 Phone: (561) 375-6260 FAX: (561) 375-6259 ORDINA}ICE NO. 097-~1I AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA, REGARDING THE APPLICATION OF CONDOR INVESTMENTS OF PALM BEACH COUNTY (CEDAR RIDGE PUD) 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 DESCRI1;3ED HEREINAFTER; SAID LAND USE DESIGNATION IS BEING CHANGED FROM LOW DENSITY RESIDENTIAL TO PUBLIC AND PRIVATE GOVERNMENTAL/INSTITUTIONAL; 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, Condor Investments of Palm Beach County, I I 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 ~n Chapter 163, Florida Statutes, has been followed; and WHEREAS, after public hearing and study, the Ci ty Commission deems it ~n 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 Public and Private Governmental/Institutional. Said land is more particularly described as follows: Parcel "B" and lots 35 through 45, inclusive, of Cedar Ridge, a P.U.D., and High Ridge Commerce Park, a P.I.D., according to the plat thereof recorded in the office of the Clerk of the Circuit Court in and for Palm Beach County, Florida, at Plat Book 46, page 58. Containing 6.376 acres more or less, and subject to easements, reservations or R/W of record. Section 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. Sect ion 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 II I in accordance wi th 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. II FIRST READING this /.6 day of ~&E/1?,e,e:;#? , 1997. I ~ da y 0 f SECO!'-.'D, FINAL READING and PASSAGE this .- J.4N&fi~V , /998. ATTEST: ~~~<<.o<.-- Cl y Clerk (Corporate Seal) \\\\\\\ 11111 ""11. ,#'\' O'{ NT 0 III//~ ~ ~I <2> ........... J\I JIt\ ~ S :'<. ..~O~;.... V'~~ S : c~oQ\nn - ce'f!ij.... ~ PUD :::.).. :V '0..-::. i t: \!~ \ g E -" - ~ 1920./ j ~ ..... ~ ~ ............ ~ ~III ~LOR\O ~\~ ~""II/II" \\\\\'\ CITY OF BOYNTON BEACH, FLORIDA /fJ/~ Mayor -.., \. J ..-'\..t- ..-, .....J o~o;:n: A Commissioner ~ ~ "ICE OF PUBLIC HEARING e NOTICE OF LAND USE CHANGE NOTICE OF ZONING CHANGE NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON BEACH, FLORIDA, will conduct a PUBLIC HEARING at CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, on Tuesday, October 28, 1997 at 7:00 p.m. to consider the request described herein and submitted by Joe Basil of Cedar Ridge Development, Inc., agent on behalf of Condor Investments of Palm Beach County, property owner, regarding a total of 6.37 acres located at the eastern terminus of Forest Road (Forest Road is located within the Cedar Ridge Estates PUD which is on the east side of High Ridge Road and 1100 feet north of Miner Road). This request will also be considered by the City Commission of THE CITY OF BOYNTON BEACH, FLORIDA, on Tuesday, November 4, 1997 at 7:00 p.m., or as soon thereafter as the agenda permits at the CITY HALL COMMISSION CHAMBERS. NATURE OF REQUEST: To amend the Future Land Use Map of the Comprehensive Plan from Low Density Residential (LOR) to Public and Private Governmental/lnstitutional and to rezone the .property from PUD (Planned Unit Development) to R-1AA, Single Family Residential, on the northeast portion of the original plat of Cedar Ridge for the future transfer to and use by the Lake Worth Christian School for recreational purposes. LEGAL DESCRIPTION: Parcel liB" and lots 35 through 45, inclusive, of Cedar Ridge, a P .U.D., and High Ridge Commerce Park, a P.I.D., according to the plat thereof recorded in the office of the Clerk of the Circuit Court in and for Palm Beach County, Florida, at Plat Book 46, page 58. All interested parties are notified to appear at said hearing in person or by attorney and be heard. Any person who decides to appeal any decision of the Planning and Development Board and/or City Commission