REVIEW COMMENTS
NON EAR-BASED
SITE SPECIFIC AMENDMENTS
TO
CITY OF BOYNTON BEACH
FUTURE LAND USE PLAN
AND
ACCOMPANYING TEXT
AMENDMENT
<.
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. 99-302
TO: Chairman and Members
Planning and Development Board
FROM: Michael W. Rumpf
Planning and Zoning Director
DATE: December 30, 1999
SUBJECT: Villa del Sol (LUAR # 99-005, CPTA # 99-002)
Amendment to Comprehensive PlanText and Future Land Use Map and
Rezoning
PROJECT DESCRIPTION
Project/Applicant:
Villa del Sol/Grove Partners, L TD
Agent:
Bradley D. Miller, AICP
Owner:
Grove Partners, L TD
Location:
Northwest corner of the intersection of Federal Highway
(US 1) and Old Dixie Highway; the subject property is
located within the expanded CRA area (see Exhibit A).
File No:
Land Use Amendment/Rezoning (LUAR 99-005)
Text Amendment (CPTA 99-002)
Property Description:
Vacant property consisting of 16 acres classified Local
Retail Commercial (LRC) on the Future Land Use Map and
zoned C-3 (Community Commercial)
Proposed change/use:
To amend the Future Land Use Map from LRC to Special
High Density Residential (SH), and rezone from C-3 to R-
3, Multi-family Residential. The applicant, Grove Partners,
L TD, is proposing these changes in order to develop the
subject property as a residential rental project named Villa
del Sol. The proposed land use change qualifies as a large
scale amendment pursuant to Chapter 163 F.S. This
proposed amendment is being reviewed for transmittal to
the Florida Department of Community Affairs (DCA).
1
Proposed change/
text amendment:
After transmittal and DCA review, the proposed
amendment may be scheduled for adoption in Mayor June
of2000.
The Comprehensive Plan text amendment will apply to
Planning Area l.p., as described in Section VIII, Land Use
Problems and Opportunities of the Future Land Use
Element Support Document (pages 89 and 90). Section
VIII was adopted into the Plan by Policy 1.17.3 of the
Future Land Use Element.
The text currently reads as follows:
"1.p. Parcels at Northwest Corner of U.S. I and Old Dixie
Highway
Due to the limited demand for commercial floor space
along this segment of U.S. 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."
The proposed text reads:
"1.p. Parcels at Northwest Comer of U.S. 1 and Old Dixie
Highway
Due to the limited demand for commercial floor space
along this segment of U.S. 1, an initial recommendation of
the Comprehensive Plan adopted in 1989 was that these
parcels be taken out of the Local Retail Commercial land
use category, and placed in the Special High Density
Residential category. This recommendation was not
enacted because a site plan and construction drawings for a
shopping center on this site have been approved by the
City. The shopping center has not been developed and
the site plan and construction plan approvals have
expired. Therefore, these parcels should be taken out of
the Local Retail Commercial land use category and
placed in the Special High Density Residential category
to encourage development and revitalization of this area
of the City."
2
This text amendment and map amendment would allow for the conversion of the current
LRC classification of the subject property to the SH classification. The SH classification,
with the maximum density of 20 dwellings per acre, originated in the Coastal
Management Element of the Comprehensive Plan to encourage infill development south
of Woolbright Road; the application of this land use category is limited to the Coastal
Area.
In connection with this amendment, Table # 24 - Site Specific Future Land Use and
Design Considerations - within the Coastal Management Support Document is to be
amended to show the 16 acre increase of the SH classification (Map Area # 16). Table #
24 was adopted into the Plan by Policy 7.9.6, and in part, describes the size of the area to
which the SH classification and design recommendations apply (see reference. map and
Table #24 within Exhibit B). These specific design recommendations are intended to
mitigate any potential impacts generated by development at this higher density. The
design considerations include expanded setbacks, which increase with building height
(e.g. 3- story -75 feet, and 4- story - 100 feet). Logically, if the SH area is expanded to
include the subject property, the corresponding design recommendations should apply to
the new area, and Table #24 should be revised to accurately describe the property within
map Area # 16.
