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LEGAL APPROVAL \ STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS 2740 CENTERVIEW DRIVE' TALLAHASSEE. FLORIDA 32399,2100 LAWTON CHILES LINDA LOOMIS SHEllEY SKrer..,.,. Go"emor April 9, 1993 The Honorable Edward Harmening Mayor of Boynton Beach City of Boynton Beach 100 East Boynton Beach Blvd, Boynton Beach, Florida 33425 Dear Mayor Harmening: The Department has completed its review of the adopted Comprehensive Plan Amendment (Ordinance Nos. 092-62 and 092-64; DCA No, 9351) for the City of Boynton Beach, as adopted on January 5, 1993 and determined that it meets the requirements of Chapter 163, Part II, Florida statutes, for compliance, as defined in Subsection 163.3184(1)(b), The Department is issuing a Notice of Intent to find the plan amendment In compliance, The Notice of Intent has been sent to the News for publication on April 12, 1993, Please note that a copy of the adopted City of Boynton Beach Comprehensive Plan Amendment, and the Notice of Intent must be available for public inspection Monday through Friday, except for legal holidays, during normal business hours, at the City of Boynton Beach City Hall, Planning Department, 100 East Boynton Beach Boulevard, Boynton Beach, Florida 33425. RECEIVED APR 1 ? \~~j cnv~OFfICE EMERGENCY MANAGEMENT' HOUSING AND COMMUNITY DEVElOPMENT' RESOURCE PLANNING AND MANAGEMENT ')\ I " ~'..... ".. :1-., CITY OP' BOYNTON BEACH OFFICE OF THE CITY MANAGER Date April 14, 1993 Edward Harmening, Mayor Jose Aguila, Vice-Mayor Lynne Matson, Commissioner Robert Walshak, Commissioner David Katz, Commissioner AS REQUESTED FOR YOUR INFORMATION SUBJECT: Comprehensive Plan Amendments Attached hereto please find a copy of a letter dated April 9, 1993, from The Florida Department of Community Affairs directed to Mayor Ed Harmening informing the City that the DCA has completed its review of the adopted Comprehensive plan Amendment for the City of Boynton Beach and has found it to be in compliance; therefore, the DCA is issuing a "Notice of Intent" to find the plan amendment In Compliance. For your information this Comprehensive plan Amendment pertained to the Lawrence Road and Hypoluxo Road Commercial Center (southeast corner). Should you have any questions relative to this subject matter, please feel free to contact Chris cutro, Director of Planning, or myself, 4~~~ ~ Scott er ity Manager RECEIVED JSM: j b Attach. .\Pft .14 ,PLANNING DEPT. cc: Chris cutro, Director of Planning Sue Kruse, City Clerk File STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS NOTICE OF INTENT TO FINO THE CITY OF BOYNTON BEACH COMPREHENSIVE PLAN AMENDMENT(S) IN COMPLIANCE DOCKET NO. 93S1-NOI-5005-(A)-(I) The Department gives notice of its intent to find the Amend- ment(s) to the Comprehensive Plan for the City of Boynton Beach, adopted by Ordinance No(s). 092-62 and 092-64 on January 5, 1993, IN COMPLIANCE, pursuant to Sections 163.3184 and 163.3187, F.S, The adopted City of Boynton Beach Comprehensive Plan Amend- ment(s) and the Department's Objections, Recommendations and Com- ments Report, (if any), are available for public inspection Monday through Friday, except for legal holidays, during normal business hours, at the City of Boynton Beach city Hall, Planning Department, 100 East Boynton Beach Boulevard, Boynton Beach, Florida 33425. Any affected person, as defined in Section 163.3184, F,S., has a right to petition for an administrative hearing to chal- lenge the proposed agency determination that the Amendment(s) to the city of Boynton Beach Comprehensive Plan are In Compliance, as defined in Subsection 163.3184(1), F.S. The petition must be filed within twenty-one (21) days after publication of this notice, and must include all of the information and contents described in Rule 9J-11.012(8) , F.A.C. The petition shall be filed with the Agency Clerk, Department of Community Affairs, 2740 centerview Drive, Tallahassee, Florida 32399-2100, and a copy mailed or delivered to the local government. Failure to timely file a petition shall constitute a waiver of any right to request an administrative proceeding as a petitioner under Sec- tion 120.57, F.S. If a petition is filed, the purpose of the administrative hearing will be to present evidence and testimony and forward a recommended order to the Department, If no peti- tion is filed, this Notice of Intent shall become final agency action. If a petition is filed, other affected persons may petition for leave to intervene in the proceeding. A petition for inter- vention must be filed at least five (5) days before the final hearing and must include all of the information and contents described in Rule 221-6.010, F,A,C. A petition for leave to intervene shall be filed at the Division of Administrative Hear- ings, Department of Management Services, 1230 Apalachee Parkway, Tallahassee, Florida 32399-1550. Failure to petition to inter- vene within the allowed time frame constitutes a waiver of any right such a person has to request a hearing under Section 120.57, F.S., or to participate in the administrative hearing, ~E:~ctor Department of Community Affairs Division of Resource Planning and Management 2740 centerview Drive Tallahassee, Florida 32399-2100 The Honorable Edward Harmening April 9, 1993 Page Two If you have any questions, please contact me, or Maria Abadal, Plan Review Administrator, at (904) 487-4545, Sincerely, ~H'j ~lU(,/U t} h--- Suzanne Bellamy WbOd~ock Planning Manager SBWjdclw Enclosure: Notice of Intent , \ ! f ..... j cc: Daniel M, Cary, Executive Director, Treasure Coast Regional Planning Council J, Scott Miller, City Manager ~Kt -- STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS 2740 CENTERVIEW DRIVE. TALLAHASSEE, FLORIDA 32399-2100 LAWTON CHILES LINDA LOOMIS SHELLEY Governor Secretary January 22, 1993 Mr. Christopher cutro, AICP Planning Director, City of Boynton Beach Planning & Zoning Department 100 East Boynton Beach Boulevard Boynton Beach, Florida 33425 Dear Mr. Cutro: Thank you for submitting copies of the city's Small Scale Development Plan Amendment, adopted by Ordinance No(s). 092-62 and 092-64 on January 5, 1993 for our review. We have conducted a preliminary inventory of the amendment package to verify the inclusion of all required materials, The reference number for this amendment package is Boynton Beach 93S1. The submission package appears to be complete, and the Department acknowledges your request for waiver of the Objec- tions, Recommendations and Comments review process. The Depart- ment will conduct a compliance review and issue a Notice of Intent regarding the adopted small scale development plan amend- ment in accordance with procedures contained in section 163.3187, F.S., as codified in Chapter 92-129, Laws of Florida. Once the review is underway, you may be asked to provide additional sup- porting documentation by the review team to ensure a thorough review. If you have any questions, please contact Suzanne Woodcock, Planning Manager, for review team B, which will be reviewing the adopted plan amendment. Her telephone number is (904) 487-4545. , Ri..:CENED Sincerely, ;f:.~-6.t,.::r A~~-<4r" A '0., ,j N 2!l I.:> PLANNING DePT. RAjt:jr Robert Arredondo, AICP community Program Administrator EMERGENCY MANAGEMENT. HOUSING AND COMMUNITY DEVELOPMENT. RESOURCE PLANNING AND MANAGEMENT ,rrhe City of 'Boynton 'Beacn 'l!fannine t!1' Ztmine 'Department 100 'L. 'Boynton 'Beam '1Joukvarri 2'.0. 'Bo;r,3IO 'Boynton 'Bell&. 7WriiIa 33425,0310 (407) 738-7490, :T.!U: (407) 738.7459 January 13, 1993 Mr. Daniel M. Cary, Executive Director Treasure Coast Regional Planning council 3228 S.W. Martin Downs Boulevard Suite 205, P,O. Box 1529 Palm City, FL 34990 RE: Transmittal of Adopted Comprehensive Plan Amendment (Small Scale) Dear Mr. cary: Enclosed you will find one (1) copy of an adopted, small-scale Comprehensive Plan amendment. This amendment, entitled Lawrence and Hypoluxo Commercial center, consists of an amendment to beth the Future Land Use Map and the text of the Comprehensive Plan, In accordance with the recent revisions to Chapter 163 F,S" which pertain to the adoption of plan amendments, this amendment has been identified as a small-scale amendment and, was therefore not subject to State review according to Chapter 163,3184 (3)-(6), The Lawrence and Hypoluxo Commercial Center was considered by the Planning and Development Board (Local planning Agency) on December 8, 1992 and adopted by the City Commission on January 5, 1993 at a public hearing that was held subsequent to due public notice. It is understood that this amendment is to be transmitted to the Department of Community Affairs and the Treasure Coast Regional planning Council within 10 working days of adoption. With respect to Rule 9J-11.006, which outlines the procedures and requirements for transmitting plan amendments, please be advised of the following: (3) 1, One (1) copy of the amended Future Land Use Map is included within Attachment "A"; .qmericas Gate"!.i1.u to tfie Gu[fstream To: Mr. Daniel M. Cary -2- January 15, 1993 (3) 2, One (1) copy of the amended Future Land Use Element, including the amended text, is included within Attachment "B" (please note that no changes were made directly to any goals, objectives, or policies, but rather to Section VIII of the Future Land Use Support Document which was adopted by reference by Policies 1.16,4 and 1,17,3); (3) 3. A copy of each ordinance amending the Future Land Use Map and the text of the ComprehenSive Plan is found within Attachment "C"; (3)(a) 4. Not applicable as this amendment was not reviewed as a proposed amendment according to Chapter 163,3184 (3) - (6) ; (3)(b) 5. A listing of findings of the local governing body, which were not thoroughly explained within the ordinances, on which the adoption of this amendment are based are outlined in Attachment "D", within the staff report as provided to the Local Planning Agency; and (3)(C) 6, Not applicable. Although it is unclear if any requirements of Rule 9J-11.006 (ll(a) apply to an adopted small-scale amendment submittal, the following has been prOVided for your information; (1) (a) 1. Contact person: Michael Rumpf, Senior Planner City of Boynton Beach, P,O. Box 310 Boynton Beach, FL 33425-0310 Tel: (407) 738-7490 (l)(b) 2. The revised Future Land Use Map is attached as indicated above; (1) (b) 3, The staff report wi thin Attachment "DOl provides the necessary land use information for the subject property, and the adjacent land use designations are indicated on a map within Attachment "E"; (l)(b) 4, The size of the subject property is indicated within the staff report located in Attachment "D"; (l)(b) 5, An indication of the availability of, and the demand on public facilities is provided within Attachment "F"; and (1) (b) 6, Information regarding the compatibility of the Future Land Use Map amendment comprehensive plan is within Attachment "D", below, and text amendment with the prOVided in the staff report and addressed in the summary To: Mr. Daniel M, Cary -3- January 15, 1993 In addition to the staff report which indicates, in part, the basis on which the Future Land Use Map and Comprehensive Plan text is being amended, the following summary further justifies this small- scale Comprehensive Plan amendment with respect to compliance with 5.163, F.S., Rules 9J-5 and 9J-11, F.A.C., and the City's Comprehensive Plan: 1, As the staff report indicates, there have been increases in land designated for residential use beyond that which was projected in the Comprehensive plan, which will offset any subsequent, minor conversions of land to commercial designations. Therefore, this small scale amendment will have no negative affect upon the estimated gross acreage needed for each land use category, or upon the population projections within the Comprehensive Plan; 2, This site contains no significant native features worthy of consideration by the City's comprehensive Plan or the Palm Beach County inventory of native ecosystems. Furthermore, this site is undeveloped and therefore has no historic features worthy of recognition by either the City or Palm Beach County; 3, Wi th respect to the elimination or reduction of land uses inconsistent with the City's character and, the need to increase or decrease the intensity of land uses, the land use amendment is appropriate for the subject area as described in the staff report and justified by the Comprehensive Plan; 4. The subject property is located within a "B" flood zone, not a flood prone area; 5. As the staff report indicates, this small scale amendment is consistent with the Future Land Use element objectives and policies as well as consistent with the Future Land Use support Document; 6. With respect to Traffic Circulation Element analysis requirements, the only relevant policies within the Plan that currently apply, which regard the establishment of levels of service standards, will be adhered to through phasing. As indicated by the analysis on the availability of facilities (see Attachment "F"J, and the traffic study, traffic facilities will be available in accordance with the Palm Beach County Traffic Performance standards ordinance; 7 , Wi th respect to Housing Element analysis requirements, see item #1 above, and the staff analysis within Attachment "D". Furthermore, it should be emphasized that the county had previously amended the land use on the subject property from residential to commercial in response to the opinion of the To: Mr, Daniel M. Cary -4- January 15, 1993 city Commission that residential was not an appropriate land use for this location; 8, With respect to Infrastructure Element analysis requirements, the availability of facility analysis within Attachment "G" indicates the availability of facilities provided by the City and, it should be repeated that the amendment is consistent with Palm Beach County's comprehensive Plan. Furthermore, the subject amendment is not inconsistent with any Infrastructure Element objective or policy; 9, The Coastal Zone Management, Conservation, and Recreation and open Space Elements are not applicable. 10, The Intergovernmental Coordination Element analysis requirements have been satisfied as proper notifications and requests for availability of facility analyses have been sent. Furthermore, the subject property is within the City's reserve annexation area and, annexation of it will eliminate an unincorporated pocket; 11. With respect to Capital Improvements Element analysis requirements, there are no impacts upon capital facilities that have not been projected within the analysis of the Comprehensive Plan, Therefore, levels of service are met and all other related policies are complied with; and 12, With respect to consistency with the State Comprehensive Plan and the Regional comprehensive Policy Plan, the above statements, along with the information provided within the staff report address all pertinent issues and topics within the State and Regional Plans, Such issues and topics include housing, natural systems, endangered species, levels of service, intergovernmental coordination, pUblic facilities, historic resources, and transportation. If you have any questions concerning this amendment package, please do not hesitate to contact this office. Very Truly Yours, ~~ Christopher cutro, AICP planning Director CC:mr Enclosures AlLHTPItPC rrfj!-Ci~ ()f '13oyntoft tJ3eacli PCannine & Zonine 'Departrrrent 100 'E, 'Boynton 'Beadr. 'Boukvara P,O. 'B07(31O 'Boynton 'Beacfr., J'{oritla. 33425,0310 (407) 738,7490, ~Ji/X.. (407) 738-7459 January 13, 1993 Mr. Robert Pennock, Chief Bureau of Local Planning Div. of Resource Planning and Management state of Florida Department of community Affairs 2740 Centerview Drive Tallahassee, FL 32399 RE: Transmittal of Adopted Comprehensive Plan Amendment (Small Scale) Dear Mr. Pennock: Enclosed you will find four (4) copies (one copy has been sent directly to the Treasure Coast Regional Planning Council) of an adopted, small-scale Comprehensive Plan amendment. This amendment, entitled Lawrence and Hypoluxo Commercial Center, consists of an amendment to both the Future Land Use Map and the text of the Comprehensive Plan. In accordance with the recent revisions to Chapter 163 F.S" which pertain to the adoption of plan amendments, this amendment has been identified as a small-scale amendment and, was therefore not subject to State review according to Chapter 163',3184 (3)-(6), The Lawrence and Hypoluxo Commercial Center was considered by the Planning and Development Board (Local Planning Agency) on December 8, 1992 and adopted by the City Commission on January 5, 1993 at a public hearing that was held subsequent to due public notice, It is understood that this amendment is to be transmitted to the Department of Community Affairs within 10 working days of adoption. With respect to Rule 9J-l1.006, which outlines the procedures and requirements for transmitting plan amendments, please be advised of the following: (3) 1. Four (4) copies of the amended Future Land Use Map are included within Attachment "A"; .'l.merica s Ijateway to tfie lju(fstTeam To: Mr. Robert Pennock -2- January 15, 1993 (3) 2. Four (4) copies of the amended Future Land Use Element, including the amended text, are included wi thin Attachment "B" (please note that no changes were made directly to any goals, objectives, or policies, but rather to Section VIII of the Future Land Use Support Document which was adopted by reference by policies 1.16.4 and 1,17.3); (3) 3. One (1) copy of each ordinance amending the Future Land Use Map and the text of the Comprehensive Plan is found within Attachment "C"; (3)(a) 4, Not applicable as this amendment was not reviewed as a proposed amendment according to Chapter 163.3184 (3) -( 6); (3)(b) 5, A listing of findings of the local governing body, which were not thoroughly explained within the ordinances, on which the adoption of this amendment are based are outlined in Attachment "D", within the staff report as provided to the Local Planning Agency; and (3)(c) 6. Not applicable, Although it is unclear if any requirements of Rule 9J-11.006 (l)(a) apply to an adopted small-scale amendment submittal, the following has been prOVided for your information; (1)(a) 1. Contact person: Michael Rumpf, Senior Planner City of Boynton Beach, P.O. Box 310 Boynton Beach, FL 33425-0310 Tel: (407) 738-7490 (1)(b) 2. The revised Future Land Use Map is attached as indicated above; (1) (b) 3, The staff report within Attachment "D" provides the necessary land use information for the subject property, and the adjacent land use designations are indicated on a map within Attachment "E"; (1)(b) 4, The size of the subject property is indicated within the staff report located in Attachment "D"; (1)(b) 5, An indication of the availability of, and the demand on publiC facilities is prOVided within Attachment "F"; and (1) (b) 6. Information regarding the compatibility of the Future Land Use Map amendment and text amendment with the Comprehensive Plan is provided in the staff report within Attachment "D", and addressed in the summary below, To: Mr, Robert Pennock -3- January 15, 1993 In addition to the staff report which indicates, in part, the basis on which the Future Land Use Map and Comprehensive Plan text is being amended, the following summary further justifies this small- scale comprehensive Plan amendment with respect to compliance with S,163, F.S., Rules 9J-5 and 9J-ll, F,A.C., and the City's Comprehensive Plan: 1, As the staff report indicates, there have been increases in land designated for residential use beyond that which was projected in the Comprehensive plan, which will offset any subsequent, minor conversions of land to commercial designations, Therefore, this small scale amendment will have no negative affect upon the estimated gross acreage needed for each land use category, or upon the population projections within the Comprehensive Plan; 2, This site contains no significant native features worthy of consideration by the city's Comprehensive Plan or the Palm Beach county inventory of native ecosystems, Furthermore, this site is undeveloped and therefore has no historic features worthy of recognition by either the City or Palm Beach county, 3, With respect to the elimination or reduction of land uses inconsistent with the City's character and, the need to increase or decrease the intensity of land uses, the land use amendment is appropriate for the subject area as described in the staff report and justified by the Comprehensive Plan, 4. The subject property is located within a "B" flood zone, not a flood prone area, 5. As the staff report indicates, this small scale amendment is consistent with the Future Land Use element objectives and policies as well as consistent with the Future Land Use Support Document, 6, Wi th respect to Traffic Circulation Element analysis requirements, the only relevant policies within the Plan that currently apply, which regard the establishment of levels of service standards, will be adhered to through phasing, As indicated by the analysis on the availability of facilities (see Attachment "F") , and the traffic study, traffic facilities will be available in accordance with the Palm Beach county Traffic Performance Standards Ordinance, 7, With respect to Housing Element analysis requirements, see item #1 above, and the staff analysis within Attachment "D", Furthermore, it should be emphasized that the county had previously amended the land use on the sUbject property from residential to commercial in response to the opinion of the 'To: Mr, Robert Pennock -4- January 15, 1993 city commission that residential was not an appropriate land use for this location; 8, with respect to Infrastructure Element analysis requirements, the availability of facility analysis within Attachment "G" indicates the availability of facilities provided by the city and, it should be repeated that the amendment is consistent with Palm Beach county's Comprehensive Plan, Furthermore, the subject amendment is not inconsistent with any Infrastructure Element objective or policy; 9, The Coastal Zone Management, conservation, and Recreation and Open Space Elements are not applicable. 10, The Intergovernmental coordination Element analysis requirements have been satisfied as proper notifications and requests for availability of facility analyses have been sent, Furthermore, the subject property is within the city's reserve annexation area and, annexation of it will eliminate an unincorporated pocket; 11. With respect to Capital Improvements Element analysis requirements, there are no impacts upon capital facilities that have not been projected within the analysis of the comprehensive Plan. Therefore, levels of service are met and all other related policies are complied with; and 12. With respect to consistency with the state Comprehensive plan and the Regional Comprehensive policy Plan, the above statements, along with the information provided wi thin the staff report address all pertinent issues and topiCS within the State and Regional Plans. Such issues and topics include housing, natural systems, endangered species, levels of service, intergovernmental coordination, public facilities, historic resources, and transportation. If you have any questions concerning this amendment package, please do not hesitate to contact this office, Very Truly Yours, ~~ Christopher cutro, AICP Planning Director cC:mr Enclosures cc: Kieran Kilday A!LH"DCA . ATTACHMENT "A" Amended Future Land Use Map (4 copies) ATTACHMENT "B" Amended Future Land Use Element (4 copies) COMPREHENSIVE PLAN FUTURE LAND USE ELEMENT (No direct changes to Goals, Objectives or Policies) ~ /' '1 .r ,P v'" \.f rv' ,"1') ;yId \1\1) ./ o~ j) ~ ,~ if (\I ,)-..J ()\ \ ..' FUTURE LAND USE SUPPORT DOCUMENT SECTION VIII LAND USE PROBLEMS AND OPPORTUNITIES as adopted by Policies 1.16.4 and 1,17.3 (see Planning Area 6.C) VIII. LAND USE PROBLEMS AND OPPORTUNITIES The following section provides a detailed analysis of specific parcels or areas of the City where existing land use regulations are inappropriate, or where opportunities exist for a better pattern of land use. This section also attempts to minimize land use conflicts by imposing limitations or conditions on the development of certain parcels, It is the intent of the City that these limitations and conditions be codified wherever possible, however, in some cases, codification is not possible. In such cases, the conditions and limitations set forth in this section should be construed to have the same force and effect as the City's code of Ordinances. Maps which show the extent of these areas are provided in Figures 1 and 2. A separate map at a scale of 1 inch = 800 feet showing these same areas accompanies this report. All land use Changes which are proposed on the Future Land Use Map are described in this section, including land use changes which recommended in the Coastal Management Element and in the proposed Community Redevelopment Plan for the area west of the FEC tracks. These recommendations should be construed to have the same force and effect as the policies which are contained in the Plan document, and in fact, policies 16.4 and 17.3 of the Plan incorporate the recommendations below by reference. 