with respect to the matter considered at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. CITY OF BOYNTON BEACH PLANNING AND ZONING DIVISION (561) 375-6260 PUBLISH: The Palm Beach Post October 17, 1997 October 24, 1997 J:\SHROA T A\Planning\SHAREO\WP\PROJECTS\CEO-RIOG\LUAR\legalnot.doc SMALLSCALEDEVELop~mNT~mNDMENT SUBMI'ITAL FORM 1. Name of Local Government CITY OF BOYNTON BEACH Person completing this form MICHAEL W. RUMPF h N b 561-375-6260 Pone um er Name CJfNewspaper that notice of small scale development amendment was publishedPALM BEACH POST Date Publication Noticed OCTOBER 17, 1997 and OCTOBER 24, 1997 (Please attach copy of notice) 2. Number of acres of small scale development amendments contained in package: a. Within Urban Infill, Urban Redevelopment or Downtown Revitalization as defined by Section 163.3164, FS 0 b. Within Transportation Concurrency Exception Area pursuant to Section 163.3180(5), FS 0 c. Within Regional Activity Centers or Urban Central Business Districts pursuant to Section 380.06(2)(e), FS 0 d. Outside categories B., b. and c. 6.376 '3. Cumulative total number of acres of small scale development amendments for the calendar year: a. Categories listed in Item 2 a, b, and c. above o b. Categories listed in Item 2 d above 6.376 4. Total number of acres of small scale development amendments in this package that are located within a coastal high hazard area as identified in the comprehensive plan o Pursuant to Rule 91-11.015(2). Florida Administrative code, this form must be mailed with all small scale development amendments as defmed by Section 163.3187(1)(c), Florida Statues to: DEP ARTMENT OF COMlvlUNITY AFFAIRS BUREAU OF STATE PLANNING PLAN PROCESSING SECTION 2555 Shumard Oak Boulevard Tallahassee, Florida 32399-2100 (904) 488-4925 EXHIBIT "B" Conditions of Approval Project name: Cedar Ridge PUDIL WCS File number: LUAR 97-001 Reference: Letter of request dated September 3 1997 , DEPARTMENTS INCLUDE REJECT PUBLIC WORKS AI/ofty Comments: None '~JJ~ X UTILITIES ~~ Comments: None 00~ X FIRE Comments: None X POLICE Comments: None X ENGINEERING DIVISION Comments: None X BUILDING DIVISION Comments: None X PARKS AND RECREATION Comments: None X FORESTER/ENVIRONMENTALIST Comments: None X PLANNING AND ZONING Comments: 1. Applicant shall file and receive approval of an abandonment application or X alternative resolution of the road ownership dispute prior to adoption of rezoning and land use amendment ordinances. ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS 2. None. X ADDITIONAL CITY COMMISSION CONDITIONS 3. Delete Planning and Development comment number I X 4. Application for abandonment of Forest Court, approved by the City X Commission 9/19/95, shall be finalized by adoption of a Resolution and Disclaimer by the City Commission prior to or contemporaneously with final reading of the rezoning and land use amendment ordinances. DEVELOPMENT ORDER OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA PROJECT NAME: Cedar Ridge PUD APPLICANT: Cedar Ridge Development Corporation APPLICANT'S AGENT: Joe Basile APPLICANT'S ADDRESS: 7000 High Ridge Road, Lantana, FL 33462-5006 DATE OF HEARING BEFORE CITY COMMISSION: November 5,1997 TYPE OF RELIEF SOUGHT: Land Use Amendment/Rezoning LOCATION OF PROPERTY: 6.4 acres of vacant property located adjacent to the south and east of the Lake Worth Christian School on High Ridge Road DRAWING(S): None THIS MA TIER came on to be heard before the City Commission of the City of Boynton Beach, Florida on the date of hearing stated above. The City Commission having considered the relief sought by the applicant and heard testimony from the applicant, members of city administrative staff and the public finds as follows: 1. Application for the relief sought was made by the Applicant in a manner consistent with the requirements of the City's Land Development Regulations. 