LEGAL APPROVAL
CITY of
BOYNTON BEACH
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(j. ;. 120 E. Boynton
i ",,, 'P. O. Box 310
!"~," Boynton Beach,
Beach Blvd,
OFFICE OF THE PLANNING DIRECTOR
January 5, 1989
Mr. Charles Putman
Charles Putman & Associates
4722 N.W. 2nd Avenue-Suite 106
Boca Raton, FL 33431
Re: Alhambra Square North
Alhambra Square South
Our file nos: 169 and l70
Dear Mr. Putman:
Please be advised that on Tuesday, January 4, 1989, the City
Commission denied the requests for amendments to the Future Land
Use Element of the Comprehensive Plan and Rezonings, pursuant to
the recommendations of the Planning Department.
If you have any questions concerning this matter, please do not
hesitate to contact me.
Very truly yours,
CITY OF BOYNTON BEACH
Cv _.s~
CARMEN S. ANNUNZIATO, AICP
PLANNING DIRECTOR
CSA:ro
CC City Manager, Technical Review Board, Central File
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M E M 0 RAN DUM
TO: Mr. Carmen Annunziato
Planning Director
DATE: November l4, 19BB
FROM: Betty S. Boroni
City Clerk
RE: Planning & Zoning Board
Attached please find copies of the folLowing notices,
scheduled to be advertised for the December l5, 19B9
Planning & Zoning Board meeting:
NOTICE OF LAND USE CHANGE
NOTICE OF ZONING CHANGE
(3)
Kilday & Associates, Applicant
Milnor Corporation, Applicant
Bill Ray Winchester, Applicant
The Post has been requested to omit the second paragraph
for the last publication on December 2B.
These notices are scheduled to be mailed tomorrow and we
trust you find everything in order.
;tf;1~
Betty S. Boroni
BSB/smk
Attachments
cc: City Manager
RECEIVED
NOV 15 1988
PLANNING DEPT.
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,NOTICE OF LAND USE CHANGE
NOTICE OF OF ZONING CHANGE
The City of Boynton Beach proposes to change the use of land and
rezone the land within the area shown in the map in this advertisement.
A public hearing on these proposals will be held before the Planning
and Zoning Board on December 15, 1988, at 7:30 p.m. at Prime Bank Plaza,
211 South Federal Highway, Boynton Beach, Florida.
A public hearing on these proposals will also be held before the
City commission on January 4, 1989, at 6:00 p.m., or as soon thereafter
as the agenda permits, at Prime Bank Plaza, 211 South Federal Highway,
Boynton Beach, Florida.
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APPLICATION NO. 1
APPLICANT: Milnor Corporation
AGENT: Charles Putnam & Associates, Inc.
OWNER: Milnor Corporation
PROJECT NAME: Alhambra Square North
PROPOSED USE: Professional/Medical Office Complex
LOCATION: South congress Avenue at Golf Road, Northeast
corner
REQUEST:
AMEND THE FUTURE LAND From-Moderate Density Residential
USE PLAN CONTAINED IN
THE COMPREHENSIVE PLAN To-Office Commercial
REZONE: From - R1AA (PUD) (Single-Family Residential)
To - Cl (Office/Professional)
APPLICATION NO. 2
APPLICANT: Norman J. Michael
AGENT: Charles Putnam & Associates, Inc.
OWNER: Norman & Elishka Michael
PROJECT NAME: Alhambra Square South
PROPOSED USE: Professional/Medical Office Complex
LOCATION: South Congress Avenue at Golf Road,
southeast corner
REQUEST:
AMEND THE FUTURE
LAND USE PLAN
CONTAINED IN THE
COMPREHENSIVE PLAN
From-Low Density Residential
To-Office Commercial
REZONE: From - R1AA (Single-Family Residential)
To - Cl (Office/Professional)
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APPLICATION NO. 3
APPLICANT: Norman J. Michael
AGENT: Charles Putnam & Associates, Inc.
OWNER: Norman & Elishka Michael
PROJECT NAME: Alhambra Square ACLF
PROPOSED USE: Adult Congregate Living Facility (ACLF)
LOCATION: Golf Road at S.W. 13th Street, southwest corner
REQUEST:
AMEND THE FUTURE
LAND USE PLAN
CONTAINED IN THE
COMPREHENSIVE PLAN
From-Low Density Residential
To-High Density Residential
REZONE: From - R1AA (Single-Family Residential)
To - R3 (Multi-Family Residential)
A copy of the proposed comprehensive plan amendments and rezoning
requests are available for review by the pUblic in the City's Planning
Department.
All interested parties are notified to appear at said hearings in
person or by attorney and be heard. Any person who decides to appeal an
decision of the Planning & Zoning Board or City Commission with respect
to any matter considered at these meetings will need a record of the
proceedings and for such purpose, may need to ensure that a verbatim
record of the proceedings is made, which record includes the testimony
and evidence upon which the appeal is to be based.