1. PLANNING AREA 1--COASTAL AREA 1.a. Lakeside Gardens Subdivision and Parcels at Northern City Limits, East of U.S. 1 The two parcels between Lakeside Gardens and the northern City limit should be construed to be in the Local Retail Commercial land use category, if approved as a marina/boat storage use as a Planned Commercial Development. These parcels occupy one of the few sites in the City where marina/boat storage uses could be located with minimal impacts on surrounding uses, and without requiring the dredging of a new channel in Lake Worth. Development of these parcels should comply with the site design guidelines set forth in the Coastal Management Element. The vacant lots in Lakeside Gardens which lie along the north side of Dimmick road should be construed to be in the High Density Residential land use category, if approved for single-family attached housing or an adult congregate living facility, with a 2-story (25 foot) maximum height, in accordance with the site design guidelines set forth in the Coastal Management Element. tM~/t~~~lri~etI0f/tHe/t~Xesl~e/e~t~eris/s~~lYls10ri/.H0~1~/~e tet0rie~/ft0~/~fIXX/t0/~fIA'/sirite/tHete/~te/A/I~twe/ri~et/0f p~t~elsllri/tHls/s~~~lwis10ri/f0t/wHitH/tHe/10t/ft0rit~We/ari~/atea ate/s~staritlallt/less/tHan/tHat/te~ite~/lri/tHe/~fIXX/t0ninw ~iSttittl Rev. 6/2/92 - Ord. 092-36 (l.a) 59 fiGURE , BOYNTON BEACH COMPREHENSIVE PLAN Land Use Problems and Opportunities i : ~ Ii: See Inset _t_ v ~ . . ~ . . - .. Areas wllhln the City [liE 1."..).. .:. .;. l' CRy of Boynton Beach !'.I!'n.'llng Department 4/67 Areas outslda tile City page 59A ~-_......---------- .~-_._-'-'. F10UAE I BOYNTON BEACH COMPREHENSIVE PLAN Land Use Problems and Opportunities-Inset j .fJIl .Em 1111!.L ,L m I fee t 1.b. Propertv in Vicinitv of N,E, 4th street between N,E, 15th Avenue and N.W, 22nd Avenue Development of these parcels should be consistent with the recommendations contained in the coastal Management Element, The Coastal Management Element recommendations include the following; (1) That the parcel occupied by the professional office south of N.E. 22nd Ave., along the FEC Tracks be changed from multiple-family residential to a Local Retail commercial land use and C-2 zoning; (2) A 2-story (25 foot) height limitation on the northern portion of the R-3 property if the single-family and duplex dwellings along N.E. 20th Avenue are not included as part of the project; (3) Allowing ground level storage of boats and recreational vehicles as a Planned commercial Development (PCD) on the two lots lying from 300 to 600 feet south of N.E. 22nd Ave. The Future Land Use Plan should be construed to be amended to Local Retail Commercial, if such a PCD is approved. The R-3 zoned parcels on the west side of N.E. 4th street lie in close proximity to several Single-family neighborhoods. In order to protect these neighborhoods from excessive encroachment by multiple-family buildings, the height of these buildings should be limited to 2 stories (25 feet) within 300 feet of any single-family lots in the adjacent single-family zoning districts. These vacant parcels have also been designated as a potential neighorhood park site. In the event that any portion of these parcels is acquired for park use, the property which is acquired should be construed to be in the Recreational land use category. 1.c, Lots on southern Portion of Las palmas Subdivision In accordance with the recommendations contained in the Coastal Management Element, the lots on the southern portion of the Las palmas subdivision should be construed to be in the High Density Residential land use category, if approved as attached single-family housing with a maximum height of 2 stories (25 feet), and developed in accordance with the site design guidelines set forth in the Coastal Management Element. Attached single-family housing would be a more appropriate land use at this location than Single-family housing, since these lots are adjacent to an existing restaurant/nightclub and commercial boat dock. This recommendation should only be implemented, however, if the row of lots in question is still under unified ownership at the date of the adoption of this plan. 1.d. Intracoastal Waterwav Site to be Acauired bv citv The voters of the City have approved the acquisition of this 8.7 acre site for publiC use. Since the predominant use is expected to be recreation, the property should be placed in the Recreational land use and zoning categories. However, other 60 shoreline uses, such as a restaurant or limited retail uses, which would compliment recreational uses but do not by themselves necessarily constitute public recreation should be construed to be consistent with these land use and zoning categories, as they apply to this parcel. l.e. Proposed Expansion to Boat Club Park The small parcels adjacent to the northwest corner of Boat Club Park are in the process of being acquired by the City for an addition to the park. Therefore, these parcels are shown in the Recreational land use category, After these parcels are acquired by the City, they should be placed in the Recreation zoning district. 1.f. Parcels to East and Northeast of Inlet Plaza The small parcels lying to the east and northeast of Inlet Plaza, which are currently zoned C-3 Community Commercial, should be placed in the High Density Residential land use category and R-3 Multiple-Family Residential zoning district. The demand for additional commercial land is expecting to be minimal on North Federal Highway (U.S. 1) since population growth is expected to be low and commercial vacancy rates are high. Changing the land use and zoning on the above-mentioned parcels will prevent marginal commercial uses from intruding into a residential neighborhood. 1.g. Deleted 'ati~I/t~/ta$t/~f/~~triat~'$/~e$ta~tarit t*e/~~$e~/p~tti~ri/~f/t*e/~r3/z~rie~/patieI/ltiri~/t~/t*e/ea$t/~f ~etriat~'$/~e$ta~tarit/$*~~I~/~e/plaie~/iri/t*e/Kiw*/~eri$itt Re$i~eritiaI/lari~/~$e/iate~~tt/ari~/Rr3/M~Itipler1~ilt/Re$i~~ritiaI z~riiri~/~i$ttiitj//~$/wit*/t*e/p~tieI$/~i$i~$$e~/~ri~et/Xjfj/~~Yel t*e/~~ari~/f~t/t*i$/a~~iti~riaI/i~~etiiaI/lari~/i$/etpeitiriw/t~/~e ~irii~aI/~ri/"~tt*/1e~~taI/Kiw*wat/l~j$j/Xl/$irii~/p~p~Iati~ri/wt~wt* i$/etpeite~/t~/~e/I~w/ari~/i~~etiiaI/yaiariit/tate$/ate/*iw*j ~*ariwiri~/t*e/lari~/~$e/ari~/z~riiriw/~ri/t*~/a~~Y~r~~riti~rie~/pati~I$ wiII/pteYerit/~atwiriaI/i~~etiiaI/~$e$/ft~~/I~i~tiriw/~ri/t*i$ pt~petttj 1.h. Deleted 'ati~I~~~~riW/~~~::ri/tai*tmari$'/~~Ye/$~~~iYi$i~ri an~/8etn~t~'$/Re$ta__a__/Yi~_~ ~ete/ate/$eyetaI/~eYeI~pe~/an~/~~eYeI~pe~/patieI$/Itinw/~etweeri t*e/tai*tmtri$'/~~Ye/$~~iY!$i~n/tri~/8etriat~'$/Re$ta~tarit/Yi~/~aw~ w*ii*/ate/i~t~ritlt/z~rie~/~r3/lft~ritawe/~n/~j$j/Xll/~rXAA l$e~Yiew/ttailet/'at~11/~ri~/Rr3/lyai.nt/patieI$/ri~tt*/~f/tt~ilet p.t~lj//$!riie/t*e/~e~an~/f~t/i~~etiiaI/I~n~/i$/ri~t/etPeitee/t~ iriitea$e/$~$t.ritiallt/iri/tHi$/ateall.ri~/t*e/i~rif!~.ti~n/~f/t*e Rev. 6/2/92 - Ord. 092-35 (l.g) Rev. 6/2/92 - Ord. 092-31 (l.h) 61 R-1AA zoned parcel may make development for single-family housing impractical, a more appropriate use for all of the above-mentioned parcels would be to combine them for high-density multiple-family housing, Therefore, those parcels or portions of parcels which are currently zoned C-3 and R-1AA should be changed to a High Density Residential land use category and R-3 zoning district, subject to the special setback requirements along thesouthern boundary, as set forth in the Coastal Management Element. 1.i. Parcel on West Side of FEC Tracks, between N.E, 15th Avenue and Bovnton Canal In accordance with the Coastal Management Element, the zoning on this parcel should be changed to C-3 Community Commercial, provided, however, that buildings are limited to a maximum height of 2 stories (25 feet), since a single-family neighborhood lies to the west. This parcel would be a more viable location for certain C-3 uses, including wholesale uses (as a conditional use), Ground level storage of boats and recreational vehicles is another possible use of this site, however, this type of use should only be allowed as a Planned Commercial Development (PCD), and should utilize existing vegetation to screen outdoor storage from adjacent properties and rights-of-way, 1.j. North Federal Hiqhwav (U,S. 11 between central Business District and Bovnton Canal The 1986 Evaluation and Appraisal Report recommended that the C-4 (General Commercial) zoned parcels fronting on the east side of U,S. 1 between the CBD District and the Boynton Canal be rezoned to C-2 (Neighborhood Commercial). The City Commission has examined the zoning along this frontage on two occasions, as well as zoning on the west side of u.s. 1. The conclusion of the City Commission has been that General Commercial land use and zoning is appropriate at this location. In order to improve the aesthetics of parcels on the east side of U,S, 1, and encourage redevelopment, the parcels or portions of parcels lying to the east of the present C-4 zoning district boundary should be construed to be in the General Commercial land use category, if combined with the parcels fronting on U.S. 1 in conjunction with the upgrading or redevelopment of these commercial sites, which should include improved buffering along the eastern property lines. Rezoning of these lots would need to be initiated by the individual property owners, however, In order to minimize impacts on adjacent single-family neighborhoods, the building height on parcels which abut Single-family zoning districts should be limited to 2 stories (25 feet). The hotel on the south side of N.E. 8th Avenue should be construed to be in the Office Commercial land use category, if this property is re-used as an adult congregate living facility. Further.more, the existing ACLF which lies between N,E, lOth Ave. and N.E. 12th Ave, should be 62 permitted to continue, although it would be a non-conforming use in the C-4 zoning district. It is possible that the parcels which front on U.5, 1 would be redeveloped for major retail, multiple-family, or mixed-use projects, in conjunction with the properties which lie to the east. If such projects are proposed and approved, and have a site area of not less than two acres, then these projects should be construed to be within the Mixed use land use category which lies to the east. l,k. Mixed Use Land Use Catecrorv Lvincr Between U.5, Hicrhwav 1 and the Intracoastal Waterwav. North of the Central Business District The area extending northward from the Central Business District, up to the Boynton Canal presents a number of opportunities for redevelopment to more intensive uses. presently, this area is occupied by mUltiple-family dwellings immediately north of the CBD, a mixture of single-family dwellings and vacant parcels between N,E. 7th Avenue and N.E. 10th Avenue, waterfront townhouses to the north of this single-family neighborhood, and a single-family subdivision adjacent to the Boynton Canal. A shallow commercial strip lies along the east side of u.s. Highway 1. This area is suitable for redevelopment to more intensive uses, due to the large amount of vacant land between N.E. 7th Avenue and N,E. lOth Avenue, the low quality of the commercial land uses fronting on U.5. 1, the poor state of repair of many of the single-family houses, and the proximity of this area to the Central Business District. Therefore, it is recommended that those portions of Area 1.k. which are currently in the Low Density and High Density Residential land use categories be placed in a new Mixed Use land use category, In order to promote redevelopment in this area, densities up to 40 dwellings per acre should be permitted ("dwellings" would be construed to also mean hotel rooms). Furthermore, residential densities should be permitted to be applied to parcels, in addition to the commercial intensity permitted by the City'S development regulations. In order to ensure that redevelopment projects are compatible with publiC facilities in this area, and are compatible with existing land uses, the City should adopt performance standards for such projects, and should require a minimum site area of 2 acres. 1.1. Central Business District and Adiacent Parcels In 1981, the city Commission created a Community Redevelopment Agency (CRA), pursuant to Chapter 163, Florida Statutes, and made a finding that a condition of blight existed within the 63 designated community Redevelopment Area, The CRA was directed to prepare a Community Redevelopment Plan in order to increase the economic viablity of entire area. This plan, which adopted in 1984, recommended that a Central Business District (CBD) be established in the core of the Redevelopment Area. The caD lies between the Florida East Coast Railway and the Intracoastal waterway, and is bounded on the north by N,E, 7th Avenue and on the south by S.E. 2nd Avenue, Major goals for the caD include enhancement of its attractiveness by requiring streetscape improvements, architectural continuity, and coordinated signage; using a waterfront orientation to create a unique retail/entertainment environment; providing pedestrian-scaled amenities; providing for perpetual public use of a newly created waterfront; and protection from the negative impacts created by the railroad. The CBD Plan encourages 'mixed-use development, including office, retail, service, financial, restaurant, entertainment, lodging, residential uses, and a civic center. A detailed description of the current status of projects in the caD is provided in section VI. In order to promote residential development in the CBD district, residential densities up to 40 dwellings per acre should be permitted. Furthermore, residential densities should be permitted to be applied to parcels, in addition to the commercial intensity permitted by the City's development regulations. Two additions should be made to the CBD zoning district: First, the row of c-3 zoned lots fronting on U,S, 1, to the south of S.E. 2nd Avenue should be added to the CBD; second, the C-4 zoned lots lying along the east side of the FEC tracks between Boynton Beach Boulevard and N.E, 5th street should be added to the CBD zoning district, if redeveloped for uses that are allowed in the CBD district. The Future Land Use Plan for these lots should be construed to be changed to Mixed Use, if redevelopment for CBD uses occurs. The entire CBD District should be shown on the Future Land Use Map as Mixed Use. All future development within The CBD district should be generally consistent with the adopted community Redevelopment plan, the CBD design guidelines, and the development regulations which were adopted pursuant to the Redevelopment Plan, l,m, S.E. 3rd street and Vicinitv The residential-zoned portion of this area should be protected from encroachment by commercial uses by maintaining the eXisting R-2 zoning. In addition, special attention should be given to site planning, use limitations, buffers, and setback requirements on the commercially-zoned parcels which surround this residential area, In particular, buildings on the C-3, zoned lots which abut the FEC tracks between S,E, 6th Avenue and S.E. 12th Avenue 64 should be limited to 2 stories (25 feet), in order to ensure compatibility with the residences which lie to the east, In order to minimize industrial and commercial traffic on S.!, 12th Avenue, access to Gulfstream Lumber, should be prohibited on g,E. 12th Avenue and other local streets in the vicinity, if this use is expanded, l.n. Undeveloped Parcel Adiacent to Intracoastal Waterwav, at S,E, 23rd Avenue and U.S, Hiahwav 1 This parcel is shown on the Future Land Use Plan as Special High Density Residential; however, the Conservation and Coastal Management Elements recommend that the portion of this parcel which is vegetated by mangroves be preserved as such, In recognition of the need to preserve these mangroves, this site has been placed in the Conservation Overlay category on the Future Land Use Hap. 1.0, Neiahborhood in Vicini tv of S,E, 20th Avenue and S.E. 3rd street This is a small neighborhood, which is largely surrounded by commercial uses, and which is showing some signs of deterioration. The existing zoning allows for multiple-family, duplex, and single-family housing, and as a result, a mixture of housing types has been established, Several actions should be taken in order to upgrade this neighborhood and prevent further decline: First, the City should consider acquisition of property along the FEC tracks for a mini-park, which should be construed to be in the Recreational land use category, if acquired for such use; second, the City should pay particular attention to minimizing conflicts between surrounding commercial uses and the residential uses that are located in this neighborhood; third, the City should prOVide concentrated code enforcement, in order to help improve the condition of buildings, yards, and swales; finally, buildings should not be permitted to exceed 2 stories (25 feet), in order to minimize encroachment on the low-rise residences in this neighborhood. 1.p. Parcels at Northwest Corner of U,S. 1 and Old Dixie Hiahwav Due to the limited demand for commercial floorspace along this segment of U,5, 1, the Coastal Management Element originally recommended that these parcels be taken out of the Local Retail Commercial land use category, and placed in the Special High Density Residential category. However, because a site plan and construction drawings for a shopping center on this site have been approved by the City, the City Commission decided to keep these parcels in the Local Retail Commercial land use category. 65 1.q. IncorDorated and UnincorDorated PrODertv at Southern End of Citv. between old Dixie Hiqhwav and U.S. 1 This area includes a mixture of developed and undeveloped lots, under various City and county zoning districts. The city limits are irregular in this area, however, a precedent for annexation in this area has been established, and should continue. piecemeal annexation of the developed single-family subdivisions in the vicinity of Old Dixie Highway, however, may not be practical. Annexation of the single-family subdivisions should be by referendum or other legal means for annexing the entire neighborhood. In the interim, the city should request that Palm Beach County limit the use of this area to single-family dwellings. Existing land uses along the U.S. 1 frontage are predominantly retail, consequently, a Local Retail Commercial land use designation and C-3 community Commercial zoning category are appropriate, both for lots which are presently in the City and those which will be annexed. These land use controls will improve the aesthetics along U,S. 1 and create a retail-oriented corridor. The lots along Old Dixie Highway, by contrast, are not as suitable for retail use, and therefore should be placed in a General Commercial land use category and C-4 zoning district. An appropriate use for commercial property in this area would be new car dealerships, The City should adopt site regulations for new car dealerships, which would include a minimum lot area of 2 acres, The City should encourage this type of land use at this location, and should encourage the acquisition and development of properties fronting on old Dixie Highway, as a part of the development of lots which front on U,S. 1. The Single-family subdivisions in the vicinity of old Dixie Highway, if annexed should be placed in the Medium Density Residential land use category and maintained primarily as a Single-family neighborhood, with Single-family and duplex zoning on the lots immediately abutting the FEC tracks. There are two portions of the Killian's Park subdivision, along Miller Road, which should be construed to be in the Local Retail (lots 9-14 and 16-20) and General Commercial (lots 21-29) land use categories, if development of these properties complies with the conditions set forth in the Coastal Management Element. Commercial projects which are adjacent to the Single-family neighborhood should be designed so as to minimize the impacts to this neighborhood, consistent with the recommendations contained in the Coastal Management Element. 1.r. IncorDorated and Unincorporated PrODertv at southern End of citv, between U.S. 1 and Intracoastal Waterwav This area is subdivided and largely developed, and consists almost entirely of unincorporated property. Palm Beach County zoning allows commercial development along U.S. 1 and residential development to the east of this commercial, strip, The City should proceed with the annexation of the commercial properties 66 that front on U,S. 1, which should be a condition of receiving water service from the City. Annexation of the residential portion of this area on a lot-by-Iot basis would be impractical. Therefore, annexation of the single-family lots should be by referendum or other legal means for annexing the entire area. In the interim, the City should request that Palm Beach county limit the use of this area to single-family detached dwellings. If annexation does occur in this area, those parcels lying along U.S. 1 which are currently zoned commercial in the County should be placed in the Local Retail commercial land use category and the C-3 zoning district, Those parcels which lie to the east of this commercial strip should be placed in the Moderate Density Residential land use category and zoned for single-family use, as this is currently the predominant land use, Annexation of the vacant parcel south of the Tradewinds Estates subdivision should be coordinated with the Town of Gulfstream, and may depend upon whether access to this property will be through property which lies in Gulfstream or properties which will be annexed intoBoynton Beach, Since septic tank pollution is a problem in this area, the city should attempt to provide both water and service to these properties, and should consider placing these properties in a special assessment district, if annexed, or make a similar arrangement with Palm Beach County until such time as annexation occurs, l,s. Unincorporated Enclaves on Barrier Island There are two unincorporated enclaves on the barrier island, immediately north and south of the st. Andrews Club condominium, which lies within the city. Annexation of the small parcels in the northern enclave on a lot-by-Iot basis would be impractical. Therefore, annexation of these lots should be by referendum or other legal means for annexing the entire area. The row of lots which front on state Road AlA should be placed in the Special High Density land use category (16 dwellings per acre), however,the height of these buildings should be limited to three stories, since a single-family neighborhood lies immediately to the east, The lots fronting on the east side of AlA which lie within the first 180 feet south of the Briney Breezes corporate limit should be placed in the Local Retail Commercial land use category and C-2 Neighborhood Commercial zoning district, since this reflects the existing land use and zoning in Palm Beach county, The single-family lots which front on the ocean should be placedin the Low Density Residential land use category and R-1AA single Family Residential zoning district, since this reflects the existing lot size. The small single-family lots in this area, including those along Bel-Air Road, should be placed in the Special High Density Residential land use category and a special single-family zoning category which reflects the existing pattern of development. The City should request that Palm Beach county, in the interim, limit the land use in these neighborhoods to single-family detached dwellings. The peachfront property 67 owned by Palm Beach County should be placed in the Recreational land use and zoning categories, The unincorporated enclave south of the St. Andrews Club is largely developed for condominiums, The City serves these dwellings with utilities, however, the City should coordinate annexation in this area with the Town of Gulfstream, If these parcels are annexed into the City, the land use, density, and zoning should generally reflect the existing type and intensity of development. 