2. The Applicant -1L HAS HAS NOT established by substantial competent evidence a basis for the relief requested. 3. The conditions for development requested by the Applicant, administrative staff, or suggested by the public and supported by substantial competent evidence are as set forth on Exhibit "B" with notation "Included". 4. The Applicant's application for relief is hereby -1L GRANTED subject to the conditions referenced in paragraph 3 hereof. DENIED 5. This Order shall take effect immediately upon issuance by the City Clerk. 6. All further development on the property shall be made in accordance with the terms and conditions of this order. 7. Other DATED: City Clerk J\Planning\SHARED\WP\FORMS\DEVELOPMENT ORDER doc e1/05/199S 12:13 ~613756e54 C ITV A nORNEV PAGE 01 p,4 ~ e2 -------.- '" rc P A ) az ,~ 11' (M!l DEtt!15 P KOE:~N .' ~2/",i~( IU~I . -!5i1J1'ir~' . 'wi en\' AT101t1CV, . ~ ceDAR FUDGE PUOf\.AKE WORTH OHRIST1AN SCHOOL "tvlMd Planning Ittd Zanlng commellW iD de'. comment No. 1 Add IIItdltlonal City eomrnt..lon OONillon .. fotloWl: AppllcllUon for abandon",,", of Foreet Court. IPProYed by the CJty CommiHlon 1110195. ,han be ftNllztd by edoptlon of . ReIOfutlon and Ct.-1m... by the CItV Comm"'lon Prior to or com,mpcnneoully wIt\ ftMI ,..dlng of tit. rezoning end 'Ind ue. tm.ndlMnl ordln.noII. 7671 Co. Phoria . FIX' {)~ - (plJ r11-.I if!:,-ni>w ~ fPV1 rr- -. . Cl~ . {JbJ(Jf0J.^l LAKE WORTH CIllUSTIAN SCHOOL TRAFFIC IMPACT ANALYSIS #95826.01 May 24, 1995 CJ:::i tEJ ,-~ LAKE WORTH CHRISTIAN SCHOOL TRAFFIC IMPACT ANALYSIS INTRODUCTION The Lake Worth Christian School proposes to expand their existing school in the City of Boynton Beach. The existing site is located south of Hypoluxo on High Ridge Road (Exhibit 1). Access to the site exists via a driveway connection to High Ridge Road. The proposed buildout of the project is 1996. The purpose of this analysis is to determine if the proposed land use changes meet the requirements of the Traffic Performance Standards, Section 7.9 of the Palm Beach County Unified Land Development Code. DEVELOPMENT DATA The existing Lake Worth Christian School consists of a middle school and a high school. The enrollment from 6th grade to 12th grade is approximately 350 students. The proposed expansion will include a middle school and an elementary school with other ancillary facilities including an auditorium and tennis courts. An additional 350 elementary and middle school students is projected bringing the total enrollment to 700 students. EXISTING TRAFFIC CONDITIONS Existing (1994) 24-hour average daily traffic volumes provided by the Metropolitan Planning 1 ~ -@ Organization of Palm Beach County are shown on Exhibit 2 for the surrounding roadway network. Peak hour volumes, also shown on Exhibit 2, were determined by factoring the average annual daily traffic volumes by a "K" factor of 9.1 %. Existing roadway laneages and levels of services are also shown on this exhibit. The major roadways providing access to the Project include: · Hypoluxo Road · High Ridge Road · [-95 H ypoluxo Road has four lanes east of 1-95 and six lanes west of 1-95. High Ridge Road is a two lane facility south of Hypoluxo Road. 1-95 is a six lane divided expressway throughout the study area. ROADWAY IMPROVEMENTS The FY 95-99 Transportation Improvement Program from the MPO of Palm Beach County was reviewed to determine if any roadways within the study area are scheduled to be improved. The construction of auxiliary lanes on 1-95 from Hypoluxo Road to Lantana Road is scheduled for construction in FY 97-98. No other roadways