BETTY S. BORONI, CITY CLERK
CITY OF BOYNTON BEACH, FLORIDA
CRANBROOK LAKE ESTATES HOMEOWNER'S ASSOCIATION. INC,
2306 S.W. 23RD CRANBROOK DRIVE. BOYNTON BEACH, FL 33436
THIS RESOLUTION ADOPTED DECEMBER 13. 1988.
WHEREAS THE CRANBROOK LAKE ESTATES HOMEOWNER'S ASSOCIATION.
MORE COMMONLY KNOWN AS THE ESTATES OF SILVERLAKE, WISH TO GO
ON RECORD OPPOSING ALL THREE ZONING CHANGE REQUESTS BEING
PRCPOSED BY THE MILNOR CORPORATION.
WHEREAS THE, RESIDENTS OF SILVERLAKE DO NOT ACCEPT THE
ARGUMENT THAT IT WOULD NOT BE FEASIBLE FOR THEM TO BUILD NICE
SINGLE FAMILY HOMES ON THESE PARCELS. THE ESTATES OF
SILVERLAKE IS LOCATED AT THE SOUTHWEST CORNER OF THIS
INTERSECTION AND CONSISTS OF APPROXIMATELY 25 TO 30 MILLION
DOLLARS WORTH OF NICE SINGLE FAMILY HOMES.
WHEREAS THE RESIDENTS OF SILVERLAKE PURCHASED THEIR HOMES
KNOWING FULL WELL THAT ALL THE SURROUNDING VACANT PARCELS OF
LAND WERE ZONED SINGLE FAMILY RESIDENTIAL. THE RESIDENTS
WERE ALSO VERY MUCH' AWARE THAT THE COMPREHENSIVE LAND USE
PLAN CALLED FOR THESE PARCELS TO REMAIN ZONED SINGLE FAMILY
RESIDENTIAL.
WHEREAS THE RESIDENTS OF SILVERLAKE. THE PLANNING AND
ZONING BOARD AND THE CITY COMMISSION WERE ALL AWARE THAT
CONGRESS AVENUE WOULD SOME DAY BE WIDENED. EVERYONE WAS
AWARE OF THIS AT THE TIME THE COMPREHENSIVE LAND USE PLAN WAS
ADOPTED. TO DATE. NOT A SINGLE THING HAS CHANGED THE
RESIDENTIAL CHARACTER OF ANY OF THESE PARCELS. THE ONLY
THING THAT HAS HAPPENED IS THAT CONGRESS HAS FINALLY BEEN
WIDENED AS PLANNED.
WHEREAS THE ESTATES OF SILVERLAKE MAY NOT OBJECT TO AN
A. C. L. F ., IF IT WERE TO BE LOCATED ON ONE OF THE CORNER
PARCELS. WE DO OPPOSE AN A. C. L. F. AT THE PROPOSED LOCATION.
WE FEEL THAT IF IT WERE BUILT AT THE PROPOSED LOCATION IT
WOULD ISOLATE THE 4.75 ACRE CORNER PARCEL. THUS MAKING IT
LESS DESIRABLE TO CONSTRUCT NICE SINGLE FAMILY HOMES.
THEREFORE LET IT BE RESOLVED THAT THE CRANBROOK LAKE
ESTATES HOMEOWNER'S ASSOCIATION. INC.. COMMONLY KNOWN AS THE
ESTATES OF SILVERLAKE, RESPECTFULLY REQUESTS THAT ALL THREE
MILNOR CORPORATION REZONING PROPOSALS BE DENIED.
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PRESIDENT, CRANBROO ATES
HOMEOWNER'S ASSOCIATION. INC.
PLANNING ANALYSIS
(BA1) Alhambra Square North
(BA2) Alhambra Square South
(BA3) Alhambra Square ACLF
Prepared by:
LEIGH ROBINSON KERR
& ASSOCIATES, INC,
808 East Las Olas Boqlevard
Suite 104
Fort Lauderdale, Fl 33301
(305) 467-6308
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INTRODUCT ION
Leigh Robinson Kerr & Associates, Inc. has been retained by
Robert A. Eisen, Esq. to prepare a planning analysis of the
Alhambra Square Office/Residential Mixed Use Proposal situated at
the intersection of Congress Avenue and Southwest 23rd Avenue
within the City of Boynton Beach, Florida, In preparation of
this analysis, we have conducted site visits including a review
of the development activity in the western portion of the City
principally west of I-95, In addition, we have reviewed the
Comprehensive Plan for the City of Boynton Beach, the Evaluation
,and Appraisal reports for land use and traffic circulation, the
Zoning Code for the City of Boynton Beach, the planning staff
reports regarding the petition and the reports prepared by the
petitioner's consultants,
The purpose of this analysis
petitions are consistent with the
of Boynton Beach, the Zoning Code
standards.