2, PLANNING AREA 2--BOYNTON CANAL TO HYPOLUXO ROAD, EAST OF INTERSTATE 95 AND WEST OF COASTAL AREA 2.a. Unincoroorated Shoooina Center Site and Cemeterv. on West Side of N, Seacrest Boulevard A utility and annexation agreement exists between the City and the owners of the High Ridge Shopping Center site, which is located at the southwest corner of N. Seacrest Boulevard and Hypoluxo Road. Palm Beach Memorial Gardens, which lies immediately to the south, may be required to apply for annexation if utility service to this cemetery is expanded. Annexation of these two areas would be desirable, since they form a northern gateway to the City, and since annexation of these properties would make annexation of parcels on the west side of I-95 possible. High Ridge Shopping center, if annexed, should be placed in the Local Retail Commercial land use category, while Palm Beach Memorial Gardens should be placed in the Public and Private Governmental/Institutional land use category. Annexation of the .adjacent right-of-way for Hypoluxo Road should be coordinated with the Town of Lantana, since the northern half of this right-of-way has already been annexed by Lantana. The rights-of-way for Interstate 95 and Seacrest Blvd. which are adjacent to these parcels, however, should be annexed in conjunction with the adjacent properties. 2.b. Unincoroorated Residential and Commercial Areas between N, Seacrest Boulevard and Town of Hvpoluxo This area contains moderate income-housing, as well as a strip of commercial uses along Hypoluxo Road which is in need of aesthetic improvement. Lot-by-lot annexation in this area is not practical; however, the City should consider annexation by referendum or other legal means for bringing the entire area into the City. The City should also request notification of pending development projects in those portions of the Town of Hypoluxo which are adjacent to this area, in order to avoid land use conflicts such as those which have been created in the past, 2,b.l. Commercial Frontage on Hypoluxo Road 68 Those parcels in the vicinity if Hypoluxo Road which are currently zoned for commercial use in Palm Beach County, or that are designated by the county for Commercial Potential should be placed in the Local Retail Commercial land use category. In order to minimize land use conflicts with the low-density neighborhood which lies to the south, the height of commercial buildings along this frontage should be limited to two stories. The City should coordinate the annexation of the Hypoluxo Road right-of-way with the Town of Lantana, since Lantana has already annexed the northern half of this right-of-way. 2,b.2, San Castle and sunny Hills Homesites Subdivisions These two subdivisions should be placed in the Moderate Density Residential land use category and R-l Single Family Residential zoning district. In the interim, the City should request Palm Beach County to limit the land use in these subdivisions to single-family detached dwellings. 2.b.3. Hypoluxo Ridge Subdivision This subdivision should be placed in the High Density Residential land use category and a Single-family and duplex residential zoning district which accomodates the size of the platted lots, In the interim, the City should request Palm Beach county to limit the land use in these subdivisions to single-family detached and duplex dwellings. 2.b.4, Point Overlook Condominium This project should be place in the High Density Residential land use category and R-3 Multiple-Family Residential zoning district. 2,b.5, First Baptist Church of Hypoluxo Property This property should be placed in the Public and Private Governmental/Institutional land use category and R-3 Multiple-Family Residential zoning district. 2.b.6. Hypoluxo Ridge Additions 1 and 2 These subdivisions should be placed in the Low Density Residential land use category and R-1AA Single Family Residential zoning district. In the interim, the City should request Palm Beach County to limit the land use in these subdivisions to Single-family detached dwellings. 2.b,7. Ridge Grove and Ridge Grove Addition 1 69 These two subdivisions should be placed in the High Density Residential land use category and placed in a single-family residential zoning district which accomodates the size of the platted lots, In the interim, the city should request Palm Beach county to limit the land use in these subdivisions to single-family detached dwellings, The City should also request that the commercial zoning on the row of lots which lies along the north side of Hiner Road, between Grove Road and Overlook Road be removed, since the demand for commercial land is expected to be very limited and commercial uses would create an i~trusion into the surrounding residential neighborhood. The most appropriate zoning category for these lots, if annexed, would be R-2 Single- and TWo-Family Residential, since the lots are large enough to accomodate duplexes and already contain a mixture of single-family dwellings and duplexes, 2.b.8. Trooical Terrace Subdivision This subdivision should be placed in the High Density Residential land use category and placed in a single-family and duplex residential zoning district which accomodates the size of the existing platted lots. In the interim, the city should request Palm Beach county to limit the land use in this subdivision to single-family detached and duplex dwellings. The commercial zoning on the lots which front on Hiner Road, between Loomis Street and Coral street-everleek-Reaa-afta-~TST-i is appropriate, since the area occupied by these lots is small and would not create a significant commercial intrusion, and is located close to the intersection of Hiner Road and U.S. 1. If annexed into the City, these lots should be placed in the Local Retail Commercial land use category and C-2 Neighborhood Commercial zoning district. The remainder of the lots which abut Miner Road. between overlook Road and Loomis street. should be olaced in the "iah Density Residential land use cateaory and limited to sinale-family detached and duolex dwellinas, 2,c. R-2 Zoned Lots on North Side of Miner Road The land use and zoning on these lots should be changed to that of the adjacent Single-family neighborhood, since these lots do not meet the minimum lot size required for a duplex, and since duplexes would create an intrusion into the surrounding single-family neighborhood. The parcel which is occupied by the day-care center should be changed to the Public and Private Governmental/Institutional land use category and Public Usage zoning district, provided that this parcel is limited to use as a day care center or school. 2,d. Parcel at North Seacrest Boulevard and Miner Road 70 It is recommended that the commercial frontage on Seacrest Boulevard be reduced to the portion of the property with a depth of 350 feet which lies between the northern boundary of the convenience store site and the northern right-of-way line of Miner Road extended. The vacant property lying to the north of the convenience store and the vacant property lying south of Miner Road extended should be change to Moderate Density Residential land use category and an R-l single-Family Residential zoning district. There are several conditions which support this recommendation: (1) The population of the surrounding neighborhood is stable, and no substantial increase will occur in the future; (2) The parcel has been zoned commercial since 1962, with no commercial development other than the convenience store; (3) Changing the land use and zoning as recommended above will prevent commercial uses from being placed immediately adjacent to existing residences. This parcel is designated as an "A" rated natural habitat (Florida scrub) in the Conservation Element; therefore the City should attempt to either acquire the parcel, or permit density/intensity transfers, in order to allow a major portion of the site to remain undisturbed. This property is also designated as a potential neighborhood park site in the Recreation and Open space Element, Since the portions of the site which abut the eastern and southern property lines are already disturbed, it may be possible to develop part of the site for recreation facilities with minimal clearing of the scrub habitat. If a portion of the property is acquired for neighborhood park use, the park site should be construed to be in the Recreational land use category, 2,e. North District Park Site The City Commission has approved a site plan for this park which would preserve 8 acres of scrub vegetation. The 8-acre scrub preserve satisfies the requirement, contained in the 1986 Evaluation and Appraisal Report, that 25% of native habitat that occurs on sites to be developed be preserved. The city should continue to maintain this 8 acres as a preserve, since the scrub vegetation on this site is designated as an "A" rated natural area in the Conservation Element. The property occupied by the abandoned building which is zoned C-2 General Commercial should be placed in the Recreational land use category, since this property has been acquired by the City. changing the zoning to ~ecreation will not be immediately necessary, however, since governmental uses are allowed in commercial zoning districts. 2.f, Old Sewaqe Treatment Plant Site This parcel contains the old sewage treatment plant, which the City intends to dismantle, Dismantling the plant is desirable, since it constitutes a nuisance, Uses of this parcel will continue to include the City nursery, a control center for the 71 City'S lift stations, and a radio transmitting tower. A Possible future use is the city's animal shelter, which should be relocated from the CBD area, The property should be maintained so as to be compatible with nearby residences, meaning that storage and other potential nuisances should be buffered so as not to be a nuisance to these residences. In order to accomodate both eXisting and proposed uses, and protect surrounding residences, it is recommended that the City prepare a master plan for this property, 2.g. Vacant land Within Bovnton Canal Riaht-of-Wav There are 125 to 200 feet of vacant right-of-way abutting the Boynton (C-16) Canal between Interstate 95 and U.S. 1. The potential exists for the use of this property for approximately 35 single-family dwellings. If this property is developed for residential uses, the land use and zoning should be the same as the residential zoning districts which abut the respective portions of the right-of-way. Another possible use for at least a portion of this right-of-way would be public park and recreation facilities. Recreational use would be permitted in the residential land use and zoning categories, although any substantial park area should be construed to be in the Recreational land use category. It is also possible for the canal right-of-way west of N. Seacrest Boulevard to be used as an access road for the City-owned facilities located on the old sewage treatment plant site, thus eliminating the need for access through the adjoining neighborhood. 2.h. Vicinitv of Planned Interchanae at Interstate 95 and N,W, 22nd Avenue It is likely that an interchange will be constructed at Interstate 95 and N.W. 22nd Avenue within the next 10 years, It is possible that this interchange will increase traffic on 22nd Avenue by as much as 5,000 trips per day, and that traffic levels on 22nd Avenue may reach 20,000 trips per day. It is likely that follOWing the construction of this interchanqe, there will be pressure to change the land use and zoninq in the vicinity, Currently, the properties alonq 22nd Avenue are zoned and developed for Single-family dwellings. In order to preclUde piecemea' rezoning and redevelopment in the area, the city should prepare a report which examines the land use, zoning, and potential for redevelopment alonq 22nd Avenue, from Intertate 95 eastward to the Village Royale condominiums, This report should be prepared prior to the completion of the I-95 interchange, 72 3, PLANNING AREA 3--EXPANSION AREA OF COMMUNITY REDEVELOPMENT AREA, CIVIC CENTER AND VICINITY The City has prepared a community redevelopment plan for the area contained in planning Area 3, however, this redevelopment plan has not yet been adopted. A number of land use changes will be necessary either concurrent with or subsequent to the adoption of the redevelopment plan. All development and redevelopment in planning Area 3 should generally conform to the redevelopment plan when it is adopted. It is recommended that, until the redevelopment plan is adopted which designates areas for redevelopment to higher densities, that the residential zoning districts in planning Area 3 be kept in their existing land use and zonng categories. Maintaining the existing densities will preclude piecemeal redevelopment to higher densities, and will help to stablize and improve these neighborhoods. Several land use changes will be necessary in planning Area 3, regardless of the status of the proposed redevelopment plan. First, there are a number of park sites which have been designated in the Recreation and Open Space Element, which will be placed in the Recreational land use caegory when acqUired by th City, Second, the City Commission has decided to go forward with the recommendations contained in the redevelopment plan concerning the segment of Boynton Beach Boulevard lying between Seacrest Boulevard and Interstate 95. Finally, the Coastal Management Element has recommended that a low-intensity commercial district be created along Ocean Avenue between 1st street and the FEC tracks, All of these land use changes are included in the discussion below. 3,a. Neiahborhood Park Site on N,E. 13th Avenue The Recreation and Open Space Element proposes that a n- eighborhood park be located at the eastern end of N.E, 13th Avenue, by acquiring property on the north side, and possibly, on the south side of the street. If and when these parcels are acquired for park use, they should be construed to be in the Recreational land use category, J,b. Mini-Park Site on Martin Luther Kina, Jr. Blvd, The Recreation and Open space Element has designated a pOSSible mini-park site on Hartin Luther King, Jr. Blvd, If a park site is acquired by the City, the land use category should be construed to be Recreational, 3,c. Mini-Park Site at N.E. 6th Avenue and N,E, 1st Street 73 A potential mini-park site has also been designated at the southeast corner of N.E. 6th Avenue and N.E. 1st Street. These lots should be construed as being in the Recreational land use category when they are acquired, however, rezoning to the Recreation zoning district would not be immediately necessary since governmental uses are allowed in the current R-2 zoning district. 3,d. Expansion of Sara Sims Park and Wilson Park Several lots adjacent to Sara Sims Park and Wilson Park have been acquired by the City or are proposed to be acquired by the City for additions to these parks. These lots should be construed as being in the Recreational land use category when they are acquired, however, rezoning to the Recreation zoning district would not be immediately necessary since governmental uses are allowed in the current R-2 zoning district. 3.e. Galaxv Elementary School and Barton Memorial Park The current land use category (Public and Private Governmental/ Institutional) would allow either recreational or educational use of vacant portion of the Galaxy Elementary School site. The City should seek preservation of sand pine scrub on both the school and park site, since this habitat has been designated as an "A" rated site in the Conservation Element. 3.f. Boynton Beach Boulevard Between Interstate 95 and Seacrest Boulevard The proposed Community Redevelopment Plan for Planning Area 3, which includes properties in the vicinity of this segment of Boynton Beach Boulevard, and has also adopted a Urban Design Plan for the entire length of Boynton Beach Boulevard, The land use and zoning recommendations contained in these two plans conflict to some extent; therefore, the Community Redevelopment Plan should be construed to supercede the Urban Design Plan in the case of conflicts, Development and redevelopment along the entire Boynton Beach Boulevard corridor should otherwise be generally consistent with the the Boynton Beach Boulevard Urban Design Guidelines, when these design guidelines are adopted by the City commission. The land use and zoning changes which are recommended in the proposed Redevelopment Plan are summarized below, and have been incorporated into the Future Land Use Plan: 0ffit~/~~~~ttiaI/tand/Wse,/west/~f/$eatt~st/S~~IeYatd' Rev. 6/2/92 - Ord. 092-28 (3.f) 74 The Local Retail Commercial land use which lies on both sides of Boynton Beach Boulevard should be changed to Office Commercial and the zoning changed from C-2 Neighborhood commercial to C-1 Office and Professional Commercial. Currently, the commercial land use and zoning includes only the platted lots which front on Boynton Beach Boulevard. In accordance with the proposed Community Redevelopment Plan, Office Commercial land use should be construed to extend to a full block depth, on both sides of Boynton Beach Boulevard, if the parcels in these blocks are combined and developed in accordance with the redevelopment plan. Local Retail Commercial Site and Southwest Corner of Boynton Beach Boulevard ar~ Seacrest Boulevard: Expansion of the commercial land use and zoning at the southwest corner of Boynton Beach Boulevard and Seacrest Boulevard should be permitted, in order to allow for a retail or office project. The land use for the residential lots which lie to the north of N.W. 1st Avenue and east of N.W. 1st Street should be construed to be in the Local Retail Commercial land use category, if these lots are combined with the lots that front on Boynton Beach Boulevard and Seacrest Boulevard to form a unified retail or office project, in accordance with the redevelopment plan. M~Il~~t/X~~/$lt.' tK./$lt./wKltK/l$/~tt~pl.~/~t/tK./M~Il~~t/X~~/l$/t~tt.~tIt ~ltl~.~/~.tw..n/tw~/I~n~/~$./t~t.w~tl.$/l~~t~I/~.t~lI/~n~/~fflt. t~~.ttl~IJI/~n~/l$/~ltl~.~/~~nw/tKt../t~nlnw/~l$ttltt$/ltfII tf21/~~~/tf3J'//X~/~t~.t/t~/~tlnw/tK./.ntlt./$lt./l~t~ t~nf~~~nt./wltK/tK./r~t~t./~~n~/W$./M~p/~n~/tK./t~nlnw t.w~I~tl~n$l/tK./.ntlt./$lt./$K~~I~/~./plat./ln/tK./~~t~I/R.talI t~~.ttl~I/I~n~/~$./t~t.w~tt/~n~/tf3/t~~~nltt/t~~.ttl~I/t~nlnw ~l$ttltt' 3.g. Municipal Complex The City is currently expanding the entire City Hall/Civic Center/Library complex, which occupies the blocks along the east side of Seacrest Boulevard, between Boynton Beach Boulevard and S.E. 2nd Avenue. Since the parcels which are currently zoned Recreation and R-3 Multiple-Family Residential on these blocks will be incorporated into the municipal complex, the entire area should be placed in the Public and Private Governmental/Institutional land use category and Public Usage zoning district. The parcel which is currently occupied by multiple-family housing should be construed to be in this land use category only when it is actually acquired by the City and redeveloped for public use. 3.h. East Ocean Avenue between Seacrest Boulevard and FEe Tracks Rev. 6/2/92 - Ord. 092-19 (3.f) 75 In order to create a pedestrian and commercial corridor between City Hall and the CBD district, a special zoning district should be created for the segment of E. Ocean Avenue lying between 1st Street and the FEC tracks. However, in order to preserve the character of this street and prevent conflicts with adjacent residences, the following policies will be necessary: (1) Allow only restricted retail and office use for parcels fronting on E. Ocean Avenue: (2) Restrict building heights to 2 stories (25 feet); (3) Restrict the hours of operation for commercial uses; (4) Encourage "coastal vernacular" architecture for commercial buildings; encourage re-use of existing historic buildings for commercial uses. In order to encourage commercial uses along this street frontage, The City should allow all parking requirements to be waved for commercial uses which occupy only lots fronting on Ocean Avenue. Adequate parking will be provided on Ocean Avenue, at the City Hall complex, and proposed municipal parking garage between the FEC railroad and u.s, 1, 4. PLANNING AREA 4--0CEAN AVENUE TO LAKE IDA AND GULFSTREAM BOULEVARD, BETWEEN INTERSTATE 95 AND FEC TRACKS 4.a. Residential and Industrial Areas Ad;acent to and East of S. Seacrest Boulevard, between N.W. 1st Avenue and Wo01briqht Road The neighborhood east of Seacrest Boulevard was placed in a single-family zoning district in 1980, in order to maintain the single-family character of this neighborhood, It is desirable for this zoning to continue. It is also desirable for the R-2 and R-3 zoning along Seacrest Boulevard to continue, since the existing dwellings along this frontage are well-maintained, commercial uses would create an intrusion, and the City is attempting to concentrate commercial development in the CBD and along Boynton Beach Boulevard. tK~/t~w/~f/I~t8/wHltH/ll~8/.I~ri~/tH~/8~_tH/81.~/~f/$'Z'IZ&tH ~Y~ri_~/8H~_I./~~/pZ.t~.llri/tH~/M~~/0~ri81ttla~81.~ritl.1IZ.ri. _8~/tat~~~tt/.ri.larZlt~rilri~/.18ttltt'l/tK~/pt~t~ltt/~f/~f/tHe8~ p.tt~I8/t~/tH~/t~~ettlaI/.18ttlttlt~/tH~/8~_tH'/tH~/lri._$ttl.1 ~lttt1tt/t~/tH~/~.8t'/.ri.lt~/tH~/rZ~/ttatK8/ari./W~~I~tl~Htla~.. max~8/a~YeI~~~rit/~f/tH~/1.t.rit/I~t8/~riltH~/~.8t/~ri./~f/tHr8 8tt~~t/f~t /$bi~Ierfamrzt/)l.~_8rrigt/1biI1K~It' . Rev. 6/2/92 - Ord. 092-26 (4.a) 76 In order to promote compatibility between the industrial district lying between S,E. 1st Street and the FEC tracks, building heights should be limited to 2 stories (25 feet), Vegetative screening of the buildings and parking lots adjacent to S.E. 1st Street should also be required, when these properties are developed or redeveloped. 