Adjacent Land Use and Zoning:
Subdivision/Us Existing Use FLU Zoning
e
Name
North: Homing Inn (NE) Residential Local Retail C-3 (NE)
Los Mangos (NW) (NE) R-3 (NW)
High Density
Residential
(NW)
South: Texaco/ Gas Station! Local Retail C-3 (SE)
Shopping Center Shopping Center (SE) R-l (S\V)
(SE) (SE) Medium Density
Scattered Single Single Family Residential (SW)
Family (SW) Residential (SW)
East: Colonial Club 2 & 3 Story High Density R-3
Condominiums Residential Residential
Condominiums
West FEC Railroad Railroad ROW N/A N/A
Farther Agricultural use mango farm Medium Density R-2
West: Residential
3
PROJECT ANALYSIS
The criteria used to review Comprehensive Plan amendments are listed in Land
Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item
C, Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of
a staff analysis when the proposed change includes an amendment to the Comprehensive
Plan Future Land Use Map.
a. Whether the proposed rezoning would be consistent with applicable
comprehensive plan policies including but not limited to, a prohibition against
any increase in dwelling unit density exceeding 50 in the hurricane evacuation
zone without written approval of tlte Palm Beaclt County Emergency Planning
Division and the City's risk manager. Tlte planning department shall also
recommend limitations or requirements, wlticJt would have to be imposed on
subsequent development of the property, in order to comply witlt policies
contained in tlte comprehensive plan.
With regard to the aforementioned written approvals of the Palm Beach County
Emergency Planning Division and the City's risk manager, there is an inconsistency
between the criteria specified in the Land Development Regulations and the
Comprehensive Plan. Pursuant to the Comprehensive Plan Policy 1.12.1, such written
approvals are required if the proposed density increase results in the increase of 50 or
more dwelling units. Since the proposed density increase for the subject property will
result in a potential increase of 148 dwelling units, the application will be forwarded to
the Palm Beach County Emergency Planning Division for review.
The proposed rezoning is generally consistent with Comprehensive Plan objectives and
policies regarding compatibility of the proposed land use classification with adjacent land
uses, the availability of service capacity, and the Comprehensive Plan's projected surplus
of commercial land.
In particular, the proposed amendment Irezoning must comply with the following
policies:
1. Policies requiring the consistency with the Coastal Management Element and
encouraging infill development compatible with the Community Redevelopment
Plan:
Policy 1.9.1 (Future Land Use Element) - "Implement the land use and
redevelopment policies contained within the Coastal Management Element"
Policy 1.13.3(Future Land Use Element) - "Encourage infill development
and redevelopment by adopting and implementing the Community
Redevelopment Plans} and the policies contained in the Coastal
Management Element".
4
The subject property is located within the Coastal Area as described within the Coastal
Management Element Support Documents. The SH classification was established in the
Plan to encourage development and redevelopment in the Coastal Management Area
(see Exhibit C - except from Future Land Use Support Document). The subject
property, as indicated in the Comprehensive Plan text, was originally recommended
for the proposed SH designation.
2. Policies calling for monitoring of commercial land uses for consistency with
demand for such uses:
Policy 1.19.6 (Future Land Use ElemenO - "...do not allow commercial
acreage lvhich is flreater than the demand ll.-'hich has been pro;ected... "
Policy 1.19.7 (Future Land Use Element) - "In areas where the demand for
commercial uses will not increase, particularly in the Coastal Area,
subsequent to Plan adootion chanfle the land use and zoninfl to oermit only
residential or other non-commercial uses ".
The replacement of this commercial use with a residential classification is consistent with
the Comprehensive Plan, as the analysis of data in the Coastal Management Support
Document does not project an increase of demand for commercial uses in that area. The
Plan recommends, where appropriate, the replacement of commercial uses with
residential uses. The results of the analysis - a suggested surplus of commercial land- are
consistent with the history of the subject property: it was never developed within its
current Local Retail Commercial designation, in spite of the previous site plan approval
for a shopping center. Staff has not evaluated the current demand for commercial uses;
however, the Commercial Needs Assessment report, completed by the Palm Beach
County Planning Division in August of 1999, provides future (2015) projections of need
for commercial space and compares the need to the existing and potential supply.