is to determine whether the
Comprehensive Plan of the City
and generally accepted planning
SITE INFORMATION
The petitions represent three (3) parcels consisting of
approximately of 15 acres. One 4 acre parcel is situated at the
northeast corner of Congress Avenue/Southwest 23rd Avenue and the
two remaining parcels' are located at the southeast corner of
Congress Avenue/Southwest 23rd Avenue, The western 4,4 acre
portion of the southeastern parcel is proposed for office use and
the balance of approximately 5 acres are proposed for an Adult
Congregate Living Facility (ACLF). The properties contain
frontage on Congress Avenue which is a minor arterial and
Southwest 23rd Avenue which is a collector road as designated by
the Comprehensive Plan of the City of Boynton Beach.
Petitions 6A1 and 6A2 (see attached map) are situated at the
northeast and southeast corners of the intersection respectfully
and are being proposed for an office commercial land use
designation and a C-1 (office/professional) zoning
classification. The 5 acre tract to the east of petition 6A2 is
being proposed for multi-family residential land use and R-3
(multi-family residential) zoning, As depicted on the Conceptual
Master Plan prepared by Charles Putnam & Associates, the
petitioner proposes to develop a mix of office including medical
uses and an adult congregate living
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facility to serve the growing needs of western Boynton Beach. As
indicated in the Comprehensive Plan and the 1986 EAR updates, the
City of Boynton Beach is experiencing substantial growth in the
western sector of the City, The completion of the regional mall
plus the further expansion of the industrial park north of
Boynton Beach Boulevard has further enhanced the employment
opportunities for future and existing residents of the community.
Projects of that magnitude create the need for associated
developments to serve the existing and growing population, The
Alhambra Square proposal is designed to meet the needs of the
residents of the City of Boynton Beach.
PLANNING ANALYSIS
This planning analysis will relate separately to the office
petitions and the ACLF petition,
SA1 Alhambra Square North
6A2 Alhambra Square South
These two petitions for office use situated at the intersection
of Congress Avenue (minor arterial) and Southwest 23rd Avenue
(collector) are appropriately situated as they comply with the
policies of the Comprehensive Plan in the following manner:
A. Discourage the expansion of commercial strip
development - these are small isolated parcels either
surrounded by existing residential development or in
the case of 6A2 it"s eastern boundary is the western
boundary of petition 6A3 and will be incorporated into
the overall master plan. Accordingly, these properties
are not representative of strip commercial type
development,
B. Encourage the development of clustered neighborhood and
community commercial centers at arterial and collector
intersections - as previously noted, Congress Avenue is
an arterial and Southwest 23rd Avenue is a collector.
These properties are appropriately sited for non-
residential use.
C. Response to City staff comments - dated December 10,
1988:
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1, Issues/Discussion No. 1 staff indicates that
the property is of sufficient size and depth to
permit the development without causing, a
significant impact on the adjacent residents. Our
analysis concurs that the proposed conceptual site
plan does provide suitable buffers to interface
with the adjacent residential uses. Additionally
below 6A2 a Lake Worth Drainage Districtright-of-
way of 100' presently exists which provides
further buffering to the south.
2, Issues/Discussion No, 2 - both the traffic studies
of K.S. Rogers, Inc. and Walter H. Keller, Inc.
conclude that the proposed developments will not
have a significant impact on roads in the
vicinity. Additionally, siting of the accesses to
the transportation network as depicted on the
Conceptual Plan are consistent with sound planning
principals.
3, Issues/Discussion No. 3 addresses adequacy of
office supply, While the staff is of the opinion
there is an adequate office supply currently
available, it is our belief the expansion of the
employment opportunities in western Boynton Beach
will create increased demand for office space. The
petitioner has also 'researched the marketability
of the project and is confident the development
proposal will be meeting a need within the
communi ty.
4, Issues/Discussion No, 4 - staff indicates that
the property could be suitably developed into 18
single-family lots. However, the staff report
also indicates that substantial berming and
reversed frontage layout would be required to
buffer any potential single family development
from Congress Avenue and Golf Road, This
illustrates the existing conflicts occurring on
the site which render the properties unsuitable
for single-family development, It also
illustrates that these properties because of their
small size and location are essentially spot zoned
in their present zoning category and incompatible
with the policies of the Comprehensive Plan,
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5. Issues/Discussion No, 5 indicates that
commercial development of these properties at the
intersection would be consistent with the
Comprehensive Plan policies for the location of
commercial uses, Our 'analysis concurs with the
staff's position that these are suitable locations
for an office-type development,
6. Issues/Discussion Conclusion staff indicates
that office/professional use would not have a
significant impact on the roads in the vicinity
and would be consistent with the Comprehensive
Plans policies with respect to location. The
staff conclusion also states their belief that the
re-zoning would have a significant impact on the
character of the neighborhood and abutting
residential uses.