4.b. Deleted Rt2/Z~~e~/aZ~t~/a~~~~e~/~y/S'W'/2~~/~we~~eJ/S'W'/Zst StteetJ//S'W'/3t~/~we~~eJ/~~~/S'W'/2~~/Stteet tHis/~Z~t~/is/t~~e~/Rt2/~~t/is/t~tte~tZt/~tt~pie~/~~Zt/~t/si~wZe tf~ilt/~weIZi~ws'//$i~te/tHis/~Z~t~/is/p~tt/~f/tHe/si~wZetf~iZt ~eiw~~tH~~~/wHitH/Zies/t~/tHe/we$t/~~~/$~~tH'/it/$H~~Z~/~e pZ~te~/i~/tHe/~~w/~e~$itt/Resi~e~ti~Z/Z~~~/~$e/t~tew~tt/~~~/RtZ~ t~~i~w/~i$ttitt' 4.c. R-1AA Zoned Block on North Side of Forest Park Elementary School The predominant lot size on this block is 6,850 square feet with a 57-foot frontage, both of which are substantially less than the R-1AA requirements. Therefore, it is recommended that the zoning on this block be changed from R-1AA to R-1A. 4.d. North Side of Woolbright Road between Interstate 95 and S.W. 1st Street There have been numerous inquiries concerning the possibility of C-l (Office and Professional Commercial) zoning on these lots, however, no rezoning applications have been filed in recent years. Since Woolbright Road is a four-lane arterial which carries over 25,000 trips per day, the suitability of these lots for single-family dwellings is questionable. It is recommended that the Future Land Use Plan for these lots be construed to be Office Commercial, contingent, however, upon meeting the conditions set forth below. Commercial zoning on this property should be limited to 1 story offices, in order to minimize traffic and preserve the residential character of this area. These offices should either utilize existing dwellings, or should be constructed with a residential style of architecture. Furthermore, the construction of a buffer wall along the rear lots lines should also be required. In order to minimize the need for curb cuts onto Woolbright Road, a minimum parcel size of 25,000 square feet should be required, and the number of curb cuts should be restricted as much as possible. Office development of the parcels which border the Interstate 95 right-of-way should be conditioned upon the combination of these parcels, abandonment of S.W. 3rd Street, and access being prohibited from either S.W. 3rd Street or S.W. 14th Avenue. In order to improve the developability of the 3 lots that lie immediately to the east of 3rd Street, the front yard requirement Rev. 6/2/92 - Ord. 092-33 (4.b) 77 should be measured from the sidewalk, rather than from the right-of-way line. 4,e. Vacant Parcel South of Water Treatment Plant on S. Seacrest Blvd. There are approximately 7.8 acres of vacant property lying to the south of the City's water treatment plant, along the east side of Seacrest Boulevard, This property should t~~l~/l~/lt$/pt~$~~t Za~~/~$~/iZa$$lfli~tl~n/an~/$~~~Za be developed either for residential or institutional use. The demand for commercial floor space will not increase significantly enough to warrant commercial use of this property. Any increased demand for commercial land which does occur should be accommodated in the CBD district and the Coastal Area. Furthermore, commercial development would degrade the residential environment of the neighborhood, and would cause serious traffic congestion on roads in the vicinity. Another possible use of the the property would be for the expansion of the water treatment plant and/or wellfield~lla~~/lf/~$~~/a$I$~i~llt~e/'~t~t~/ta~~/~$~/~ap/~at~w~tt $~~~Z~/~e/~~~$tt~~alt~/~~/'~Zl~/~~/'tltAte ~~w~t~~~taZ/t~$tit~tl~~aIJI Recreational use would be a possible use for any portion of the property which is not used for the water plant expansion. If the water treatment plant is expanded at this location, the site should be designed so as to minimize adverse impacts on the surrounding residences. 4.f, Commercial and Residential Properties in Vicinity of Golf Road and S. Seacrest Boulevard In order to ensure compatibility with nearby residences, the C-l zoned lots at the northwest corner of S. Seacrest Blvd. and Golf road should be limited to 1 story buildings. Due to the shallow lot depth and proximity to single-family dwellings, the C-l zoned parcels which front on Seacrest Blvd., north of S.E. 27th Avenue, as well as those which front on S.E. 23rd Avenue, should be limited to 2 story 125 foot) buildings. Commercial zoning should not be permitted to extend to the west, along the south side of Golf Road, or along Seacrest Boulevard, north of S,E. 21st Avenue. Commercial zoning of these parcels would create an in- trusion into the adjacent residential neighborhoods, and is not - warranted, due to the availability of other commercially-zoned parcels in the vicinity, The C-2 district which extends along the west side of the FEC tracks, north of S.E. 23rd Avenue cons- titutes an eXisting commercial intrusion which should be minimized. It is therefore recommended that the parcels which lie to the north of S.E. 22nd Avenue, be changed from the current Local Retail Commercial land use and C-2 zoning to an Office Com- mercial land use category and C-l zoning, and be limited to l-st- ory bUildings. The demand for retail stores is expected to be minimal at this location; therefore, it would be desirable for these properties to be used for offices, which is more likely due Rev. 6/2/92 - Ord. 092-21 14.el 78 to their proximity to the hospital, rather than for marginal retail uses. 4.g. South Seacrest Boulevard, South of Bethesda Memorial Hospital As with the remainder of Seacrest Boulevard, there may be pressure to change the current residential zoning to commercial zoning, particularly office commercial. There is already an adequate supply of commercially-zoned property in the vicinity, so allowing additional commercial intrusions into this single-family neighborhood is not warranted. It is also recommended that, on the existing C-l zoned parcel at the northeast corner of Seacrest Boulevard and Gulfstream Boulevard, the maximum building height should be limited to 2 stories (25 feet) in order to ensure compatibility with the surrounding single-family neighborhood. 4.h. Deleted ~f2/Z~n~~/t~t$/in/Yitinitt/~t/$'t'/3~tH/$tt~~t tH~/I~t$/wHitH/.t~/I~t.t~~/in/tH~/Yitinitt/~t/$'t'/3~tH/$tt~~t wH~t~/it/t~~in.t~$/at/tH~/rtt/tt.t~$/H.Y~/~~~n/~~Y~I~~~/f~t $inwI~/tamilt/~w~IIinW$'//Xn/~t~~t/t~/pt~$~t;~/tHi$/$~.II $~~iYi$i0n/a$/a/$inwI~/tamllt/n~lW~0tH00~J/tH~/I.n~/~$~/$~~~I~ ~~/tManw~~/t0/t0w/~~n$ltt/R~$1~~ntl.l/an~/tH~/t0nln~/tManw~~/t~ RfXA/$ln~I~/tamllt/R~$l~~ntlal' 4.i. Vacant 55-Acre Parcel on East Side of S. Seacrest Boulevard This property is one of the few large undeveloped parcels lying east of Interstate 95. It is not coincidental that the property also contains the largest remaining area of Florida scrub in the City. As noted in the Conservation Element, this is an "A" rated area of natural habitat, which therefore warrants preservation. Through a combination of different measures, the City should attempt to preserve as much or this property as possible, through clustering of buildings, park dedication, and possibly, outright purchase. As noted in the Recreation and Open Space Element, a neighborhood park should also be dedicated on this site, preferably, along Seacrest Boulevard. If a park site is acquired, the Future Land Use Map for this site should be construed to be in the Recreational land use category. 4.j. Unincorporated Parcel at Northwest Corner of FEC Railway and Gulfstream Boulevard This property should be annexed into the City prior to providing water or sewer service. The portion of this parcel abutting the FEe tracks for a depth of approximately 175. feet should be placed in the Medium Density Residential land use category and R-2 zoning district, which would allow for the construction of a row of duplexes similar to that which exists further to the north, Rev. 6/2/92 - Ord. 092-24 (4.h) 79 along S,E, 2nd street. The property which lies to the west of this line should be placed in the Low Density Residential land use category and R-1A zoning district. 4.k, Delray Beach Fraternal Order of Police property This property is an unincorporated enclave which should be annexed and either placed in the Low-Density Residential, Public and Private Governmental/Institutional, or Recreational land use category depending upon the anticipated future use at the time of annexation. The zoning district will depend upon the land use category which is assigned to this parcel. 4.1. unincorporated Parcels in Vicinity of Lake Ida Those parcels on the west side of Lake Ida, north of the L.W,D.D. L-30 Canal and the adjacent right-of-way for Interstate 95 should be annexed. The existing industrial parcel along Interstate 95 should be annexed as a nonconforming use in a Low Density Residential land use category and an R-1AAB zoning district, since this is an inappropriate location fo industrial uses, Those parcels to the north and south of the eXisting industrial parcel should also be placed in a low-density residential category and developed for single-family detached housing. The small parcel abutting the east side of the Lake Eden subdivision should also be annexed and placed in the same land use and zoning categories as the adjacent incorporated properties. 80 PLANNING AREA 5--HIGH RIDGE ROAD CORRIDOR, QUANTUM CORPORATE PARK, AND VICINITY 5.a, Thompson Road {presentlY unincorporatedl This area has been subdivided and is largely developed for Single-family detached dwellings, although the northern end of the subdivision is still vacant, Annexation of these lots should be by referendum or other legal means for annexing the entire area. If annexed, the land use and zoning imposed by the.City should limit the development of these lots to Single-family dwellings. Commercial land use should not be allowed on the northerly lots, as is permitted by Palm Beach County, since and the L-18 Canal provides a sufficient buffer between these lots and Hypoluxo Road, and the parcel depth would not allow for a sufficient buffer adjacent to the residential lots which lie to the south, S.b. Hiah Ridae Road Corridor (presentlv unincorporatedl presently this area is occupied by several large-lot single-family subdivisions, and several large vacant parcels, Annexation of the subdivided areas would not be practical, since it would not be pOSSible to serve these lots efficiently, if annexed individually. Annexation of these lots should be by referendum or other legal means for annexing the entire area. The unplatted parcels on the west side of High Ridge Road, immediately north of the Miner Road right-of-way should be annexed, however, prior to development, in order to eliminate this unincorporated enclave, and should be placed in the Low Density Residential land use category. The parcel which has been developed for warehouses at the southwest corner of Hypoluxo Road and 1-95 should be placed in the Industrial land use category, and the parcel immedately to the west, which is occupied by a church, should be placed in the p~b%ie-afta-p~iva~e-5eve~ftmeft~a%riftS~i~~~iefta% Local Retail Commercial cateaory, in order to be consistent with the Palm Beach County Comprehensive Plan. Continuing westward, the parcels which abut the south side of Hypoluxo Road, between the church and High Ridge Road, should be placed in the Local Retail Commercial category, consistent with the Palm Beach county Future Land Use Plan. The parcel at the southwest corner of Hypoluxo Road and High Ridge Road, to a depth of apprOXimately 300 feet, should be placed in the office commercial land use category, All of the parcels along this segment of Hypoluxo Road should be limited to a maximum building height of 2 stories (30 feetl in order to prevent conflicts with the low-denSity residential subdivisions which lie in the vicinity. These parcels should be annexed only if an analysis of the annexation applications shows that annexation would be consistent with the City's annexation policies, as set forth in the Intergovernmental Coordination Element, and the requirements of Florida statute. 81 PLANNING AREA 6--CONGRESS AVENUE TO LAWRENCE ROAD, NORTH OF BOYNTON CANAL 6.a. Incorporated and Unincorporated Parcels North of Meadows 300 P.U.D. There are three parcels, totalling 31 acres, immediately north of a rental apartment project lying within the Meadows 300 Planned Unit Development. The placement of a rental project--with densities of 7.4 to 10.4 units per acre to the south and' to the east of these three parcels has changed the character of the area, especially considering that the parcels in question are only 4 acres, 9 acres, and 18 acres in area. The 18 acre parcel, although zoned for a single-family PUD, is owned by the School Board of Palm Beach County, and is being considered for an elementary school site. These three factors--the relatively high densities adjacent to the south and east, the small parcel size, and the possible use of one parcel as a school make area 6.a. more suitable for multiple-family housing. Therefore, the density in this area should be increased, from Low Density Residential (4.84 units per acre) to Moderate Density Residential (7.26 units per acre). The height of buildings on these parcels should be limited, however, in consideration of the single-family dwellings which lie to the north, across Hypoluxo Road. Therefore, any buildings constructed on these parcels should be limited to a maximum height of 2 stories (25 feet) on the northern 150 feet and 3 stories on the northern 400 feet of these three properties. 6.b. Knollwood Orange Groves This 112-acre parcel contains the City's only active citrus grove. Since this property lies within the path of urban development, the land use on this parcel should be changed from Agricultural to Low Density Residential. Development of this property should take into consideration the single-family houses which lie to the northwest, and the single-family projects which lie to the south. Therefore, this property should be developed as a planned unit development, and any buildings constructed on these parcels should be limited to a maximum height of 2 stories (25 feet) within 150 feet and 3 stories within 400 feet of any existing or planned single-family lots. Also, development approval for this property should include a requirement for dedication of a neighborhood park site on the property. 6.c. Unincorporated Parcels Adioininq Northwest Corner of the City (presentlY unincorporated) With the exception of the 8 acre parcel adjacent to Hypoluxo Road, these parcels should be annexed and placed under the Low Density Residential land use category, in order to ensure Rev. 1/5/93 - Ord. 092-64 (6.c) 83 compatibility with existing and future residential land uses in the vicinity. Annexation of these properties will square off the City's boundary and will allow the City to control the use of these parcels. Development of these parcels should be compatible with existing low-density single family dwellings in this area. However, the 8 acre parcel adjacent to Hypoluxo Road should be placed in the Local Retail Commercial land use category. Commercial development of this corner is warranted, because this parcel possesses a County Commercial Low land use plan designation and because the narrow configuration of the parcel would make residential development of the property very difficult. Development of the parcels which lie to the south of the above-mentioned parcel should be limited to low-density single-family detached dwellings, with a gross density of not more than 3,5 units per acre. The rights-of-way for Lawrence Road and Hypoluxo Road which lie adjacent to all of the above- mentioned parcels should also be annexed. 6.d. Whisperinq Pines Mobile Home Park (presentlv unincorporated) This mobile home park leases spaces to its tenants--therefore, redevelopment to permanent housing is likely to occur in the future. Currently, the mobile home park is served by a private water and sewer system, however, this parcel may eventually tie onto City utilities, which may occur either before or after it is redeveloped, As stated elsewhere in the Future Land Use Element, the City should adopt a policy of allowing mobile home parks as P.U.D.s in the area west of Congress Avenue. Any agreement to serve this mobile home park with City water should specify a Low Density Residential land use classification for the property. Low density and low-rise (2 story maximum) development is desirable on this parcel in order to be compatible with the densities of existing and future residential projects in the area. If Whispering Pines is annexed, the adjacent right-of-way for Lawrence Road should also be annexed. 6.e. Incorporated and Unincorporated Parcels to the Northwest of Sunny South Estates Most of the parcels lying to northwest of the Sunny South Estates P,U.D. have either been annexed. All of these residential projects have been approved for low-density single-family detached housing, The remaining unincorporated parcels are shown on the Palm Beach County Land Use Plan in the Medium-Medium High Density (8 to 12 dwellings per acre) land use category. These parcels should be annexed and placed in the City's Low Density Residential (4.84 dwellings per acre) land use category, so as to compatible with the densities of other residential projects in the vicinity. Since this portion of Lawrence Road is being developed for 1- and 2-story single-family dwellings, the maximum building height along this corridor should be 2 stories (25 feet). Annexation of these parcels should'also include 84 include annexation of the adjacent rights-of-way for Lawrence Ro- ad and Hiner Road. 6.f, Sunny south Estates PUD (presently unincorporated) Sunny South Estates is a PUD in unincorporated Palm Beach county which consists of a mobile home park on the eastern and northern portions, and rental apartments on the southwestern portion. It is possible that the mobile home park portions may be redeveloped to permanent housing, at which time, the City should require new water service agreements, and should require an application for annexation. The City currently has a water service and annexation agreement covering the apartment project in the southwestern portion of the P,U.D. It would be desirable to annex all portions of Sunny south Estates, since this development has an extensive border with the City, and has an extensive border with other parcels which should be annexed into the City. The overall density should not be permitted to exceed the current approved density, since the sizing of water and sewer lines in the Congress Avenue corridor was based upon this density. Furthermore, any development or redevelopment of the parcels contained in this PUD should limit building heights to 2 stories (25 feet) within 150 feet and 3 stories within 400 feet of any single-family lots in the vicinity. Redevelopment of the eastern portion of the P.U.D, from mobile homes to permanent housing should include dedication of a neighborhood park site. Annexation of Sunny South Estates should also include annexation of the adjacent right-of-way for Lawrence Road and N,W. 22nd Avenue. 6.g, Barwood proiect (unincorporated) This is a 20 acre parcel which is being developed for townhouses with a maximum density of 6 dwelling units per acre. This property should be required to annex when it becomes contiguous to the City, 6.h. Commercial Property Adiacent to Lawrence Road (unincorporated) There are several small parcels along Lawrence Road in the unincorporated area, several hundred feet south of 22nd Avenue, which are zoned for commercial use or shown on the County's Future Land Use Plan as potential commercial. If these parcels are annexed into the City, the appropriate zoning would be C-2 Neighborhood commercial, The City should oppose any additional commercial zoning along Lawrence Road, in order to maintain the residential character of this corridor, and since adequate commercial property already exists along Hilitary Trail and Congress Avenue. 85 6,i, West Bovnton Subdivision. North of Bovnton Canal, and Subdivision Adiacent to Tucks Road (unincorporated I This area consists of older subdivisions which are developed for single-family housing at densities of about 4.5 dwelling units per acre. Annexation of these subdivisions on a lot-by-Iot basis would be impractical. However, it would be desirable to annex the entire area, by referendum or other legal means. Since septic tank pollution is a problem in this area, the City should attempt to prOVide both water and service to these properties, and should consider placing these properties in a special assessment district, if annexed, or make a similar arrangement with Palm Beach county until such time as annexation occurs. Any annexation which does occur in this area should also include the adjacent right-of-way for Lawrence Road. 6.j, Southwest corner of N, Conaress Avenue and N.W, 22nd Avenue There is a 13,2 acre parcel at the southwest corner of N. congress Avenue and N,W, 22nd Avenue which is currently within the Catalina Club planned unit development. This property is located at the intersection of two thoroughfares and therefore satisfies the locational requirements for retail commercial uses. Therefore, it is recommended that the land use on this property be changed from High Density Residential to Local Retail Commercial, PLANNING AREA 7--BOYNTON BEACH BOULEVARD CORRIDOR, BETWEEN INTERSTATE 95 AND LAWRENCE ROAD 7.a. Residential Parcels in Vicinitv of Old Bovnton Road and Bovnton Beach Boulevard, Between Conaress Avenue and Interstate ~ Due to the increased traffic which will be drawn to the Boynton Beach Mall, there will be pressure to rezone the parcels in this area from residential to commercial use. Other than minor adjustments to the existing zoning district boundaries, commercial zoning should not be allowed to extend westward along old Boynton Road and Boynton Beach Boulevard. Extending commercial zoning along these thoroughfares would cause serious traffic congestion and degrade the residential environment in the adjacent neighborhoods, In particular, commercial zoning should not be permitted on the residential lots and small parcels which lie along Old Boynton Road to the northwest of the Florida Power and Light substation, and should not be permitted on the 3,87-acre outparcel lying along the east side of Palm Beach Leisureville. One addition to the commercial zoning district is desirable, however: It is recommended that land use on the southern 300 feet of the R-2 zoned property owned by Florida Power and Light Co" at the northeast corner of Boynton Beach 86 Boulevard and Old Boynton Road be changed to Local Retail Commercial, and the zoning changed to C-2 Neighborhood Commercial. The development of this parcel should be continent upon its being combined with the vacated right-of-way for Old Boynton Road, and the small triangular-shaped parcel at this intersection, and the rezoning of the combined parcels to a planned commercial development, The northern 330 feet of the FPL property should be changed from Medium Density Residential land use and R-2 zoning to Low Density Residential land use and R-IA zoning. This land use/zoning change would prevent duplex. dwellings from being placed immediately next to a Single-family neighborhood, The vacant outparcel which lies along the east side of Palm Beach Leisurevile should be limited to either single-family residential use, with a maximum density comparable to the adjacent portion of Leisurevile, or to a low-intensity institutional use. 7,b, Pioneer Canal Park Addition Two platted lots have been added to the eastern side of Pioneer Canal park, and are thus shown in the Recreational land use category. Since governmental uses are permitted in the current R-IA zoning district, it will not be immediately necessary to rezone these lots to the Recreation zoning district. 