According to the study, the subject area shows a surplus of both retail and office space.
3. The following additional objectives and policies addressed below are either
typically referenced by the Florida Department of Community Affairs (DCA), or
required by them to be analyzed in the review of proposed amendments:
Ob;ective 1.2 (Future Land Use Element - "Coordinate future land uses with soil
conditions so that urban land uses are prohibited in locations where it is not
economical to remove or treat unsuitable soils... "; and
Policy 1. 2. 2 (Future Land Use Element - "...prohibit development of urban land
uses where the removal or treatment of unsuitable soils would be uneconomical,
provide that unstable soils shall be removed in all construction and land
development sites where soils would affect the performance of infrastructure,
drainage... "
5
No extreme soil conditions are kno\VTI to be characteristic of this property. Furthermore,
policies such as those above will ensure the use of proper development techniques.
Ob;ective 4.4(Conservation Element) - "The City shall, .....protect all remaining
areas of substantive native upland and wetland vegetation and eliminate
undesirable exotic tree species. ";
Policy 4.5.1 (Conservation Element) - "In the event that a site survey indicates
the existence of a representative plant of animal species designated as
endangered or threatened on Federal, State or Florida Committee on Rare and
Endangered Plants and Animal lists, the developer shall prepare a plan in
consultation with the Florida Game and Freshwater Fish Commission and the
Us. Fish and Wildlife Services for protecting the resident population.
Preservation should be provided to the satisfaction of the City Planning Staff in
consultation with the Federal and State agencies. "
Policy 1.11.14 (Future Land Use Element) - "... provide for open space
preservation by requiring the preservation of 25% of all "A ", "E ", and "C"
rated sites... ".
Except for the trees shown on the survey, the site has been predominately cleared of
vegetation. The site is not listed as a natural resource area (an "A", "B" or "C" site) in the
Conservation Element of the Comprehensive Plan and there are no wetlands or known
wildlife on the property. However, actions indicated in policy 4.5.1. will be undertaken
should a subsequent site survey prove otherwise.
Ob;ective 1.11 (Future Land Use Element) - "... future land uses shall include
provisions for the protection of ...archeological resources and historic
buildings... "
There are no archeological amenities knO\vn to exist on the subject property.
b. Wltetlter tlte proposed rezoning would be contrary to tlte establislted land use
pattern, or would create an isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual
property owner as contrasted with tlte protection of the public welfare.
The proposed rezoning is reasonably consistent with the established land use patterns.
The adjacent properties are predominantly zoned residential, except for the two C-3-
zoned parcels to the north-and southeast of the subject property. However, the first of the
two properties is developed as the Homing Inn - a use equivalent to high density
residential. Although the proposed amendment represents a rather extreme contrast in
intensity compared to the adjacent single family homes, enhanced setbacks and buffering
would minimize direct impacts, and traffic impacts should be minimal as the adjacent
neighborhoods are isolated without through streets, and project traffic will predominantly
follow a direct route to US-I.
6
c. Whether changed or changing conditions make the proposed rezoning
desirable.
After the attempt to develop a shopping center on the subject property failed, it has
remained vacant for over 10 years. Based on this history and the request to rezone the
subject property, its commercial value may be declining. The proposed zoning is also
desirable in view of the increasingly active efforts to redirect development from areas
next to the Everglades towards Southeast Florida's existing urban core. The Eastward
Ho! initiative, which focuses on such efforts, was recommended by the Governor's
Commission for a Sustainable South Florida in its October 1995 Initial Report (see
Exhibit D). Given the high population gro\V1h projected for the next decade, one of the
program's main objectives is for the eastern urban restoration and redevelopment to
capture a greatest possible percentage of that projected growth. Accordingly, Palm Beach
County proposes increased concentrations of residential uses within this area. Moreover,
higher density residential uses are also more efficient, particularly in terms of
infrastructure, which makes the proposed reclassification and rezoning consistent with
the Eastward Ho! goal of advancing the efficient use of land. Higher densities and
increased populations (particular of a diverse age and income class) in eastern areas will
provide support for economic revitalization and downtown redevelopment.
d. Whetlter the proposed rezoning would be compatible witlt utility systems,
roadways, and other public facilities.