Our analysis fully concurs with the staff in that
the office uses are suitable uses, they have no
significant impact on the road ways within the
area and they are consistent with the
Comprehensive Plan policies with the City of
Boynton Beach, However, our analysis differs with
the City staff in that we do not believe the
amendments would change the character of the
neighborhood as there are appropriate buffers
being provided for the adjacent properties and
the traffic access plan is oriented away from the
residences.
To summarize the office petitions are consistent
with the policies of the Boynton Beach
Comprehensive Plan; they have no significant
impact on roads in the vicinity; they will meet an
anticipated need for office space within this
vicinity of the community; and they will not have
an impact on the character of the existing
neighborhood,
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6A3 Alhambra Square ACLF
This petition is for a 5 acre parcel east of Alhambra Square
South (6A2). This parcel consists of approximately 5 acres and
is planned for a 130 bed Adult Congregate Living Facility (ACLF),
Our analysis of this petition is based upon the documents
previously noted including the staff xeport, We conclude that it
is a reasonable use for the property and would provide a suitable
transition from the office proposal to the west to the existing
single-family residential to the east in the south.
Additionally, the Lake Worth Drainage District Canal right-of-way
of 100' provides for an extra buffer for the single family
neighbors to the south, The petition also proposes to close the
roadway bordering the eastern portion of the parcel and form a
cul-de-sac for the single-family home owners in that area,
Additionally, the ACLF buildings are sited within the middle of
the property with buffering and parking surrounding the property
and providing setbacks in excess of 100' from any adjacent
structures,
A, In addition, the following comments in response to the
staff report dated December 9, 1988 are provided:
1. Issue/Discussions No, 1 - staff indicates there
will probably not be any significant adverse
impacts to the surrounding single-family
neighborhood because of the siting of the ACLF,
We concur with this analysis in that there are
adequate separationS including the canal south
which provides suitable transitions and buffers to
the adjacent land uses,
2. Issues/Discussion No. 2 - staff indicates that the
petition will not have significant impact on the
roads within the City. We concur with this based
upon review of K,S. Rogers, Inc. and Walter H.
Keller, Inc, traffic assessments for the petition,
Additionally, the ACLF proposes a single entrance
to the site on the Golf Road (Southwest 23rd
Avenue) plus one inter-connecting access to the
office petition to the west. This access plan
will have limited impact to Golf Road with
suitable separation between other accesses
occurring on Golf Road, The access plan as
proposed will not have any adverse impact on the
character of Golf Road and it is suitably placed,
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3, Issues/Discussion No, 3 staff indicates a
variety of existing properties with the proper
zoning in place to permit an ACLF. It is the
petitioner"s belief based upon it"s market
research that this site is ideally suited for
provision of this type of facility for the
community,
4, Issues/Discussion No. 4 - staff indicates that the
property could be developed for 22 single-family
lots. However, staff indicates that extra
ordinary buffering and siting of the homes would
have to occur to protect single-family homes from
the conflicts of Golf Road. The ACLF is sited in
such a way that there will be no conflicts to the
existing property or the adjacent residents
because the facility is sited to the interior of
the parcel with substantial setbacks not only the
existing residential to the east and south, but
also from ,Golf Road to the north,
- 5. Issues/Discussion No, 5 - the siting of the ACLF
is to be consistent with the policies outlined in
the Evaluation and Appraisal Report - dated 1986
prepared by the City for its Comprehensive Plan,
The location of the site is also consistent with
the policies to provide an adequate range of
housing choices; provide a range of land use types
to accommodate a full range of activities and
services; and would also provide a suitable
transition to the existing single-family
neighborhoods to the east, south and north,
SUMMARY
In summary, the Alhambra Square petitions provide a development
concept for the intersection of Congress Avenue and Southwest
23rd Avenue (Golf Road) which will provide an office concept
fronting on Congress Boulevard at the intersection of Golf Road
consistent with the Comprehensive Plan policies for the City of
Boynton Beach and will serve a need for the growing western
Boynton Beach population, Additionally, the
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Adult Congregate Living Facility
transition in use to the adjacent
will meet a need to serve the growing
will provide
single family
Boynton Beach
a suitable
neighbors and
community.
These petitions will not detract "from the character of the
neighborhood and Golf Road which we feel is demonstrated by the
access plan identified on the Charles Putnam & Assoc, plans.
Those plans locate the office access on Congress Avenue and a
portion of Golf Road near the intersection with Congress Avenue
and the ACLF will only have a single access onto Golf Road
thereby limiting any impacts to that facility. In addition,
substantial setbacks & buffers are being provided ,
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