7.c, Propertv at Northeast Corner of Old Bovnton Road and Conaress Avenue This l04-acre parcel is shown on the Future Land Use plan as Moderate Density Residential (7.26 dwellings per acre). With the development of the Boynton Beach Mall directly to the west, and development of the other two corners of this intersection for commercial use, there will be increased pressure to develop this property for commercial use. Commercial land uses should not be permitted on this property since adequate commercially-zoned land already exists to accomodate existing and projected demand, and because commercial land uses would create an unacceptable impact on roads in the vicinity. Since there are few large industrial sites in the City, this is also a pOSSible site for one or more major manUfacturing plants. It would be preferrable for this property to be developed as one or more planned zoning districts, in any case, as opposed to piecemeal and unplanned development. Development of this property will be constrained, however, by the capaCity of the surrounding road rights-of-way, Development which is more intensive than that which is currently allowed by the Future Land Use plan should not be permitted, if the traffic generated cannot be accomodated on the surrounding roads, in accordance with the levels of service set forth in the Traffic Circulation Element. As an alternative, the city, or the applicant for development of this property could apply for a lower level of service, by seeking to have. this property and other properties in the vicinity approved as a Regional Activity 87 Center and an Areawide Development of Regional Impact. In any case, industrial development should not be permitted to have access on Old Boynton Road any further east than Hoadley Road. 7.d. Outparcel of Bovnton Beach Mall This wooded parcel was designated for preservation in its natural state at the time the Boynton Beach Mall Development of Regional Impact (DRI) was approved. The parcel has been annexed, however, no land use or zoning designation has been placed on the'property by the City; therefore, the Palm Beach County land use and zoning categories still apply. Currently, the Boynton Beach Mall is seeking approval of a substantial deviation from the Boynton Beach Mall Development of Regional Impact, to use part of this natural area for parking, in order to accomodate an additional anchor store. The natural area which remains after the compl- etion of the substantial deviation procedure should be placed in the Recreational land use category and REC zoning district. If the substantial deviation is not approved, the entire parcel should be placed in the Recreational land use category and REC zoning district. 7.e, West Bovnton Subdivision, south of Bovnton Canal This area consists of an older platted subdivisions and one replatted section. There are also about 45 acres of undeveloped property, 13 acres of which are owned by the City of Boynton Beach, and 8 acres which are owned by the Palm Beach County Housing Development corporation. The existing developed area consists of single-family housing at a density of about 4.5 dwelling units per acre. Annexation of the developed portion of Boynton West Subdivision, on a lot-by-Iot basis would be impractical, however, annexation by referendum or other legal means should be pursued. Annexation of the undeveloped portion is unlikely due to the existence of the developed lots which intervene. The City should oppose development on the vacant portion of Boynton West subdivision which exceeds densities on the adjacent developed portion, exceeds a 2-story building height, or which would alter the single-family character of the area. A pOSSible use of the vacant property in this area would be a neighborhood park, on the property owned by the City, or a district park, if the property owned by the City were to be combined with the other large vacant parcels in the vicinity. To the extent that these properties are reserved for or developed as parks, they should be placed in the Recreational land use and zoning categories. Since septic tank pollution is a prOblem in this area, the City should attempt to provide both water and service to these properties, and should consider placing these properties in a special assessment district, if annexed, or make a similar arrangement with Palm Beach County until such time as annexation occurs. Any annexation which does occur in this area, however, should also include the adjacent rights-of-way for 88 Lawrence Road and Old Boynton Road. Commercial zoning should not be permitted along Old Boynton Road, in order to prevent the aesthetic and traffic safety problems that would accompany strip commercial development. Commercial development would also create and intrusion into the single-family neighborhood which lies to the north, 7.f. Incorporated and Unincorporated Parcels Bounded bv Conqress Avenue. Old Bovnton Road, Knuth Road, and L.W.D.D. L-24 Canal This area contains a number of parcels in an unincorporated enclave, all of which should be annexed. These parcels have unique characteristics, since there are relatively few owners, the area is bounded by collector and arterial roads, and the area is adjacent to a regional mall and two community shopping centers. Consequently, the City should encourage intensive commercial development in this area. Particular requirements of the City should be that these parcels be annexed prior to development, the parcels be developed as planned zoning districts, where possible, or meet the intent of planned zoning district setbacks and greenbelt standards where not possible, that the City approve any Developments of Regional Impact (including areawide DRIs) for these parcels, and that development not exceed the capacity of public facilities which serve these parcels. In order to minimize land use conflicts with the residential land uses which lie to the west, those parcels which abut the east side of Knuth Road should be placed in the Office Commercial land use category. The City should require that commercial development of these properties includes the provision of adequate buffers to protect the residential land uses which lie to the west. High Density Residential or mixed-use residential and commercial development should be considered to be an alternative land use, if roadway capacity proves to be a problem. Residential densities up to 10.8 dwelling units per acre would be permitted in this case. The rightS-Of-way for Congress Avenue, Knuth Road, Old Boynton Road, abutting this area should also be annexed, as well as any platted Palm Beach Farms roads within the area. 7.g. Unincorporated Parcels Alonq North Side of Bovnton Beach Blvd.. east of Knuth Road Those parcels along the north side of Boynton Beach Blvd. which lie to the east of Knuth Road should be annexed and placed in the Local Retail Commercial land use category and zoned C-3 Community commercial. Rev. 10-24-91 - Ord. 90-77 (7.f) 89 7.h. Residential Area between Old Bovnton Road and L.W.D.D. L-24 Canal west of Knuth Road This area contains the Oakwood Lakes project, as well as a portion of the Country Club Trails PUD. Densities for approved projects range from 5 to 10 dwelling units per acre. This area has good access and is largely surrounded by commercial or high density residential developments. Therefore, this is an appropriate location for High Density Residential land use. The City should oppose any establishment of commercial uses within this area, however, since commercial uses would intrude into residential areas, access is not sufficient for commercial development, and adequate commercially-designated property already exists in the vicinity. Building heights should be limited to 2 stories, in order to be compatible with the surrounding 1- and 2-story residences. The undeveloped parcels abutting Old Boynton Road and Knuth Road should be annexed if and when they become adjacent to the City. The Oakwood Lakes project and the parcel to the west should ultimately be annexed by referendum or other legal means. Any annexation in this area should include annexation of the adjacent rights-of-way for Old Boynton Road and Lawrence Road. 7.i. Parcels on North Side of Boynton Beach Boulevard. West of Knuth Road This area consists of a 160-foot deep strip of land lying between Boynton Beach Boulevard and the L-24 Canal. The Palm Beach County Comprehensive Plan shows only part of this strip to be suitable for commercial development; however, it is likely that the remainder of the parcels in this area will eventually be permitted to develop for commercial uses. If annexed, the zoning categories imposed by the City for these parcels should generally correspond to the pattern of County zoning, meaning that retail commercial uses should not be permitted further than 660 feet west of Knuth Road. Properties lying to the west of this point should be limited to office uses, The City should annex the properties designated for Office '~mmercial only if it can be reasonably expected that Oakwood Lakes .~velopment north of the L-24 Canal will also be annexed. Furthermore, if any of the properties fronting on Boynton Beach Boulevard are annexed, the right-of-way for Boynton Beach Boulevard should also be annexed. 7.j. Parcel at Southwest Corner of Bovnton Beach Boulevard and Knuth Road This is a 14-acre parcel which is currently approved in the unincorporated County as a golf and tennis facility. If developed as such, a Recreational Land Use and Zoning deSignation would be appropriate. It is likely, however, that the property will be developed for more intensive uses. Regardless of how the property is developed, the applicant should be Rev. 10-24-91 - Ord. 090-68 (7.j) 90 . .required to submit an application for annexation. The City should permit Local Retail Commercial. Building heights on this property should be limited, however, to 2 stories (25 feet), since 1- and 2-story residences lie in close proximity to the south and southeast. 7.k. Unincorporated Parcels on South Side of Bovnton Beach Blvd. These parcels constitute an unincorporated pocket which should be annexed. The first row of lots lying to the west of the present City limits, having an east-west dimension of approximately 300 feet should be placed in the General Commercial land use category and C-4 zoning district. These parcels should be required to dedicate right-of-way and construct the adjacent street consistent with requirements that were placed on the U.S. Post Office. The commercial parcels should be developed so as to be compatible with the future residential use of the property which lies to the west. The parcels which lie further to the west may be utilized for future commercial development subject to rezonings to Planned Commercial Development Districts and the establishment of adequate buffers adjacent to a single-family subdivision which lies immediately to the west of these parcels. Furthermore, building heights on this parcel should be limited to 2 stores (25 feet) within 150 feet and 3 stories within 400 feet of these single-family lots. PLANNING AREA 8--S0UTHWEST QUADRANT OF CITY 8.a. Lake Bovnton Estates (language which was included in the draft Plan and support documents which were transmitted to the City Commission on October 17, 1989) The northern portion of this subdivision is zoned primarily for single-family use, but includes multiple-family zoning along the eastern boundary, and Neighborhood commercial zoning at the northern and southern ends. The southern portion of Lake Boynton Estates and several unplatted tracts lie within a Planned Unit Development (PUD) and Planned Commercial Development (PCD), which are the subject of court-ordered settlement stipulations, concerning the land use and zoning for the area. On the northern portion of Lake Boynton Estates the property, which is not within the PUD or PCD, the land use for the R-1A zoned portion should be changed from Moderate Density Residential to Low Density Residential, to reflect the existing zoning and pattern of development, and the land use for the R-3 zoned portion should be changed from High Density Residential to Medium Density Residential and R-2 zoning, again, to reflect the existing pattern of development. The parcel occupied by the American Legion Clubhouse along the SAL tracks should be placed in the Public and Private Governmental/Institutional land use category and Public Usage zoning district to reflect its current use. Rev. 10-24-91 - Ord. 090-71 (7.k) 91 The land use zoning, and use and/or development on the remainder of Lake Boynton Estates and the unplatted outparcels is the subject of litigation described in Appendix "D" to the Future Land Use Element Support Documents, and is to be governed by the court-ordered settlement stipulations which are or may be in effect for this area. The use and development of this property shall be construed to be governed by the Comprehensive Plan in effect on November 6, 1986 (i.e., the 1986 Evaluation and Appraisal Report), Code of Ordinance requirements, and other development regulations which were in effect at that particular date, except to the extent that the Comprehensive Plan, Code of Ordinance requirements, and development regulations are specifically superseded by the settlement stipulations. Therefore, the public parks dedication, private recreation facilities, natural area preserves, road improvements, utilities, and other public facilities which are required shall be those which are specified in the settlement stipulations, and the impact fees which are to be collected will be equivalent to the fees which were in effect at the time that the settlement stipulations went into effect. A history of the litigation involving this property is included as Attachment "D" to the Future Land Use Element Support Documents. 8.b. Propertv on Northeast Corner of Golf Road and Conqress Ave. This parcel occupies approximately 4 acres and was formerly shown in the Moderate Density Residential land use category and R-1AA (PUD) zoning district, which is the same as the adjacent single-family portion of Boynton Beach Leisureville. This property is shown in the Office Commercial land use category on the Future Land Use Map, in accordance with the Settlement and Stipulation Agreement between Milnor Corporation and the City (see Appendix "D" to the Future Land Use Element support Documents). This agreement specifies that the property is to be developed for offices, and includes specific conditions for the use and development of the property, The land use, zoning, and the use and development of this property shall be in accordance with the above-mentioned Settlement and Stipulation Agreement. d.c. Propertv on Southeast Corner of Golf Road and Conqress Ave. This parcel occupies approximately 8.5 acres and was formerly shown in the Low Density Residential land use category and R-1AA zoning district. This property is shown in the High Density Residential land use category on the Future Land Use Map, in accordance with the Settlement and Stipulation Agreement between Milnor Corporation and the City (see Appendix "D" to the Future Land Use Element Support Documents). This agreement specifies that the property is to be developed as an adult congregate living facility (ACLF), and includes specific conditions for the use and development of the property. The land use, zoning, and the use and development of this property shall be in accordance with the above-mentioned Settlement and StipUlation Agreement. 92 8.d, Unincorporated Parcels South of Silverlake Estates These parcels should be annexed and placed in the Low Density Residential land use category. Development of these properties should generally be limited to single-family detached dwellings, so as to be compatible with the one-story condominiums which lie to the south and the single-family subdivision lying to the north. a.e. Industrial Property Fronting on East Side of South Conqress Ave. This is a highly visible corridor which lies across the street from a low-density residential development: therefore, approval of site plans along this frontage should include strong consideration of aesthetics. In particular, garage doors and loading areas should not be permitted to face Congress Avenue. Since the City's zoning regulations allow certain retail uses and services related to home improvement (hardware, furniture, tile and carpet stores, for example), it is expected that a large portion of this frontage will develop for these types of uses. In order to enhance this area as a home improvement and design district, the City's zoning regulations should be examined to determine whether other similar retail goods and services should be permitted on industrial parcels which front on thoroughfares. Promoting home improvement and design uses along this frontage would provide a low-intensity commercial use which would avoid the aesthetic problems which often accompany both industrial uses and conventional strip commercial development. a.f. Outparcel of Charter World This is a small (3.7 acre site) which is in the High Density Residential land use category and R-3 zoning district. In order to assure compatibility with the surrounding low-rise residential projects, the building height on this parcel should be limited to 2 stories (25 feet). 8,g, WXEL Broadcastinq Facilitv on Charter World Parks and Recreation Dedication The southern 6.2 acres of the public park and recreation parcel which was dedicated to the City has been deeded to the Florida Department of Education for use as a broadcast facility and transmitting tower for a public radio and television station (WXEL). Since this use provides public entertainment and education for all current and future residents of the City, it should be construed to be consistent with the Recreational land use category and the Recreation zoning district. 93 8.h. Commercial Parcel Frontinq on Conqress Avenue East of Hunter's Run The analysis of the supply and demand for commercial land in the City indicates that there will be demand in the long-run for this commercial property, which is currently in the Local Retail Commercial land use category and C-3 community Commercial zoning district. The site is fairly well-buffered from surrounding residences, the closest of which will lie over 500 feet to the west. The intervening property is occupied by a lake and golf course. Because of these two factors--the long-run demand for the commercial acreage and the distance from existing and future residences, it is recommended that commercial land use and zoning remain. However, due to the low average density of surrounding residential projects, the presence of shopping centers 2 1/2 miles to the north and 1 1/2 miles to the south, and the lack of an east-west thoroughfare, this site would be more suitable for office use as opposed to retail use. Office use would also create fewer impacts on the adjacent P.U.D. and the City park which lies to the north: therefore, it is recommended that this parcel be placed in the office Commercial land use category. It is also recommended that buffering measures be employed in the development of this property, including vegetative screening and directed lighting. 8.i. Unincorporated Parcels along Barwick Road These two should be category. or all of parcels, abutting the southwest corner of Hunters' Run, annexed and placed in a Low Density Residential land use These parcels should not be annexed, however, unless most the properties lying west of Barwick Road are annexed. 8.j. Vacant Parcels at Northern End of Boynton Commercenter Deleted PLANNING AREA 9--REMAINDER OF RESERVE ANNEXATION AREA AND UTILITY SERVICE AREA The Sanitary Sewer, Solid Waste, Drainage, and Potable Water Element of this report recommends that densities in this area be limited to the midpoint of the density range shown on the current (i.e., 1987) Palm Beach County Land Use Plan, for parcels which are currently zoned agricultural, and that the densities of existing approved developments not be increased. For parcelS in the county's Low-Medium Density land use category (3-5 dwellings per acre), which comprises most of the agriculture-zoned land, the midpoint of the density range would be 4 dwellings per acre. Those parcels along the west side of Lawrence Road, north of Old Boynton Road which are in the County's Medium-Medium High Density land use category (8-12 dwellings per acre) should be limited to 5 dwellings per acre, however, in order to prevent land use conflicts with the surrounding 94 low-density projects. These land use controls are necessary to ensure that water supply and treatment capacity will be adequate to serve all development in the City's service area, and ensure that sewage flows do not exceed the ultimate capacity of the regional wastewater treatment plant. Lower densities (1 to 3 dwellings per acre) may be necessary in some portions of the unincorporated area, in order to accommodate and protect large-lot single-family dwellings. Furthermore, the City should not permit densities which are higher than those which are allowed by the Palm Beach County Comprehensive Plan. The City should annex properties west of Lawrence Road only if annexation would be consistent with Florida Statutes, and the properties could be efficiently served. Palm Beach County recently has been considering relinquishing to cities the control of unincorporated areas in which cities provide urban services. If these areas are to be annexed, as part of a county-wide policy concerning annexation and the provision of urban services, then the City of Boynton Beach should consider annexing those areas, up to the E-3 Canal, which are in its Reserve Annexation Area, except, possibly, those areas which are currently served by Palm Beach County Utilities. The City should also consider annexing those areas within the southwestern portion of its service area for which the City provides utility services, but which are not in its reserve annexation area. In the interim, it is recommended, that water service agreements for parcels within this area continue to include an annexation clause, so that annexation applications can be reviewed on a case-by-case basis. It is also recommended that the City not provide water service to urban development, which should generally include all commercial, industrial, and institutional use, and residential development over 1 dwelling per acre (net density), unless connection is also made to the central sewer system. Any water service agreement for residential densities at or below 1 unit per acre should contain guarantees that this density cannot be increased without connection to the central sewer system. Furthermore, the City should have the option of requiring connection to the central sewer system at any density if septic systems would risk contaminating groundwater or surface water. Since septic tank pollution is a problem in this ,rea, the City should attempt to provide both water and sewer service ~o properties which are currently on well and septic tank, where such properties can be served efficiently. The City should consider placing these properties in a special assessment district, if annexed, or make a similar arrangement with Palm Beach County until the time that annexation occurs. Since there is a strong possibility that all of the area east of the E-3 Canal may be annexed by the City, the City should continue to review land use and rezoning applications in this area, and provide comments to Palm Beach County concerning land use compatibility, impacts on infrastructure and environmental resources, and compliance with the City's development standards and policies.t 95 ATTACHMENT "C" Ordinances . , ORDINANCE NO, 092-6~ ! AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA, REGARDING THE LAWRENCE AND HYPOLUXO COMMERCIAL CENTER APPLICATION (SE CORNER OF HYPOLUXO ROAD AND LAWRENCE ROAD) AMENDING ORDINANCE 89-38 OF SAID CITY BY AMENDING THE FUTURE LAND USE ELEMENT OF THE COMPREHENSIVE PLAN OF THE CITY BY ADOPTING THE PROPER LAND USE OF CERTAIN PROPERTY, MORE PARTICULARLY DESCRIBED HEREINAFTER; SAID LAND DESIGNATION IS BEING CHANGED FROM COUNTY CL/8 (COMMERCIAL LOW/RESIDENTIAL 8) TO LOCAL RETAIL COMMERCIAL; PROVIDING A SAVINGS CLAUSE; PROVIDING REPEALING PROVISIONS; PROVIDING AN EFFECTIVE DATE; AND FOR OTHER PURPOSES. WHEREAS, the City Commission of the City of Boynton , , : Beach, Florida has adopted a Comprehensive Future Land Use ,I .' " I: Plan and as part of said Plan a Future Land Use Element by I : ordinance No. 89-38 in accordance with the Local Government Comprehensive Planning Act; and WHEREAS, a certain parcel of land more particularly I i: described hereinafter is being annexed in accordance with the : application by Kieran J, Kilday/Kilday & Associates, agents " l: , for Mar/Jame Limited, owners of the fOllowing property, into ,i i the c~ty by Ordinance being adopted simultaneously herewith; and , Ii WHEREAS, the procedure for amendment of a Future Land Use " :! Element of a Comprehensive Plan as set forth in Chapter 163, jl " Florida Statutes, has been followed; and " Ii I, WHEREAS, after public hearing and study, the City I " 11 Commission deems it in the best interest of the inhabitants of , " , said city to amend the aforesaid Element of the Comprehensive I I ,I Plan as adopted by the City herein, , !: NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF :1 , THE CITY OF BOYNTON BEAC~, FLORIDA, THAT: I " Section 1: Ordinance No, 89-38 of the City is hereby amended to reflect the following: That the Future Land Use of the following described land shall be designated as Local Retail Commercial, Said land is more particularly described as follows: The Nor~h half (N. 1/2) of the North half (N, 1/2) of the Northwest quarter (N.W. 1/4) of the Northwest quarter (N.W, 1/4) of Section 7, Township 45 south, Range 43 , I Ii ORDINANCE NO, 0 9'A-.6~ AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA, AMENDING PLANNING AREA 6. C OF THE COMPREHENSIVE PLAN FUTURE LAND USE ELEMENT IN CONNECTION WITH THE LAWRENCE AND HYPOLUXO COMMERCIAL CENTER APPLICATION; SAID TEXT AMENDMENT WILL ALLOW COMMERCIAL LAND USE WITHIN A PORTION OF PLANNING AREA 6.C; PROVIDING A CONFLICTS CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING AUTHORITY FOR CODIFICATION; AND PROVIDING AN EFFECTIVE DATE, I WHEREAS, the City Commission of the City of Boynton 1 Beach, Florida has adopted a Comprehensive Plan and as part of <I said Plan a Future Land Use Element by Ordinance 89-38 in Ii accordance with the Local Government comprehensive Planning Ii II Act; and i' I, ,I WHEREAS, Kieran J, Kilday/Kilday & Associates, Inc. , 'I agents for Mar/ Jame Limited, owners of the subj ect property, II have applied to amend that portion of the Comprehensive Plan I, i: Ii Future Land Use Element entitled Land Use Problems and I opportunities, Planning Area No, 6, Area 6,c,; and II i WHEREAS, the procedure for amendment of the Comprehensive Plan as set forth in Chapter 163, Florida Statutes, has been followed; and 'I I. " ,I , WHEREAS, after public hearing and study, the City Ii Commission deems it in the best interest of the inhabitants of !i I sald City to amend the text of the aforesaid Element of the 'I Ii Comprehensive Plan as adopted by the City herein, NOW, THEREFORE, BE IT ORDAINEL BY THE CITY COMMISSION OF THE CITY OF BOYNTON BEACH, FLORIDA, THAT: Section 1: The portion of the Comprehensive Plan Futlll'e ;: :' Land Use Element entitled Land Use Problems and Opportunities, Planning Area 6, Area 6,c, is hereby amended by adding the underllned text and by deleting the words and figures in the strike-through type as follows: Unincorporated Parcels Adioininq Northwest Corner of the citv (presentlv unincorporated) RECEIVED JAN G \993 With the exception of the 8 acre parcel '1'1 I I II Hypoluxo Road which lie adjacent to all I of the above-mentioned parcels should also be annexed, Section 2: That all ordinances or parts of ordinances in conflict herewith be and the same are hereby repealed. Section 3: Should any section or provision of this ordinance or portion hereof, any paragraph, sentence, or work ;! ,. i be declared by a court of competent jurisdiction to be i: invalid, such decision shall not affect the remainder of this II ! Ordinance. I I :1 ordinance, I' I II I, II I il !i , II II Section 4: Authority is hereby granted to codify said Section 5 : This Ordinance shall become effective immediately upon its final passage. FIRST READING this /..5 day of -Z;;"q? F/J?S€.R. 1992 . SECOND, FINAL READING and PASSAGE this ~- day of - i V/9l\1tlfi~tf, 1993, I: i i CITY OF BOYNTON BEACH, FLORIDA II ..~tJ~ II i :1 I I i ! C ! ) ,.-./) / / '0 AI, ~/ , ) I ..' f .. I ., . /1. l;i , -<"<Me... -I / L- h.. ,/-I- L 1.... _ commission~/ ./ '- i Ii , ATTEST: ~~01c(-?<e~~ Ci Clerk (Corporate Seal) ,,; !'AHT'TE:I OIHl : :/:'.l/92 , 'i ATTACHMENT "D" Staff Report PLANNING AND ZONING DEPARTMENT MEMORANDUM NO. 92-241 TO: Chairman and Members Planning and Development Board /II~ Michael W. Rumpf Senior Planner FROM: DATE: December 2, 1992 SUBJECT: Lawrence and Hypoluxo Annexation, Land Use Amendment Commercial Center - Requests for Amendment, Rezoning, and Text INTRODUCTION Kieran J. Kilday, agent for MarlJame Limited, a Limited Partnership, is proposing to annex into Boynton Beach a vacant, 8.22-acre parcel located at the southeast corner of Hypoluxo Road and Lawrence Road (see attached location map). The current land use and zoning on this parcel is CLI5 (Commercial Low) and CC (Community Commercial), respectively. Included with the annexation application is a request to amend the Future Land Use Map of the Comprehensive Plan in order to change the designation on the property to the equivalent classification within the City--Local Retail Commercial--and rezone it from the County's zoning designation to the City's C-3, Community Commercial District. Lastly, a Comprehensive Plan Text amendment has been applied for, which is required to delete that portion of the recommendation for Planning Area 6.c which limits the subject area to residential use. Pursuant to the City's Zoning Code (Appendix A, Section 9.C.2) staff analysis of the proposed land use and zoning is not required where rezoning is requested in conjunction with an application for annexation and the rezoning would be consistent with the Palm Beach County Comprehensive Plan. However, the following information and brief analysis is provided for your information, and to fulfill the requirements of Florida Law with respect to the submittal of land use plan amendments to the Department of Community Affairs for compliance review. CURRENT LAND USE AND ZONING The land use and zoning in the surrounding area varies and is presented in the table that followings: Direction Jurisdiction Zoninlt North Palm Beach County N/A Farther north/ northeast Palm Beach County PO East/Southeast Boynton Beach PUD South Palm Beach County AR Land Use Hypoluxo Road Santaluces High School Knollwood Groves (agricultural) Single family homes on large lots, c omme r c i nursery West Palm Beach County N/A Lawrence Road Farther west Palm Beach County AR Vacant Northwest Palm Beach County RS/SE Vacant CONSISTENCY WITH THE PALM BEACH COUNTY COMPREHENSIVE PLAN The land use requested, Local Retail Commercial, is equivalent to Palm Beach County's CLI5 classification (Commercial Low with an underlying designation of Residential 5). Corresponding with the CLI5 land use classification, are the County's two lowest intensity, commercial zoning districts. Memo No. 92-241 -2- December 2, 1992 CONSISTENCY WITH THE CITY OF BOYNTON BEACH COMPREHENSIVE PLAN The Boynton Beach Comprehensive Plan, including support documents, addresses annexation and land use plan amendments and specifically, the conversion of land to commercial use. The following Comprehensive Plan objectives, policies, and support document text, which are included in their entirety in the attachments, addresses the subject requests and are analyzed below: Objective 1.17 - "Minimize nuisances, hazards, and other adverse impacts. . . to residential environments by preventing or minimizing hazards."; and Policy 1.17.1 - "Discourage additional commercial... uses beyond those...shown on the Future Land Use Map, except where access is greatest and impacts on residential land uses are least.". Objective 1.l7 is general and therefore has multiple interpretations. However, given the potential traffic impacts anticipated at this intersection and, the recommendation within the Future Land Use Support Document which favors the location of commercial uses at intersections (see text below), Objective 1.l7 could be interpreted to mean that residential uses should be excluded from such locations. With respect to Policy 1.17.1, access is ideal at this location. Furthermore, since the homes to the south are on large lots, and generally located within the center of their respective lots, the impacts of the proposed use upon the adjacent residential area should be minimal given the distance between the uses, the ex i;ting natural vegetation, and the buffer which will be constructed between the commercial and residential properties. Obiective 1.19 - "...allow a range of land uses for which the area, location, and intensity of these uses provide a full range of housing choices, commercial uses, employment opportunities,...for both existing and projected populations..."; Policy 1.19.5 -" . . . allow for commercial acreage which can accommodate the approximate demand for commercial acreage which has been projected in the Future Land Use Element."; and Policy 1.19.6 -" . . . do not allow commercial acreage which is greater than the demand which has been projected, unless it can be demonstrated that a particular property is unsuitable for other uses, or a geographic need exists that cannot be fulfilled by existing commercially-zoned property,...and the commercial use would comply with all other applicable Comprehensive Plan policies.". The Florida Department of Community Affairs referenced Objective 1.19 in their last objection to a land use plan amendment within the City which involved the conversion of residential to commercial land use. The rationale for this objection was the loss of housing opportunities available to a population that has been projected by the Comprehensive Plan. However, since the Plan was adopted, over 83 acres of land have been added to the supply of land available for residential development, which will amount to approximately 400 dwelling units. Subsequent minor decreases in residentially- classified land will have no negative impact on the quantity or type of housing choices that the Plan had originally established. wi th respect to Policy 1.19.6, which would supersede POlicy 1.19.5, residential land use may not be appropriate given the proximity of the subject property to Hypoluxo Road and Lawrence Road, and the property's narrow configuration. In addition, a geographic need may exist, as the property abuts a minor arterial road with a current traffic count exceeding 26,000 trips per day, and operating Memo No. 92-241 -3- December 2, 1992 at level of service "C" (level of service "D" is reached at 30,200 trips). Furthermore, this land use is consistent with the Palm Beach County Comprehensive Plan, and a site plan consisting of commercial uses has been approved for a portion of this site by Palm Beach County. Future Land Use Support Document, page 40 - ".. . the City should not change the land use to commercial categories, beyond that which is shown on the proposed Future Land Use Plan, except for minor boundary adiustments..."; and Future Land Use Support Document, page 40 - "Commercial development particularly should not be located where it would adversely affect residentially-zoned property,..." Future Land Use Support Document, page 40 - "The City should continue its policy of encouraging commercial uses to be located at intersections,..". According to these excerpts from the Future Land Use Support Document, the proposed land use is appropriate at this location. In short, this addition of land available for commercial land uses involves a minor adjustment to the City's boundary and, is located at an intersection. with respect to residentially-zoned property, as indicated above, there should be no adverse effects beyond which are typically mitigated by proper site design and buffering. PREVIOUS INFORMAL REVIEW BY CITY COMMISSION Palm Beach County had originally classified the subject property consistent with the City's residential land use designation. When approached by the property owner to have Palm Beach County's Land Use Plan amended to commercial, the County objected, based on the City's land use designation. The applicant then requested that the City consider the potential for commercial land use on the subject property and communicate same to Palm Beach County. On March 6, 1990 the City commission informally considered the applicants request, agreed with the applicant that commercial land use was more appropriate, and instructed staff to inform the County that the City no longer opposes commercial land use and zoning on the subject property (see attached excerpt from minutes). CURRENT SITE PLAN APPROVAL In addition to the proposed land use being consistent with the County's land use designation, the applicant has an approved site plan (in Palm Beach County), which consists of two "sit down" restaurants and a bank. The site plan was approved on August 31, 1992 and was issued a certificate of concurrency reservation which reserves service capacity until April 22, 1993. As a condition of site plan approval, the owner of the subject property is to voluntarily annex into Boynton Beach. COMPREHENSIVE PLAN TEXT AMENDMENT A text amendment must accompany this amendment to the Future Land Use Map in order to delete language within the Future Land Use Support Document, Section 8. Problems and Opportunities, which forms the basis for the residential land use classification on the Future Land Use Plan. This portion of the Support Document was adopted as part of the Comprehensive Plan by reference and, must therefore be amended. The recommendation for Planning Area 6.c currently reads as follows: Unincorporated Parcels Adioininjt Northwest Corner of the City (presentlv unincorporated) Memo No. 92-241 -4- December 2, 1992 These parcels should be annexed and placed under the Low Density Residential land use category, in order to ensure compatibility with existing and future residential land uses in the vicinity. Annexation of these properties will square off the City's boundary and will allow the City to control the use of these parcels. Development of these parcels should be compatible with existing low-density single family dwellings in this area. Therefore the 8-acre parcel adjacent to Hypoluxo Road should be placed in the Low Density Residential category and should be limited to two-story (25 feet) single family attached or detached dwellings, or ACLF units. Commercial development of this corner is not warranted, since an adequate number of commercial sites are located 1/2 mile to the west, at Military Trail, and 1 mile to the east, at Congress Avenue Development of the parcels which lie to the south of the above-mentioned parcel should be limited to low-density Single-family detached dwellings, with a gross density of not more than 3.5 units per acre. The rights-of-way for Lawrence Road and Hypoluxo Road which lie adjacent to all of the above-mentioned parcels should also be annexed. The applicant requests that the recommendation for Planning Area 6.c be amended to read as follows: Unincorporated Parcels Adioininlt Northwest Corner of the City (presently unincorporated) With the exception of the 8 acre parceladiacent to Hypoluxo Road, ~these parcels should be annexed and placed under the Low Density Residential land use category, in order to ensure compatibility with existing and future residential land uses in the vicinity. Annexation of these properties will square off the City's boundary and will allow the City to control the use of these parcels. Development of these parcels should be compatible with existing low-density single family dwellings in this area. TlIerefere However, the 8-acre parcel adjacent to Hypoluxo Road should be placed in the 1.6" BeRait) Reailiehtial e8te.g6Y~ aHa Bft6tlld he. limite.d t8 t1l8 stay) (25 fe.et) ab\gls. f8ftlily attashs.8. 8Y lietaeheli li\lelHftga, er ",Cloy _its Local Retail Commercial land use category. Commercial development of this corner is ~ warranted, siftee aft 8lie~Hate fttimher sf eemmeyeial sitES aye leeatea 1/2 mils. t8 the west, at tfilitary Trail, aHa 1 mile 18 the east, at EefixyeaS ~.eRue because this parcel possesses a County Commercial Low land use plan designation and because the narrow configuration of the parcel would make residential development of the property very difficult. Development of the parcels which lie to the south of the above-mentioned parcel should be limited to low-density single-family detached dwellings, with a gross density of not more than 3.5 units per acre. The rights-of-way for Lawrence Road and Hypoluxo Road which lie adjacent to all of the above-mentioned parcels should also be annexed. RECOMMENDATION The Planning and Zoning Department recommends that the applications submitted by Kieran J. KildaylKilday & Associates be approved, based on the following: 1. The subject property is contiguous to the corporate limits; 2. The subject property lies within the city's Reserve Annexation Area; 3. The proposed land use amendment is consistent with Palm Beach County's Comprehensive Plan; 4. The request for commercial land use is consistent with Policy 1.17.1 since access to the property is greatest, and impacts upon residential land uses would be least; 5. The proposed land use amendment would not eliminate any residential land necessary to accommodate the need which has been projected by the Comprehensive Plan; Memo No. 92-241 -5- December 2, 1992 6. The subject property is unsuitable for its current land use designation, and a geographic need may exist for commercial land use at this location; 7. Palm Beach has approved a site plan for the subject property for which service capacity has been reserved until April 22, 199tl'; and :3 8. The City Commission, during a previous, informal review of this proposed land use amendment determined that residential land use was not appropriate at this location. Attachments A:LAHYPREP LOCATION MAP L-V\..It\' lVl'l lVlt\r LAWRENCE AND HYPOLUXO COMMERC\AL CENTER ;::= _=- ffyrP~ v>< Rll.-J L_. ----- . ,,-. c;. "'A =i I '- ./. .. " .. ii! !l ~ ~ SITE. Nt PUD 1\ 1.~ .J~ --~'::: 'C" ~ ~:= :;rl-- ~!= i\11 II lJ ,I 11\1 '\ 0 ;I" ~'F- : '!7"-.L::4 ir- _, ' :', FI- ::::': - :!=: _ r: ~ .;."'" l= =: ; ~it :' :f- l- . ,'" ..- ....!"";( ....;f- 'J.J" (\ \ '\;:y I- i IT1' j:: ,II rr''J . . . /. III LI r IT1' 1 m 11111'1 ':''''J'I-' _.~- (:A~ ~- ;ti:l~<. , _ gif' .;:>~ l '~ .' .. .. If'. .' r-=- . ~'l0'<< ( ~ ~A'~.' ~ . ~....~ _I I ~,: . ,I j '.j' ! c..) , \ --' I IIlTI fITTT't'"'ITII III IITTI' LUU In a.D puP ':i\F ~ LUI: a..H] ~.~ 'KNOLLWOOD ~ h'~f' ~ GRO~ES 7 B't}.r;;o.- l- ~K mrm1T ~~;jjii~r~fJf: G. . F:= ,': , ~o .lJ,I I . . ._ \\ I Ii C i i ~\_o~\I _ ~~_'..'i..3 ~ ~'Y'::f:I..]\ ..00..... .-< , :\ ).V IT/t-...~ ,- ~ r'"\ I- .. \ \1 \:.~ I \ '\ arrn::\ tE ( \ \l~~t:: t 'T 1fT I I; I~"'V~ R1A 'l , ~ ....." !4 .- ~-- .- .--- ..11 E:= ._ _ . r(.1 I- ,.: _ n.~ . b. f- :I'~~ "BOVNTON S;; ~,' .' lJ3~~\ ~ II 7. NURSERIES" \/\~ ~.... "'~F":~~~'o,:; ~t :. .....jif;;Jr' f r-Wi~'~1Ti'f'\' 1 ~ 3\\E puD L.Ut:4.0 "CITRL GLEN an ~ . . .. . o~o_ p".n:t.-._.LUI:.A.&:l..... r \ 1- of . . - ..' . . . . . ~t:''P 6-jlA."",AJ. ".~D <r" W .. r: f ,i:\I[II' , [If.. : i; 111 I Ii.u. P L.UI . ~ \ nMELI ~ -'.~~-~ .....,' ......:..::, , , "-=': . ~---_. .---- <00 ... a __.a '-- n. o. ~ ;::= I", If. . R'IAA .~"m _ >= \ . n:, n 11 p ~,~ B \ "1i"" ~\ \ \ \ 1,8\ MILES!:; , . - . CJ~ ~ oqJf17\\1=r . ~Ii I nl~ll .i1., , COMPREHENSIVE PLAN OBJECTIVES AND POLICIES (those with asterisk) Policy 1.16.3 pOlicy 1.16.4 ~Objective 1.17 ~policy 1.17.1 Policy 1.17.2 pOlicy 1.17.3 the Future Land Use Plan, if all other Comprehensive Plan policies and development regulations are complied with, and the proposed PUD is compatible with surrounding land uses. Subsequent to Plan adoption, modify the land development regulations to provide that the maximum floorlarea ratio in non-residential land use categories shall be limited by the maximum lot coverage, the maximum height, and the parking, landscaping, and stormwater retention reqUirements contained in the City's Code of Ordinances. However, in no case shall the lot coverage exceed 50% in commercial, recreational, and pUblic usage zoning districts, other than the CBD zoning district, which shall not exceed 85% and 60% in zoning districts which are included in the Industrial land use category. SUbsequent to Plan adoption, modify the land development regulations to enforce and implement the policies which regulate the use and intensity, and other characteristics for the development of specific areas, as set forth in the Land Use Problems and Opportunities section of the support documents for this element. Those recommendations contained in the Land Use Problems and Opportunities section shall apply, regardless of the status of the city's development regulations, and are hereby incorporated by reference into the Goals, Objectives, and Policies of this Plan. Minimize nuisances, hazards, and other adverse impact~ to the general public, to property values,' and to residential environments by preventing or minimizing land use conflicts. Discourage additional commercial and industrial uses beyond those which are currently shown on the Future Land Use Map, except where access is greatest and impacts on residential land uses are least. Adopt separate height and use districts in the zoning regulations, in order to minimize land use conflicts due to building heights. Subsequent to Plan adoption, modify the land development regulations to implement and enforce the specific area policies contained in the Land Use Problems and Opportunities section of the support documents of this element, as t~ey concern land use conflicts. Those 29 policy 1.18.2 ~ Objective 1.19 policy 1.19.1 policy 1.19.2 pOlicy 1.19.3 pOlicy 1.19.4 *,policy 1.19.5 Transportation, unless alternative standards can be justified. Review the performance of these code provisions at least every five years. subsequent to Plan adoption, provide for adequate vehicle parking by continuing to require a number of parking spaces in accordance with the City's code of Ordinances, which shall ensure to the extent which can be reasonably determined, that adequate parking is provided on 95% of the days throughout the year. Review the performance of these code provisions at least every five years. By June 1, 1990, allow a range of land uses for which the area, location, and intensity of these uses provide a full range of housing choices, commercial uses, employment opportunities, recreation and open space opportunities, and public uses for both existing and projected populations, provided that all other comprehensive plan policies are complied with. subsequent to Plan adoption, allow for a full range of housing choices, by allowing densities which can accommodate the approximate number and type of dwellings for which the demand has been projected in the Housing and Futur,e Land Use Elements. Subsequent to Plan adoption, allow for industrial acreage which can accommodate the approximate industrial employment which has been projected in the Future Land Use Element. In order ~o allow sufficient sites for large manufactu~ing plants, support the designation, by Palm Beach county, of future industrial land uses in the vicinity of Boynton Beach Boulevard and Florida's Turnpike, and consider allowing such sites at the northeast corner of Old Boynton Road and Congress Avenue, if approved as part of a Development of Regional Impact or an Areawide Development of Regional Impact. subsequent to Plan adoption, modify the land development regulations to encourage the development of industrial land as industrial parks or concentrated industrial