Florida Administrative Code, Chapter 9J-11 requires that the availability of public
facilities be analyzed in connection with the proposed amendment to a comprehensive
plan, and that the maximum potential demand upon public facilities be determined.
The following Comprehensive Plan policies specify general requirements concerning the
availability of services, in particular with regard to infill development as in the case of the
subject property:
Policy 1.3.3. (Future Land Use Element) - "...limit the type, intensity, extent
and location of land uses to those which the traffic generated by same can be
accommodated... without exceeding the levels of service set forth... "
Policy 1.4.4. (Future Land Use Element) - "...limit the type, intensity, extent
and location of land uses to those which the traffic generated by same can be
accommodated by the potable water system... "
Policy 1.4.5. (Future Land Use Element) - " residential densities shall not be
increased above those which were assumed in projecting water demand in
the Potable Water Sub-Element unless it can be demonstrated that capacity
will be obtained by reducing the land use density or intensity elsewhere... "
7
Policy 1.5.4. (Future Land Use Element) - "...limit the type, intensity, extent
and location of land uses to those which the traffic generated by same can be
accommodated by the sanitary sewer system... "
Policy 1.5.5. (Future Land Use Element) - " residential densities shall not
be increased above those which were assumed in projecting sewer flows in
the Potable Water Sub-Element unless it can be demonstrated that capacity
will be obtained by reducing the land use density or intensity elsewhere... "
Policy 3.A.5.1. (Sanitary Sewer Sub-Element) - "Infill development and
redevelopment will be encouraged only in areas presently served adequately
by sanitary sewer facilities".
Policy 3.C5.1. (Potable Water Sub-Element) - "Infill development and
redevelopment will be encouraged only in areas presently served adequately
by potable water facilities ".
Policy 1.5.5. has been determined to be unrealistic and overly restrictive as it would
prevent any intensification of land use changes despite the magnitude of change or
facility capacity. The EAR recommended that this policy be deleted and that the intent
be addressed by the modification of Policy 1.5.4. to include "density" as a development
characteristic tied to capacity.
The following facilities were analyzed in order to ensure that capacity is available:
1) Roads: The traffic statement has been submitted and indicates that the proposed
amendment will represent a reduction of 6,412 average daily trips and therefore lower
demand on the immediate roadway network (see Exhibit H). Moreover, the location
and the proposed zoning qualify the subject property for Coastal Residential
Exception under the Palm Beach County Traffic Performance Standards Ordinance
(Section 15. (1) L). The Coastal Residential exception to the level of service
requirements as defined by the subject ordinance is a policy tool intended to promote
urban infill and redevelopment, and deter urban sprawl. It allows residential projects
located in the area delineated by the ordinance to receive a Site Specific Development
Order notwithstanding the standards set by the said ordinance. Consequently, the
submitted traffic statement will be submitted to the County for informational
purposes only.
2) Water/Sewer: The City's Utility Department reviewed the proposed amendment and
indicated that water and sewer capacities are available to serve the maximum
demands to be generated on this site (see Exhibit E).
3) Solid Waste: The Solid Waste Authority issues an annual notice relative to operating
capacity. Ample capacity currently exist to serve the future solid waste collection and
disposal needs generated on this site. This limited, non-quantitative review by the
Solid Waste Authority is provided through a standard letter that they request be used
8
for availability of facility analysis until subsequent notice is received from them (see
Exhibit F).
