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LEGAL APPROVAL CITY of BOYNTON BEACH ~' (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 ,~. J '" ,~ ".J << ':": ..~ :~, :::' " N. '~ ',: 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. ,... y y, " y o Y-i ;;~ ".-."I'~ ~g.;', . ~r:) :, ,)': - ';"". -: l;; :}.....'. 'f,>..'.'. .::t,~: ~;. :;^;' ! 'I'" ;;" ~ :. ,.. , ::~:'-.., ::' ~::,/~:~ . 'W; .-1'-'~ ,y ,~ ;:: '~" - ,,~ "y;. ~ " .'~ ." :'6 ~..$ J '~ .t '* if ,/, <; Ii ~. '" f ~ '4 { ll, ,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. / l~', --~ / ---'" " 1, ~ l ,~ ./ "~~ A .I- -Ii 't2JY ; L .._uun,: -, ~: ~ ;::; '<\~ ..(- ': : [ ........ ; "",.... ^ ~ - : ' [ ~ v~~u sb':;- ~~>N ~,--' ! .. AIL LAKE i ',II!I:_I.I_~/ ~ '\,,;7;j(:J/ :'($'t: : [ t ,", , i A, J~ '~~ "'-::,cV' :-f--:' : ' , /~'hh__,f...;;,,^:;>-tx ?,vj;- t= i ; C ~ )~,./--: i" Ifl/l7l\ (\. In" '......' f--" , " ,i\; '^ J< / \'.1-:; C ~ . , f--~'l. )(;\, ~ : ~ [ V-'" .. ~~~. ,.,(}j ..)< ,';l ~ \'- :'--- o ~ V ..L ~ 1 0. AllLlC~ ION" ,n"' ' a: , ' ," ~ ....-------, 8 : ; A I ~ -j'?dl ~ .-;::l d:-l..--:::: ::l '--.1 r ,G IIIr'iU r ciL>\\ ~-EHHHHHEBr Irl r r'~/;1 U .. ", :~~/ rllr I. r r 1 Jot: ~ ~'''t&J -l !~'t:!f crni:'r,"0:3";'';i:~ ::;;': ,', ' ~, ~i i '\ ~" srLV;..~l-_AKE".ESTATES ",I- f-- ~ _ U =1i .. -I: ''\FI ,'-f-I: 1 "J: i ---\ 1.- ' :L ,;(]..~", :1- ~- <J), _ - <::?~ K, ,:/:::IU,- I: ': 1/;*' \ .-- . . '" " ,:1-- ~ w ?~ '" n ' "I., '\ 3;, J-, :: ' Q, .,.., r- -j:j "'\--Il ' :'- ~ ~~' / '::"r -I " \ \'\..?" :' tj i;" i r- ~I .:.., ,fl:t-- C' :,~ ~ g 1/, Tnl' I JCYY;:i'A' l :~lJ}:-' :h r, i..,} /!.~ - = : :' ,!:=1: :f=1- - , /--n Wl J,~[JijJJ ,l.J I-.J..' , -- ~ :1J :0 c..,' j :/;'{':1 - --I" -" -. .1 L.l . .L1 . .__L ,......:~ f . . I ,r I, I - : : I.: '" -, I ~ih, ,C~,~_ . ,.'.' n nT I' I I r II';.' / 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) ,- '-.-- ',....-;, '..!.....,. 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. ~ /---::7. "./ 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 REC'l71r-r TL'c-.~., " lJ. y <./? ~ JAN S loq" PLANNJ'" ' "', ..G DiiPI~ - '"'--- )-5-~1 c:~ &JlWt&.o& if' ': ~-\~~ ci.hts '7J/L~ ~~\...I ~~ 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 -1- 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: -2- 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, -3- 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, -4- 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, -5- 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 -6- 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 , -7-