areas in order to maximize the linkage between complementary industries. subsequent to Plan adoption, modify the land development regulations to allow for commercial acreage which can accommodate the approximate Jl ~POlicy 1.19.6 Policy 1.19.7 Policy 1.19.8 Policy 1.19.9 Policy 1.19.10 demand for commercial acreage which has been projected in the Future Land Use Element. Subsequent to Plan adoption, do not allow commercial acreage which is greater than the demand which has been projected, unless it can be demonstrated that a particular property is unsuitable for other uses, or a geographic need exists which cannot be fulfilled by existing commercially-zoned property, or no other suitable property for a commercial use exists for which a need can be demonstrated, and the commercial use would comply with all other applicable comprehensive plan pOlicies. In areas where the demand for commercial uses will not increase, particularly in the Coastal Area, subsequent to Plan adoption change the land use and zoning to permit only residential or other non-commercial uses. SUbsequent to Plan adoption, modify the land development regulations to keep eXisting pUblic schools which are in operation in the Public and Private Governmental/ Institutional land use category, and place future public schools in a reasonable land use category which is agreed upon by the City of Boynton Beach and the Palm Beach County SchooL Board administration. Subsequent to Plan adoption, modify the land development regulations to place sites of 3 or more acres which are occupied or are planned to be occupied by government uses, utilities, hospital~, places of worship, and private schools,' in the public and Private Governmental/Institutional land use category, except where such uses are located in the CBO zoning district or in planned zoning districts. Subsequent to Plan adoption, modify the land development regulations to place sites of 2 or more acres which are occupied or planned to be occupied by public parks and recreation facilities, and private parks and recreation facilities for residential projects, in the Recreation land use category, except where such uses are locaLed in the CBD zoning district or in planned zoning districts. Objective 1.20 By June I, 1990, or when mandated by state statute, regulate subdivision of land by continuing to require that the creation of more 32 FUTURE LAND USE SUPPORT DOCUMENT EXCERPT FROM SECTION V. LAND USE SUPPLY AND DEMAND, AND LOCATION REQUIREMENTS surplus commercial land which has been projected would be reduced to a surplus of only i JQ acres by the Year 2010. From the analysis above, it appears that the supply of commercial land il. the Boynton Beach Market Area will match the demand for this type of land use. The supply for commercial land compared to the demand ranges from a surplus ranging from i JQ acres to !6i 1ia acres. In terms of percentage of the total demand for commercial land, at build-out, these acreages represent to a surplus of 8\ ~ to 28\ 23.9%. Although the 28\ 23.9% figure would be considered excessive, it is likely that future increases in real per capita income will eliminate virtually all of this surplus. The Future Land Use Plan which is proposed for the city and areas to be annexed by the city will accomodate all of anticipated demand for :>commercial land through build-out. Therefore. the City should not change the land use to commercial cate ories be ond that which is shown on the ro osed Future Land Use Plan exce t for minor boundar a ustment , small in ill parcels. or commercial uses of a highly specialized nature, which have special locational or site requirements, and therefore cannot be easily accomodated on already designated commercial areas. Conversely, the City should refrain from changing substantial areas of property from commercial to non-commercial land use categories, beyond those changes which are recommended elsewhere in the proposed Comprehensive Plan, unless there are significant problems with land use compatibility or if roads cannot be built to accomodate the commercial development. Location of Commercial Land: The existing pattern of commercial development was discussed under sectiol. II of this element. To summarize that section, and also, section I of the Coastal Management Element, the demand for commercial land is still somewhat excessive along U.S. Highway 1, as evidenced by the amount of vacant commercial property, the low quality of many of the current uses, and the low rental rates. Therefore, the Coastal Management Element includes a number of land use recommendations which would reduce the amount of commercially-zoned land. The City's general policy with regard to commercial development east of Interstate 9S should be to concentrate office, retail, and hotel development in the central business district and :;>along Boynton Beach Boulevard. Commercial development larticularlY should not be located where it would adversely affect resident ally-zoned property, or where it would create spot zones or strip development. Commercial land uses west of Interstate 95 are dominated by the regional mall, and its satellite stores and offices. Neighborhood shopping centers and office bUildings are located in the vicinity of ost major ~intersections. The City should continue its policy of encouraging ~commercial uses to be located at intersections. and discouraging strip commercial development, due to the aesthetic and traffic safety problems that strip development creates. Furthermore, allowing additional cOIl1Q\erclal land use in the vicinity of the Boynton Beach Mall would be likely to cause traffic levels on roads in the vicinity to f'~ll below established levels of service. Commercial development beyo that which is shown on the proposed land use plan should be permitted only if the 40 City. or the applicant for development applies for a lower level of service, by seeking to have properties in the vicinity approved as a regional activity centr and an Areawide Development of Regional Impact. 41 INFORMAL REVIEW OF COMMERCIAL LAND USE EXCERPT FROM MINUTES OF MARCH 6, 1990 CITY COMMISSION MEETING MINUTES - REGULAR CITY COMMISSION MEETING BOYNTON BEACH, FLORIDA MARCH 6. 1990 account and $l,OOO out of the school funding as well. Commissioner Wische seconded the motion which carried 4-l. Mayor Moore voted against the motion as he felt a dangerous precedent was being established. B. Proposed Program for Citywide Me1a1euca Tree Removal As outlined in Charles Frederick, Director of Recreation & Parks memorandum #90-097 to City Manager Miller, Mela1euca trees will be removed from City properties. A notification program will take place encouraging the public to remove Me1a1euca trees on private property with the City picking up the remains. C. Newsletter City Manager Miller explained the monthly cost to produce the Newsletter is approximately $5,000. If it were produced every other month the cost would be $30,000 per year. If it were produced quarterly, the cost would be $20,000 per year. Mr. Miller provided the Commission with a copy of "The Oakleaf" which is a City Newsletter produced by the City of Oakland Park. This was used as an example of producing a Newsletter of a more informational nature. The contents were reviewed. commissioner Weiner didn't want to reduce the production of the Newsletter and thought it should continue to be produced monthly. The Commissioners approved of the City Manager's recommendation as far as content was concerned. Discussion took place regarding the frequency of production and cost. commissioner Wische moved that the Newsletter be produced quarterly along the guidelines Mr. Miller had recommended. Mayor Moore passed the gavel and seconded the motion. vice Mayor Olenik expressed concern that if the Newsletter is produced quarterly, the residents would lose out on current news-related items. The Vice Mayor asked the maker of the motion if he would amend the motion to producing the Newsletter on a bi-monthly basis. Commissioner Wische declined to amend his motion. Ot~er remarks were made. Vice Mayor Olenik called for a vote on the motion. The motion carried 3-2. Vice Mayor Olenik and commissioner Weiner voted against the motion. The gavel was returned to Mayor Moore. NEW BUSINESS A. Items Requested by Mayor Gene Moore ~ 1. 8 Acre Tract - SE Corner of Lawrence Rd. & Hypo1uxo Rd. 28 MINUTES - REGULAR CITY COMMISSION MEETING BOYNTON BEACH, FLORIDA MARCH 6, 1990 Mayor Moore explained this property is located outside the City. When Lawrence Rd. and Hypo1uxo Rd. are widened it will be reduced to less than six acres. Although the County thought the property should be commercial, in deference to the City's Planning Dept. the County had zoned this property low density residential which takes away the owner, Mark Brandon's right to utilize the property. The Mayor thought there was a question of individual hardship in this case. He felt there was a serious legal question as to the City's ability to stretch out into areas when they mayor may not be within the annexation area and trying to control the zoning before the property is annexed. Tim Cannon, Interim Planning Director stated in order to develop the property, the owner would have to tie onto the City's water system, signing a Water Service Agreement. This means he will have to annex. The Mayor stated he didn't believe the only way the property owner could find relief would be by coming into the City. The Mayor thought the Planning Dept.'s policy was established by Mr. Annunziato and was unfair. Mr. Cannon remarked the Water Service Agreement states it is an annexa- tion application. Discussion ensued. Commissioner Wische moved to give this property owner relief on the 8 acre tract. This would be by notifying the County Planning Dept., as the City no longer interposes any objec- tion to the County zoning it as they see fit. Commissioner Artis seconded the motion. Mr. Cannon repeated there would be a problem with the clause in the Water Service Agreement Contract. The Mayor responded the perso~wasn't asking for water service and to wait until he does. 'Mr. Canno'n-'stated in order to get zoning from urban use in the County the man would have to be connected to a municipal or central water service system. Mayor Moore responded that would be the property owner~ problem. Discussion took place on whether the property owner wants to annex or not. Mr. Cannon no' ,-'l that applying for annexation was the only way the man cou t water ser- vice from the City. Vice Mayor Olenik stated in the future, when the owner wishes to develop this property, he would have to come back to the City for a Water Servico ~greement. At that point he Imu1d have to apply for annexation, if he is contiguous. The Vice Mayor asked if the City feels a commercial e on this corner is not appropriate. Mr. Cannon responded that ~L' was the way the City and County had adopted thei r Land Use Plans. Mr. Miller thought it would be impractical for the property to be anything other than commercial. 29 MINUTES - REGULAR CITY COMMISSION MEETING BOYNTON BEACH, FLORIDA MARCH 6, 1990 Mr. Cannon asked the Commission to clarify what their annexation policy was going to be relative to water service. Vice Mayor Olenik remarked that when the owner applies for water, the covenants of the agreement would win out and he would have to annex into the City. The Mayor added he should probably be zoned commercial by the County and not low density residential. Mr. Cannon stated up until this point the Commission's policy has been that they wanted to have land use and zoning control for properties contiguous to the City. There was agreement that the property should be zoned commercial. The Mayor called for a vote on the motion to grant relief to the property owner and to contact the County indicating the ~ City no longer interposed objection to it being zoned as the ~ County saw fit. The City felt it should be commercial. The vote was 4-1. Commissioner Weiner voted against the motion. Maurice Rosenstock, 1 Villa Lane, Boynton Beach referred to increasing the boundaries of the City and increasing the tax base. Discussion took place relative to providing water to the property at a later date and annexation. 2. Set meeting date to accept election results On Wednesday, March l4, 1990 at 5:00 P.M. the Commission will meet to accept the election results. If a runoff elec- tion is required, a second special meeting would have to be set. City Manager Miller was asked to send out the notice on this. 3. 1990 Fourth of July program Mayor Moore thought there should be a combined effort bet- ween the Cities affected in order to save money. Several alternatives had been set forth in Charles Frederick, Director of Recreation & Parks' memorandum '90-l00 to the City Manager. The Mayor thought the other Cities should be contacted (as in recommendation "A" of the memo), to deter- mine if they wish to cooperate. Comments wern made about possibly getting a barge for ~, ,000. The next time this topic com! interested in obtaining info' attend the daytime segment c sideration should be given 0 daytime program. 4. Boynton Beach city Commission Mission Statement 'p, the Vice Mayor was cion on how many people he festivities. as con- 'ther or not to CO" inue the Mayor Moore had put together a Mission Statp~ent for con- sideration and input by the Commission. 30 ATTACHMENT "E" Map of Adjacent Land Use Designations =1 . , B r i - I r IrJ I . I I ,~- --- I ,- I " .. , ~ --. ~- , I ... I or I ~ .. " . ,~ I:;II~ II CEN;LLA~D U . ---~~ I I I ! I I I ~-- I ESIGNA IONS r .. '" INST. l I I ~ . '" :> .. SUBJECT PROPERTY eriY LIMITS \. R 5 ~~ SUBJECT PROPERTY PRIOR LAND USE DESIGNATION: CL/S COMMERCIAL LOW (PALM BEACH COUNTY) NEW LAND USE DESIGNATION: ~ LOCAL RETAIL COMMERCIAL (CITY OF BOYNTON BEACH).. ~ ~ N --../ 7 .., ,.. ----- --- . '- N &1 &' ;';41"''' ~ , ,1D m Ol~ 93 PLANN"'C OE?r; - / ATTACHMENT "F" Analysis on the Availability of Facilities Sample Of Letter Provided To Reviewers Determining Availability of Facilities MEMORANDUM ~, ~;'~:Y-':'-"-L_J..z'j~ ~\. ;...y <%, . :\'\ /~ ;". -""Q,1.q1, '\ (--./..'. '?, OF \ I" - ( ..) ,6 t-l JC~ ,.'?~' ~ JI? i-i?! \...~ ~"""'~':'::'. \wi ..;" <:(t/ 1--/' \_"\ 'v;:~ ".":':. ''':.'''1 r; J......... , ' OJ" ...~ -"'.... "'~A V~" ~"" ~~~A ", '," ^ '0,. .. , ~/'rr . . y~, 77Tc~f\\ ~ TO: Pete Mazzella, Utilities Department pl6l,e FROM: Michael W. Rumpf Senior Planner DATE: November 24, 1992 SUBJECT: Lawrence and Hypo1uxo Commercial Center - Analysis on the Availability of utilities This office is processing a land use amendment for the above- referenced project. The existing and proposed land use is consistent with the Palm Beach county Comprehensive Plan; however, the City's Future Land Use Plan is to be changed from Low Density Residential to Local Retail Commercial once this property is annexed. I respectively request a statement in writing, which verifies that there are water and sewer services available to serve commercial land use on this 8.22-acre site, assuming the site is developed at its maximum potential under the City's Local Retail Commercial land use classification and C-3 (Community Commercial) zoning district (see attached location map). Although a site plan has been approved at this location, and has been certified for concurrency in Palm Beach County, the site plan pertains to only one-half of the property. In order to analyze the potential impacts generated once the entire site is developed, the following likely, maximum development scenario is assumed: Gas Station/Convenience store........ ...... ....2,742 sq.ft. Bank (drive thru access, 4 teller windows).....3,200 sq.ft. Restaurant (sit down, 242 seats).. ........... ..5,792 sq.ft. Retail shops................................. .25,000 sq.ft. Restaurant (sit down with 84 seats).. ........ ..3,000 sq.ft. Given this property's concurrency reservation status, and the above assumptions, please provide me with a statement regarding the ability to provide this property with water and sewer services. If you have any questions, please call me. Thank you. Attachment A:LHTPU'T%I..ITY DRAINAGE ~'88 Board of SupeMlOI'Ii C. SllII1Ioy we_ Kermit Dell John I. WhItworth In _IM""- William G. Win_ AII......Managet Richard S. Wheellhan Anomey Perry & 5cnone. P .A. LAKE WORTH DRAINAGE DISTRICT 13081 MILITARY TRAIL DELRAY BEACH. FLORIDA 33484 December 2, 1992 Mr. Michael W. Rumpf, Senior Planner City of Boynton Beach, Planning & Zoning Department P.O. Box 310 Boynton Beach, FL 33425-0310 Dear Mr. Rumpf: Subject: Lawrence and Hypoluxo Commercial Center - Availability of Drainage Facilities Analysis Per your letter of November 24, 1992, the right-of-way exists. The canal was piped by Palm Beach County with widening of Hypoluxo Road and is to be maintained as part of the road system. The open canal begins at the east property line of the referenced parcel. If you have any questions, please feel free to call. Sincerely, ~ -DAAINAGE DISTRICT /' /:7 %' ~r"' PAM:mm ~) ~ "'-"'1": -;"': ~-.~7-.~'\ ~'\.._......I""'".J~..... :' _._~.' ,- ,:,c:c i 7Y PL/~j'~r~:f~!..J D::~T. _'~ "W >-:eQO' .. Boca Rator ~98.5363 Bovn:an 8eacr & Wes: Palm Beacn 737-3835 . FAX (407) 495.9694 ROADS/TRAFFIC Board of County Commissioners \.1ary McCarty, Chair Ken L. Foster, Vice Chairman Karen T. Marcus Carol A. Roberts Warren H. Newell Burt Aaronson Maude Ford Lee County Administrator Robert Weisman Department of Engineerin! and Public Works January 5, 1993 Mr. Michael Rumpf City of Boynton Beach 100 E. Boynton Beach Boulevard P.O. Box 310 Boynton Beach, FL 33425-0310 RE: LAWRENCE AND HYPOLUXO COMMERCIAL CENTER Dear Mr. Rumpf: The Palm Beach County Traffic Division has received the traffic impact "summary" for the project entitled Lawrence and HVDoluxo Commercial Center. The report addresses the two phase development of an 8.2 acre parcel. The first phase is proposed to cDnsists of a 3,000 square foot fast food restaurant, a 5,792 square foot high-turnover restaurant and a 3,200 square foot drive-through bank. This phase was approved by Palm Beach County for concurrency in April 1992 with a 3,000 square foot sit-down restaurant instead of the 3,000 square foot fast food restaurant. The report quantifies the trips generated by a possible second phase consisting of 25,000 square feet of retail and a gas station with a 1,950 square foot convenience store and a car wash. When a specific plan of development is proposed for the second phase, it will have to address the requirements of the Traffic Performance Standards. Sincerely, OFFICE OF THE COUNTY ENGINEER ~J+~ Dan Weisberg, P.E. Senior Registered Civil Engineer ""::'. ...,.......-.,.-;s~.,.-.. ~_ :.I~, ~~ 1 ~.,i.....,U "'":'-\.._.......'-:."J.;,o"". CRW:DW )' "'\ t ~ " ' cc. Rob Rennebaum, P.E., Simmons & White ....'",'..,... ~....;'.r..7 PL'\f.... \,(H\~:" \.. lo.wo ." File: TPS - Mun. - "An Equal Opportunity, Affirmative Action Employer" r nO': :12:(~ \\'\''-t P.11m I1l'.lCI1. Florida 33416-1229 (407) 61H-4000 SOLID WASTE SOLID WASTE AUTHORITY OF PALM BEACH COLi'\1Y 7501 :':orth Jog Road We.' Palm Beach. flOrida 33412 Telephone (407) 640-4000 December 9, 1992 Mr. Michael W. Rumph City of Boynton Beach Planning and Zoning Department 100 E. Boynton Beach Blvd. P.O. Box 310 Boynton Beach. FL 33425-03l0 Re: Lawrence and Hypoluxo Commercial Center Availability of Solid Waste Facilities Analysis Dear Mr. Rumph: The Solid Waste Authority has reviewed the City of Boynton Beach Land Use Amendment for the Lawrence and Hypoluxo Commercial Center. Based on the information supplied to this office and subsequent conversations relating to this matter. it is staff's understanding that this land use amendment is in fact part of an annexation process that will provide for consistent, county to city, land usage designations. Because this land use change does not result in any greater density or more intense land use than currently provided for in the Palm Beach County Comprehensive Plan, the Authority does not object to this land use amendment, and assurance of capacity equivalent to that of other parcels accommodated in the Authority's plan. If you have any questions, please do not hesitate to contact me. Very truly yours, ~~~ Marc C, Bruner, Ph.D. Director of Planning and Environmental Programs -.... --- ;-..---...~- --~:---- , . ..... "-~--' ,,_,.'~. _.. ,I ,-,::': j 1 It; 9..- {'I_:.;'L .;:'; '? - : ~ ---""'" WATER AND SEWER Cp.J~ ~ ~I -dVED OEe. /11992 MEMORANDUM UTILITIES DEPT. NO. 92 - 446 TO: FROM: Michael Rumpf, Senior planner John A. Guidry, utilities Director DATE: November 30, 1992 SUBJECT: Lawrence and Hypoluxo Commercial Center (a.k.a. MarlJame Ltd. property) Based upon the information you have provided (see attachment), we estimate that this property will utilize approximately l8, 212 aallons per day in water and wastewater capacity. This department currenty has sufficient reserve, uncommitted capacity to meet this need if the parcel is approved for development. The owner of the parcel paid a reservation fee of $ 5,278.29 on April 9, 1992 to reserve 14,700 gallons per day of capacity for a period of one year. In order to reserve the capacity required for the entire site, an additional $ 1,261 in reservation fees must be paid. This payment would be due at the time of concurrency approval, or site plan approval, whichever occurs first. In addition, the developer would have to extend a 12 inch diameter water main from Lawrence Road to his east property line. Credits towards the water capital facilities charges may be earned if the line is larger than that required for the on-site needs. The developer will also have to construct an on-site sewage lift station and piping to City standards. We do not anticipate any credits being given for the sewer system. We trust this information is sufficient for your needs. have any additional questions, please refer them to Peter of this office. I f you Mazzella Attachment JAG/PVM/rd bc: Peter Mazzella (w/attachment) xc: Chris Cutro Mike Kazunas File (w/attachment) , "!"i~ Board of County Commissioners Mary Mc'Carty, Chair Ken L. Foster, Vice Chairman Karen T. Marcus Carol A, Roberts Warren H. Newell Burt Aaronson Maude Ford Lee County Administrator Robert Weisman ~lIt q~ \ f 0'1.,,- -...._- .,.. Department of Planning, Zoning &: Building February 9, 1993 Mr. Terry Hess, A.I.C.P. Planning Coordinator Treasure Coast Regional Planning Council 3228 S.W. Martin Downs Blvd. P.O. Box 1529 Palm City, Florida 34990 Subject: Adopted Amendments to the City of Boynton Beach Comprehensive Plan: DCA Reference '93S-1 Dear Mr. Hess: Palm Beach County has reviewed the above referenced subject in the context of the relationships and impacts of the plan amendments on the County's Comprehensive Plan. Our comments are as follows: The City of Boynton Beach proposes to change the future land use map (FLUM) designation of an 8.22 acre property located at the southeast corner of the intersection of Hypoluxo Road and Lawrence Road to Local Retail Commercial. The subject property was designated Medium Residential 5 (MR-5) at the time the County's Comprehensive Plan was adopted. In 1991, the Palm Beach County Board of County Commissioners adopted an amendment to the county's FLUM changing the designation of the property to Commercial Low-Intensity with an underlying Medium Residential 5 designation (CL/5). A copy of the County's Staff Report for the FLUM amendment is attached. On December 15, 1992, the property was annexed into the city of Boynton Beach. The City now proposes to amend their FLUM so that it reflects the designation that is equivalent to the County's CL/5 designation. The County has previously reviewed and raised no objections to the annexation request (see attached December 23, 1992 letter) and the Planning Division finds that the adopted small-scale FLUM amendment is consistent with the intent of Objective 1 (Annexation) of the Intergovernmental Coordination Element and its implementation policies. 