within the study area are programmed for improvement. FUTURE BACKGROUND TRAFFIC In order to properly account for future traffic conditions historic growth trends and committed development traffic in the area must be analyzed. Historic growth data for the last three years 2 [E -@ was examined for"the surrounding area and is shown on Exhibit 3. Growth along Hypoluxo Road east and west of 1-95 has shown a decrease for the past three years, while Gateway Boulevard has shown a significant increase. This difference is due to the opening of the Gateway Boulevard/I-95 interchange which diverted traffic from Hypoluxo Road to Gateway Boulevard. Although this decrease in traffic on Hypoluxo Road may continue for a few more years, in order to provide a conservative analysis, a north/south screenline of the counts of Hypoluxo Road and Gateway Boulevard was examined as shown on Exhibit 3. This growth rate was applied to those links in the study area where negative growth has been occurring. In projecting future traffic conditions, growth from committed developments in addition to historic growth needs to be examined. The major projects list published by Palm Beach County was used to identify major projects within the area. No major projects are projected to have a 10% impact on the study area roadways within the buildout time frame of the proposed development. TRIP GENERATION Section 10.8 of the Palm Beach County Unified Land Development Code, Fair Share Impact Fees was reviewed to determine if any applicable trip generation rates could be utilized. There were no trip generation rates for schools. Therefore, the Institute of Transportation Engineers (ITE), Trip Generation, 5th Edition was the sole source of the daily and peak hour trip generation data utilized in this study. The trips associated with the proposed development are shown on Exhibit 4. 3 ~ -@ In determining compliance with the requirements of the Traffic Performance Standards, the daily trip generation of 382 trips, shown on Exhibit 4, was utilized. Based on this daily trip generation, the Test 1 radius of development influence is one half mile. The Test 2 radius of development influence is only the directly-accessed link. TRIP DISTRmUTION AND ASSIGNMENT In order to determine the impact of the proposed development's traffic on the surrounding roadway network, a directional distribution was developed to be used in assigning traffic volumes associated with the project. Existing residential land use patterns were considered in determining the assignment of project traffic to the surrounding roadway network. Exhibit 5 shows the overall assignment of daily net new project traffic. LINK TEST (TEST 1) The first step in this analysis was to identify if any roadway links required to be analyzed are projected to operate below adopted levels of service. Exhibits 6A, 6B and 6C show future total daily, AM and PM peak hour traffic conditions respectively. No analyzed roadway link is projected to operate below the adopted levels of service, therefore, the requirements of Test 1 have been met. MODEL TEST (TEST 2) The next step in the analysis was to determine if the proposed development met the requirements of the Model Test, Test 2, of the Traffic Performance Standards. High Ridge Road from 4 ~ @ Hypoluxo Road to Gateway Boulevard is the directly accessed link required to be analyzed. This roadway link is not a Test 2 deficiency, therefore, the proposed development meets the requirements of Test 2. INTERSECTION ANALYSIS In addition to the Link Test and Model Test, major intersections for which a project adds more than 10% of the total traffic on any link connecting a major intersection must also be analyzed. In analyzing the proposed development's impact in the study area, no intersections meet this requirement. AM peak hour driveway turning movement volumes, the critical peak hour, are provided on Exhibit 7. CONCLUSIONS From this analysis, the proposed development meets all of the requirements of the Traffic Performance Standards of Palm Beach County. 