1 RECEivED FEB 1 6 1993 "An Equal Opportunity - Affirmative Action Employerll @ IJIIllrNJ on lecycled paper 800 13th Street West Palm Beach, Florida 33406 (407) 233,5300 Please call Earl R. Hahn of my staff at (407) 233-5327, SUNCOM 274- 5327 if you have any questions. Cordially, ~~WM,~, / Denni~ R. ~Ol~~~.I'S'~r PlannJ.ng DJ.rector' ( I -- p.c. Chris Cutro, Planning Director, Boynton Beach vi Orran L. Hudson, A.I.C.P., Principal Planner Earl R. Hahn, senior Planner File = E:\WPDATA\SHARE\INTERGOV\BOYNT_S.931 2 ;';:'::' 87 COlli 1 BCC TRANSMITTAL COPY 1991 SITE SPECIFIC AMENDMENT REQUEST TO THE 1989 PALM BEACH COUNTY COMPREHENSIVE PLAN STAPF REPOR'r APPLICATION NUMBER: 900905/87COM1 OWNER: Marc & Laura Brandon AGENT: staff Initiated =================================--============================== REQUEST: From MR-5 to CL/5 GENERAL LOCATION: Southeast corner of Hvoo1uxo Rd. & Lawrence . Road ----------------------- ---------------------- ----- BOOST,W! o'VH~~lnl ;;:,;;;,;:;,;;:::::;::-,:;,I~<<IJt'~M4.r:e};::;: Aooroval of the aoo1icant's reauest. The motion was carried 6-0. PREVIOUS BCC ACTION: None LUAB RECOMMENDATION AND VOTE: APPROVAL of aoo1icant's reauest. The motion was carried unanimouslv. STAFF RECOMMENDATION: APPROVAL of the aoolicant's reauest. =================================---========-~=======-~ -= I. SUMMARY OF FINDINGS AND RECOMMENDATION: The Board of county commissioners recommend APPROVAL of the request for the following reasons: 1. The existina land use was assianed at the reauest of the city of Boynton Beach. and the current amendment has also been initiated at the City's reauest. The nronerty is within the citv's future annexation area. and Obiective 1 ..- 87 Com 1 BCC TRANSMITTAL COPY 4 of the Interaovernmental Element of the Plan reauires coordination whenever possible. Obiective 4 states. in part: "Palm Beach County shall utilize mechanisms to coordinate Dlannina efforts with the Dlans of school boards. other units of local aovernaents...in coordinatina with other aovernmental entities the County shall address comDatibilitv of land uses..." 2. The reauested amendment is compatible with surroundina land uses. which include Santaluceus Hiah School to the north and an existina citrus arove to the east. The reauest is also recommended as the preferred desianation for the propertv aiven its confiauration (290' depth and 1220' frontaae a10na Hvpoluxo Road). which would make a residential development of the prooertv verY difficult. 3. The propertv is located at the intersection of a collector road and a maior arterial: aiven that the intersectional property is located on a maior arterial. the Dronerty is not anDrODriate for residential development. A commercial use is 8cDroQriate at this site. 4. The site was also evaluated for consistency with the "Criteria for Determinina commercial sub-cateaories". and found to be consistent with criterion 4. which states. in part: "If a DroDen, is conticruous on two or more sides 2 " ~~~,' 87 Com 1 BCC TRANSMITTAL COPY to . residenti.l desian.tion less th.n five dvellina units Der .cre. or develoDment built .t densities less th.n five dvellina units Der .cre: then. CL sub-c.te<:lorv sh.ll be .ssianed." The DrODertv is contiauous on two sides to DrODerties built at densities of less than five dwellina units Der acre: therefore. this Criterion apD1ies. In addition. a CL desianation would be reauired bv policv i-h. which states in Dart: "The residenti.l. commerci.l .nd industri.l c.teaories .nd .ssooi.ted densi ties .nd intensities. . . sh.l.l. ensure th.t densi tv .nd intensitv .ssiQ'JllDents do not exceed the n.tur.l or m.na.de constr.ints of .n .re...... The citv of Bovnton Beach and the Palm Beach County Public Health Unit have reDorted that the city has a limited caDacitv within its Dotable water system (see be10wl. The City could not serve a commercial develoDment of an intensity areater than CL at this location. II. DESCRIPTION OF SUBJECT PROPERTY: Size (Acres): specific Location: Existing Zoning: Existing Land Use: 8.26 ac. 00-43-45-07-00-000-3020 Aaricultural Residential Medium Residential 5 (du/ac.\ x Yes Yes x Urban Service Area: Limited Urban Service Area: No No 3 a~i:i 87 COlli 1 BCC TRANSMITTAL COPY ================================================================= III. SURROUNDING LAND USES AND COMPATIBILITY: Refer to exhibits. North: Zonina: PO Land Use Desianation: rNST Existina land use: Santaluceu& Hiah School East: Zonina: AG Land Use Desianation: PUD Existina land use: "Knollwood Groves" PUD - within the citv of Bovnton Beach-Land is currently ill citrus oroduction. South: Zonina: AR Land Use Desianation: KR5 Existina land use: VerY low densitv residential West: Zonina: AR Land Use Desianation: MR5 Existina land use: Low densitv residential and landscabe nurseries Compatibility: The site is located at the intersection of a collector and a ma;or arterial and has residential densities of 5 du/ac on two sides. The confiauration of the site (300' frontaae on Lawrence Road and 1220' frontaae on HV"Ooluxo Roadl would make a residential deve100ment on the site verY difficult. The desirability of the location as a residential area will be further reduced bY the frontaae on the ma;or arterial. --=--============- -- - 4 ".,',' 87 Com 1 Bee TRANSMITTAL COpy IV. REVIEW AGENCIES' RESPONSES. (a) Traffic Considerations: DeveloDed at MR-5. the ArYr would" be eXDected to be 410 trios/dav if the maximum number of lots was oossible: at CL. the triD aeneration rate would oroduce 5.380 triDs/dav at a .35 FAR. Traffic Enaineerina advises. in an uDdated reDOrt received Dursuant to the LUAB review of the amendment reauest. that the DroDosal is consistent with Policy 1-1 of the Land Use Element. which states. in Dart: "...~h. COUD~V sha11 Bot aoorove any chanae to the Land Use Plan MaD w\!-ich would result in an increase in densitv or intensity adiacent to a roadway ...that is not Droiected to be oDeratina at ~he adooted level ot service bY 2010..... (b) Water/Sewer Availability: (1) Proposed Method of Service: septic Tank Well Sewer Line x Water Line x (2) Sewer/Water Utility Provider:Citv of Bovnton Beach (3) Proximity to Sewer/Water Lines: Water caDacitv is not available from the city to serve this Droiect. (4) Staff comments: Both the city and PHU have advised us that water caDacitv is not available. Aoolicant has listed Knollwood Groves POD as an alternative SUDDlier of sewer service: however. PHU 5 ...., .,~ 87 eo. 1 Bee TRANSMITTAL COPY advises that Knollwood Groves is not a service Drovider. (c) Environmental/Wellfield Considerations: (1) Sensitive environmental features: None (2) Within No Yes Well field Zone: X Zone: 1 2 3 (3) Staff comments: ERM does not opDose the amendment (d) Drainage/Flood Zone: (1) Drainage or improvement district: Lake Worth Drainaae District (2) Flood Zone: B (3) staff comments: Positive outfall is available: Enaineerina-Land DeveloDment Division SUDDOrtS the amendment (e) Fire-Rescue/Emergency Medical Service: (1) Nearest existing facility: '43 (2) Staff comments: none (f) Housing: none (g) Libraries: Recommends the amendment (h) Parks' Recreation: No imDAct on LOS for Darks 6 ~, '<0 87 Co. 1 BCC TRANSMITTAL COpy (i) Solid Waste: This aqencv stated that they cannot determine impact from the information provided (j) Sheriff's Department: Foresees no problem with the reauested amendment. (k) School Board: Neither supports nor oPPoses. (f) Municipalities: city of Boynton Beach: Supports the amendment PKjOLHj87COMl 7 --"~-_."".__.~-- ~~.__.._------- 'r:', PARk. ;\f~5 Mte.! /NST HY~UJ(O /leAP /l . 'Il8 :.:. .....:.: ....: .....'.. ..... :. .0: '. ~ ' . '0'.' ,.., .......: ...' ..... : 0" . Hft!.5 .... .'.. ...... .... .' . ,..... C/TY C..r &:7YNT<J--V 8.&"f<=# MRs " , '. ,. . '. o. . .. . o. '. .0: ' ...... . . - . . . APPL'CATION#: B7c.ol1 I VICINITY MAP NATURE OF REQUEST FROM:I1'.eS TO: ,A"k. ;r -" ----~~-~-~.~--~~--~--._--_..- -- 'f.:l', ',,1:'. Buard 'of County Conllnissioners Mary McCarty, Chair Ken L. Foster, Vice Chairman Karen T. Marcus Carol A, Roberts Warren H, Newell Burt Aaronson Maude Ford Lee County Administrator Robert Weisman Department of Planning. Zoning & Buildin December 23, 1992 Mr. Chris Cutro Planning Director City of Boynton Beach 100 East Boynton Beach Boulevard P. O. Box 310 Boynton Beach, FL 33425 Re: The Proposed Annexation of the Lawrence and Hypoluxo Commercial Center Dear Mr. Cutro: The Planning, Zoning and Building Department has coordinated the review of the proposed annexation of the Lawrence and Hypoluxo Commercial Center (approximately 8.22 acres) located south of Hypoluxo Road just east of Lawrence Road. county staff comments are as follows: l. Planninq Division: John Pancoast, Senior Planner The area to be annexed is substantially contiguous to the City's boundaries and is located within the city's future annexation area. Furthermore, this annexation will further reduce an existing pocket. This annexation is consistent with Chapter 171, F.S. and Palm Beach County's Interim Annexation Policy. The subject property was the subject of a recent land use amendment and rezoning to community commercial. One of the conditions of the rezoning is that the property seek annexation. 2. Zoninq Division: Beth Blackmur, Planner No Comment. "An Equal Opportunity - Affirmative Action Employer" @ pfintfld on ffK:yCltld P"ptlf BOO 131" Street West Palm Beach, Florida 33406 (407) 233-5300 . Boynton Beach Annexation l2/23/92 Chris Cutro Page 2 3. Traffic Enqineerinq Division: Allan Ennis, Traffic Engineer Palm ~each County Traffic Engineering Division requests that t~e C1ty of Boynton Beach ensure that the applicant complies ~1th the condition to dedicate right-of-way for an expanded 1ntersection at Hypoluxo Road and Lawrence Road. 4. Environmental Resources Manaqement: Bob Kraus, Environmental Analyst No comment. 5. Fire-Rescue: Kathy owens, Special Projects Coordinator Palm Beach County Fire-Rescue does not object to this proposed annexation. It is in keeping with efforts to clean up county pockets and residents will receive comparable response times from Boynton Beach. 6. Sheriff's Det>artment: Diane Newcomer, Criminal Justice Planner Palm Beach County Sheriff's Office has reviewed this proposal and feels there will not be an adverse impact to law enforcement services is the unincorporated parcel, contiguous to the south of the proposal, were to remain vacant or be absorbed by the City of Boynton Beach. However, should this parcel be developed yet remain unincorporated, we can anticipate problems in the course of service delivery as this would be a mixed services area. 7. Water utilities Department: Carl C. Lingard, P.E. Chief Engineer No comment. 8. financial Manaqement and Budqet Department: Richard Roberts, Assistant Director The proposeli annexation results in the loss of ad valorem taxes of $2,747.22 as the above municipality does not participate in the fire-rescue MSTU and the Library Taxing District. In addition, certain revenue, i.e. utility service tax, franchise fees, sales tax and state shared revenues may be marginally reduced but cannot be estimated from the available information. ~ a_.,," ".,...u --' ---------~ -~ C;:O;, lr'..":,,1 <.J,') Boynton Beach Annexation 12/23/92 Chris Cutro Page 3 Thank you for the opportunity .to review and respond to these actions. Please be advised that the comments represent staff analysis and not the position of the Board of County Commissioners. Please include these comments with your backup materials for all meetings and hearings where this annexation is discussed. S(I;!\"elY, De~M\,~z, AiCP-~- Planning Di~ctor ICP~ Attachment: Location Map pc: Board of County Commissioners Bevin Beaudet, County Administration Bob Banks, County Attorney's Office Beth Blackmur, Zoning Division Kris Kern, Planning, Zoning and Building Bob Kraus, ERM Kathy Owens, Fire-Rescue Diana Newcomer, Sheriff's Department Allan Ennis, Traffic Engineering Division Linda Hammond, Water utilities Richard Roberts, OFMB Tim Granowitz, Parks and Recreation Department Iva Barnett, County Administration @prhlftdOllrtfI:YC/MI~ 'LUGAIIUI\I i\liAP LAWR....NCE AND H #pOLUXO COMMERCIAL CENTER "1 ('....'."..... -.-- ff<'fff<" _J L...-. '1' "~''J ~r -C~~~A " '/1 ',11-L "-- ~'l , ..j: I ,I.. -'- ,---- -- I ! I ':1 .'1 .J L_... . - ~~ : '.:":-:: ::~~- ~ : ........ SITE: PUC R1A IT " PUQ LUI: 4. 'KNOLLWOCC GRO '" .. 1, 1 " . ~ .. '-, , }"-B I. n /) rTi. mmm ,.. ,.-.-. .. :,:~"J ''''J _-.J " ) ..., ',,-. ,,---"-,~.~ .....'J'.,' , it,.;" I .._-~................. I. .;to . , j' U 1 r'-" t ~~~ ,Jj_LL .<...--........L..&.... . '-]'["""-T'"1n T I II ::U;--..ll.i l..l "BOYNTON NURSERIES" PUC LU1:4.0 ,~ ~. , ". '.' '.- ----- . , /~~:-.;~. R1AA , --,-,-' -- -'-'---" ~~A.T...fl.A.l-_._....~ 't-~ I-)t!.~.:~ vtl.rt!t~!';~1~-:'l' ", ~[.~~'~'l,.!'m- ~,,., 'f6 " , ~'" Y_~L_ " " . r:'l"":I'~...,._._,.._- - ---_.----------~- TREASURE COAST REGIONAL PLANNING COUNCIL MEMORANDUM To: Council Members AGENDA ITEM 5Bl From: staff Date: February 19, 1993 Council Meetinq Subject: Local Government Comprehensive Plan Review - Adopted Amendments to the City of Boynton Beach comprehensive Plan; DCA Reference #93S1 Introduction- Pursuant to the Treasure Coast Reqiona1 Planning Council's contract with the State Department of Community Affairs (DCA), the Council must review Comprehens~ve PI~~ Amendments after their adoption. The City of Boynton Beach has submitted adopted amendments to the DCA, which in turn is seeking Council's comments. council's review of the information provided by the DCA is to focus on the consistency of the adopted amendments with the Regional Comprehensive Policy Plan (RCPP) developed pursuant to section 186.507, Florida Statutes. A written report containing a determination of consistency with the Regional Plan is to be provided to the DCA within 30 calendar days of receipt of the plan, elements or amendments. Backaround The City of Boynton Beach has adopted one Future Land Use amendment and related text amendments under the 1992 revisions. to Chapter 163, F. S. , which provide the authorization for an expedited review and adoption process for small scale amendments. This will be Council's only opportunity to review and make recommendations on these amendments, which were adopted by the City on January 5, 1993. Evaluation Local Planning perspective The subject parcel proposed for a Future Land Use Map amendment is 8.2 acres in size and is located at the southeast corner of Hypo1uxo and Lawrence Roads. The site U~ ~J,.. .: .. is presently vacant. Part of the site has been used as a plant nursery in the past. The landowner has requested annexation into the city. The property is contiguous to the City, and within the city's Reserve Annexation Area. The present land use designation by the County is CL{5 (Low Density Commercial with an underlying residential density of five dwelling units per acre). The proposed City land use designation is Local Retail Commercial, which is considered comparable to the County designation. The County has previously approved a si te plan called the Lawrence and Hypoluxo Commercial Center for part of this site (on August 31, 1992), with two restaurants and a bank. A condition of the site plan approval was that the city annex the property. The City has agreed to annex the property and considers the proposed use to be appropriate and compatible. Existing land uses on adjacent parcels include a high school across Hypoluxo Road to the north, citrus groves to the east, large lot residential and a commercial nursery to the south, and vacant lands across Lawrence Road to the west. Future land use designations include low.or medium~density residential to the east, west, south, ana Institutional to the north. : The City has quoted a number of City Comprehensive Plan objectives and pOlicies with which the proposed amendment is consistent, including those dealing with the compatibility between different land uses, the location of and need for commercial uses, the desirability of a full range of land uses, the expansion of commercial uses into new areas based on geographic needs, suitability, and location at major intersections. Sewer and water lines are available in the area. The developer will have the responsibility to make appropriate connections. Service capacity has been reserved for development of this property. The City has also made text amendments in relation to this amendment. The only significant change is a revision to the recommendations for planning area 6(c.) to make this parcel an exception to the strategy of assigning a low density residential designation to annexed parcels in the northwest portion of the City. ConSistency/Compatibility with Adjoining Local Governments The County approved a site plan on this property. with the condition that the property be annexed into the City. Both the County and the City have agreed that commercial land use is appropriate for this parcel. Plans of Adjacent or 2 Regional Planning Perspective The proposed amendments should not have any significant impacts on regional resources and facilities. The City will face a number of problems in conjunction with development of this property. One of the most serious will be providing for enhanced and safe pedestrian facilities for students who will be crossing Hypo1uxo Road from Santa1uces High School to the commercial/retail establishments to be located on the amendment parcel. Multiple entrance-exit locations for vehicles may complicate the pedestrian safety situation. The Lawrence Road access will be potentially troublesome, as northbound traffic backed up on Lawrence Road may block turning movements. The total lack of a street grid in the area will further complicate access. The City, County, and school Board should come to a cooperative agreement on how to best handle the pedestrian traffic which may be crossing Hypoluxo Road. Also, according to a letter from the Palm Beach County MPO (see attached), the amendment should be conditioned on another review of traffic volumes prior to approval of subsequent phases of the development of .this property. -- .~ ,T Conclusion The adopted amendments appear to be CONSISTENT with the goals and pOlicies contained in the RCPP. Recommendation Council should adopt the comments and recommendations outlined above and approve their transmittal to the State Department of Community Affairs in fulfillment of the requirements of the 1992-93 contract with the Department of Community Affairs. Attachments 3 "-..- ~, " '----' ... I.,n; \.:.>n~~k~ U'"rth . ): : ,\ : '\ I , \ \ I I \ i, Inl.'f " - '" lV .. !-< ~ f In .. Cl\ .- ~ ~ 'wEST t .~' ,., :j..d'\'~~;'~ .\1........ a , ~ I' ' I.; '. 1 ,; Il. 11 ! PAL.M BEACH ;':'""1 ~ ;,. ! ~ r: ! > lr..lIJ 11' lV' ' 'l:l -,.C, I ,~,gi ,l,l.,: ..-/ 40 . "- (...-_. j '-?l1('--"".OlIl.l. . Okeechobee Blvd. to ' , ,.. ': \ '-, ::'l ,- , i:;", -1 = ., " r- .. ~ )> l " ( IZ.", < ""-1' " - \) ...~......c.. l..tt..l\ ~.- ,-- ,to E' .o~ 1,)00 ,,- .~ , .!......._---l..~..:....-. ~L' .,' 1--- .' 'u 5 .. :';". l)f~,'-ITlO"IIU I '-r-"- _u.. : r.."'"'i:"..;o;;;.... I e--:- _..~. _..~~. l~ ..L_}~.~J - -' - - ' J' 'l...-i ,_...........J......,.;. " MA.NA.LA.PA.N ." '" .._..J.. -HYPOlUXO ~ ....'n "-' \'j .~.. Boynton 1-1 XlL-l It. ts"lr'Ih.1' l."',; _2Ii=~..'=24.: I Beach Blvd. 1!04 () I I ". ~..--,.?0... \!j MAP 1 GENERAL LOCATION 4 i I ii" ~I > c' TE~ ASH : oi ~ ~ . ~ c ~ S-L~I(_ --.n., ~ -, J ~ o ~ ~ AN D!L..; IN -5 '~1 r:f~1! '-=<~~>; BOyNtON ,: U'B,!;.<~ ," ","",""',, ......".c. .. " j. J "'- :5~ > ~ .-- I 1 I I '-- .lQ!:!!L, :;; ~:.. l: :H~LfT , f' o F . /~~I! E MIL"AII' l/fAlL MAP 2 LOCAL AREA 5 I ~ @ <@> eJ 21.01 I.e. = III ] <@ cw R E @]> CW @ Hypoluxo Rd. - n 02- 2- 2. ARlI - L~2-1j) I <e:- -I-}) \ ~-I:}) 1--- I ~2-1-~ I ~-I-.9 E!> so ~.g-2) : PO @ N.HAC. SANTA LUCES CoMMUNITY HIGH SCHOOL : : 1 - PALM BEACH Amendment Site ~ RIA @D AR @ BOYNTON BEACH ~ ."..... MAP 3 AREA ZONING 6 METROPOLITAN PLANNING ORGANIZATION OF PALM BEACH COUNTY '00 ^"",,',," ^""~ '"''' '" w.""" &,," "". 'I ~ "'.""? ~~ January 28, 1993 fEB 0 1 i993 _W ~ Mr. Terry L. Hess, Planning Coordinator Treasure Coast Regional Planning council Post Office Box 1529 Palm city, Florida 34990-1529 Subject: city of Boynton Beach Comprehensive Plan - Adopted AIIIen&Dent; DCA Reference '93S1 (presUllled) TREAsURE C'~" . PLANNING 'c:> ,. "" . j', ,',c.. Dear Mr. Hess: " I -" This letter is in response to your request for comments to the above proposal. The proposed action, annexation and change of land use designation for a 8.2 acre parcel, does not present a problem since the proposed land use classification is equivalent to the existing classification. The first phase of the proposed two phase development of the parcel has already undergone concurrency review including traffic impacts. However, approval of this amendment must specify that the second phase of development remains subject to review as it relates to impacts on traffic volumes. Thank you for the opportunity to comment. Don't hesitate to call if I can be of further assistance. Sincerely, ,." ~ e~~~-:' ) Director RMW:fdea 7 I"'.U OO/l, L"',,;::> ~Vt:::'l rCl"" ..."'.....1 '. . Iv. IUO :33481 1...r3 r'LHNNING P;::...B TEL:4U,-L33-5365 Feo lU,Si3 11 :5':: NO ,OlU F .l'_ Board of cOunty Commiulonen Mary McCarty, Chair Ken L. Foster, VIceOWrman K.aren T. Marcus Carol A. Roberts Warren H. Newell Burt Aaronson Maude Ford Lee County Admlnllltrator Robert Weisman Department ofPlannlng, ZOn1ns.. BuUcIIng I ..- ~~\ . "711 ~'-. . , = February 9, 1993 Mr. Terry Hess, A.I.C.P. Planning Coordinator Treasure Coast Regional Planning council 3228 S.W. Martin Downs Blvd. P.O. Box 1529 Palm City, Florida 34990 . 8u!ljectl A40pte4 Mlencllluta to tile City, of 801'Bton .e.oll Coaprellenaive .1ul DCA "ferenoe fUI-l' 1 ~: Dear Mr. Heas: Palm Beach County halil reviewed the above reterenced su!lject in the context of the relationships and impacts of the plan aaandllent. on the County's Comprehensive Plan. Our comments are as follows: The city of Boynton Beach proposes to change the future land use map (FLUM) designation of an 8.22 acre property located at the southeast corner of the intersection of Hypoluxo Road and Lawrence Road to Local Retail Commercial. The subject property was designated Medium Residential 5 (MR-5) at the time the County's Comprehensive Plan was adopted. In 1991, the Palm Beach County Board of county commissioners adopted an amendment to the county's FLUM changing the designation ot the property to Commercial Low-Intensity with an underlying Medium ResidentialS designation (CL(S). A copy of the county's Staft Report: for the FLUM amendment is attached. On December 15, 1992, the property was annexed into the City of Boynton Beach. The city now propo.e. to amend their FLUM so that it reflects the designation that is equivalent to the County's CL/S designation. The County has previously reviewed and raised no Objections to the annexation request (see attached December 23, 1992 letter) and the Planning Division finds that the adopted small-scale PLUM amendment is consistent with the intent of Objective 1 (Annexation) of the Intergovernmental Coordination Element and its implementation policies. '~:'"';...:-.."}~,,:.. .'. '",;'.:\' ". 8 . An Equal Opportunity. 'Affirmative Adlon Employer" . .... " .....".- ,."...,...... ...."... ~LHNNING ~~...B TEL:4Ur-233-5365 Fee 10,93 11 : 5;; No. (I ll' F. (I ;; - Please call Earl R. Hahn of my staff at (407) 233-5327, SONCOM 274- 5327 if you have any questions. Cordially, oennia R. Polta, .I~ Planninq Director ..~ ~ p.c. Chria CUtro, Planninq Director, Boynton Beach Orran L. Hudson, A.I.C.P., Prinoipal Planner Earl R. Hahn, Senior Planner File - E:\WPDATA\SHARE\INTlRGOV\BOYNT_S.931 : ,'I ~ 9