5 @E] -@ EXHIBITS [TI -@ ~ LANTANA RD HYPOLUXO RD is'TE w ~ 0 0 a::: > U1 -l (fl W ID W <.;) f- a::: 9 LI1 U1 <.;) a::: (Jl w Z I a::: 0 I U U <.;) L5 I (fl MINER RO LAKE WORTH CHRISTIAN SCHOOL N.T.S. LOCATION MAP EXHIBIT 1 LANTANA RO 6LX N.A. 4LO 6LD 27956 29294 (2544 ) N.T.S. (2666) o (0) C (C) HYPOLUXO RO 2L 3435l SITE 4LD (313j C (C 9865 (898j C (C w 0 > 0 4: 0:: > -l f/l w CD V1 '-' f- W 0 6LX Ul f/l a:::: 0:: N.A. OJ w '-' 1. a:::: z I U 0 ~ U Cl I V1 MINER RD LEGEND 2L - ROADWAY LANEAGE 3435 - DAILY TRAFFIC (313)- PEAK HOUR TRAFFIC C - DAILY LOS (C) - PEAK HOUR LOS N.A. - COUNT DATA NOT AVAILABLE ~ LAKE WORTH ~ CHRISTIAN SCHOOL ~ EXISTING (1994) EXHIBIT 2 TRAFFIC CONDITIONS ~ EXHmlT 3 LAKE WORTH CHRISTIAN SCHOOL HISTORIC GROWTH (1) DAILY TRAFFIC VOLUMES GRO\VTH ROADWAY LINK RATE 1991 1994 Hypoluxo Road West of 1-95 31,589 29,294 -2.48 %/yr East of 1-95 33,142 27,956 -5.51 %/yr Gateway Boulevard East of 1-95 9,353 16,197 20.09%/yr High Ridge Road South of Hypoluxo Road 4,369 3,435 -7.70%/yr N/S Screenline East of 1-95 42,495 44,153 1.28%/yr (1) Source: Palm Beach County Traffic Data @EJ -@ EXHffiIT 4 LAKE WORTH CHRISTIAN SCHOOL TRIP GENERATION LAND USE INTENSITY Elementary and Middle School 350 Students DAILY TRIP GENERATION DAILY TRIPS RATE (1) I l.09/Student I 382 I AM PEAK HOUR TRIP AM PEAK HOUR TRIPS GENERA nON RATE (1) I I In Out Total I . 3D/Student I 65 I 44 I 109 I PM PEAK HOUR TRIP PM PEAK HOUR TRIPS GENERATION RATE (1) I Out I In Total I .Ol/Student I 1 I 3 I 4 I (1) Source: Institute of Transportation Engineers (ITE), Trip Generation, 5th Edition for land use code 520. No trip generation data is available for middle schools, therefore data associated with the elementary school was utilized for both middle and elementary school students. @EJ @ LANTANA RD 40% 153 (44) [2] HYPOLUXO RD 5% 19 fgl 20% 76 t212) N.T.S. o ~ CD 1.11 OJ I t- 1I1 W a:: u L5 1I1 65% 248 (71 ) [3J tSITE w ;;C 1I1 1I1 W a:: '-' z o u o a:: 35% t5 134 9 (38) a:: [1] i3 I LEGEND 35% - PERCENT ASSIGNMENT 134 - DAILY PROJECT TRAFFIC (38) - AM PEAK HOUR PROJECT TRAFFIC . [1] - PM PEAK HOUR PROJECT TRAFFIC ~ '-= MINER RD LAKE WORTH CHRISTIAN SCHOOL PROJECT TRAFFIC EXHIBIT 5 ASSIGNMENT ) LANTANA RD 29294 29294 755 755 N.T.S. 153 76 30202 30125 C C HYPOLUXO RD 3435 88 248 3771 tSITE c w 0 0 > ~ <{ a::: w tIl If) If) (.") f- w 3435 9 lil If) n:: 88 n:: 01 w (.") I n:: z 134 I u 0 3657 (.") ~ U I If) C MINER RD LEGEND 3435 - EXISTING TRAFFIC 88 - BACKGROUND GROWTH 134 - PROJECT TRAFFIC 3657 - TOTAL TRAFFIC . C - LOS ~ \.: LAKE WORTH CHRISTIAN SCHOOL EXHIBIT 6A TOTAL (1996) DAILY TRAFFIC CONDITIONS ..) LANTANA RD / 2666 2666 69 69 N.T.S. 44 22 2779 2757 C C HYPOLUXO RD 313 8 71 J; SITE 392 c w 0 0 > > <( ~ ~ w CD (j') (j') c.:> I- w 313 0 t,() (j') ~ 8 ~ (]) w <-' I ~ z 38 I u 0 359 c.:> ~ U I (j') C MINER RD LEGEND 313 - EXISTING TRAFFIC 8 - BACKGROUND GROWTH 38 - PROJECT TRAFFIC 359 - TOTAL TRAFFIC C - LOS [E \.: LAKE WORTH CHRISTIAN SCHOOL EXHIBIT 68 TOTAL (1996) AM PEAK HOUR TRAFFIC CONDITIONS ..) LANTANA RD 2666 2666 69 69 N.T.S. 2 1 2737 2736 C C HYPOLUXO RO 313 8 3 324 iSITE C w 0 0 ~ 0:: > --' (/) w CD (/) 313 <.:) I- W 9 lJ1 (/) 0::: 8 0::: 01 W <.:) I 0::: Z , I U 0 322 " l3 u C I (/) MINER RO LEGEND .3 1.3 - EXISTING TRAFFIC 8 - BACKGROUND GROWTH 1 - PROJECT TRAFFIC 322 - TOTAL TRAFFIC - C - LOS ~ LAKE WORTH ~ CHRISTIAN SCHOOL ~ EXHIBIT 6C TOTAL (1996) PM PEAK HOUR TRAFFIC CONDITIONS ..)