4) Drainage: An analysis of drainage facilities from the Lake Worth Drainage District is
pending. Development of this site must comply with both the City's drainage
requirements and those imposed by the Lake Worth Drainage District; and
5) Recreation: The reclassification to SH represents an increase of 147 dwelling units
above that considered for residential development within the current designation and
zoning. This increase equates to an estimated 243 persons (147 units multiplied by
1.65 persons per unit, an average number of persons per household in this Census
tract as estimated by Palm Beach County).
a) NEIGHBORHOOD PARKS - The 1989 Comprehensive Plan designated 20
different geographic areas for evaluating level of service for neighborhood
parks. The proposed amendment site is located in area #18. Neighborhood
park levels of service will likely be met on site. As with nearly all comparable
coastal area developments, on site recreation facilities will likely include open
space, gym, swimming pool and possibly tennis courts. Furthermore, a
recreation impact fee will be collected at the site plan review stage which will
contribute to the construction/improvement of recreation resources which
serve the area.
b) D IS TRI CT PARKS - The needs analysis for district parks was updated as part
of the EAR. Using the adopted level of service standard of 2.5 acres per 1,000
persons, the City, in 1996, experienced a surplus of 10 acres of district parks.
The proposed amendment will not have a negative impact on adopted LOS
standards.
c) RECREATION FACILITIES - The 1989 Comprehensive Plan adopted LOS
standards for 18 recreation facilities. The EAR updated the needs analysis for
these facilities and found them to meet or exceed the adopted LOS standards.
The proposed amendment will provide recreation amenities on site. The
adopted LOS will not be adversely impacted.
6) Schools - Palm Beach County School Board has been notified and review is pending.
e. Whether the proposed rezoning would be compatible with current and future use of
adjacent and nearby properties, or would affect property values of adjacent
properties.
Changing the land use and zoning for this site represents a slight deintensification of the
property compared to the current permitted commercial use, as traffic generation is
projected to decrease. The proposed residential use is generally consistent with the
abutting residential properties except for the existing commercial development to the
south and the contrast in densities. As for compatibility with adjacent uses regarding the
9
south and the contrast in densities. As for compatibility with adjacent uses regarding the
proposed SH classification, the special design considerations will be applied to this
classification to offset the potential impacts of the higher density upon adjacent
properties. It should be noted that the actual densities vary greatly along the City's
coastal area, ranging between 18.8 dwellings units per acre to 45.7 dwellings per acre
(including a number of residential developments south of Woolbright Road) as
documented in the Comprehensive Plan (see Exhibit G). According to the Plan, the
Colonial Club condominiums east of the subject property have a legal, non-conforming
density of 21 dwelling units per acre.
f. whether the property is physically and economically developable under the existing
zoning.
Since a shopping center has previously been approved for the site, it is not likely that any
unique physical constraints would limit development. However, under the current Local
Retail Commercial land used designation, the subject property has been vacant for over
10 years. This indicates that even though it is physically developable, its development,
either as a commercial property, or a residential development at a conventional High
Density Residential classification with a density of 10.8 units per acre, has not been
economically feasible.
g. whether the proposed rezoning is of a scale which is reasonably related to the needs
of the neighborhood and the city as a whole.
Criteria for evaluating the relationship between the proposed amendments and
development related to the needs of the neighborhood and the City include service
demands, density, use, value and accomplishment of, and consistency with,
Comprehensive Plan policies. As indicated above, ample capacity exists to serve the
maximum potential service needs generated by this proposed project, and the maximum
density is midway between the densities existing throughout the City's coastal area. The
amendment request would comply with the initial intent of the Comprehensive Plan
through the residential development of this area. The adjacent property values would be
enhanced through application of the more stringent design standards for the proposed
project. Also, as indicated in the Palm Beach County Commercial Needs Assessment
Report of August 1999, a surplus of commercial space exists in the area and extends
north to Boynton Beach Boulvard, west to 1- 95 and south well beyond the City's limits
(to the Palm Beach County border). The total surplus of the retail and office space for this
area has been estimated to be 1,927,830 square feet, based on comparison of the 2015
estimates of need and the existing and potential supply.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
No vacant parcels of equal or similar size with designations allowing densities over 10.8
dwelling units per acre and with a similar location - close to U.S. 1 and the Intracoastal
Waterway - are currently available in either of these locations. The multiple parcels
10
currently classified SH (e.g. Gentleman Jim's/Merkel's), has recently been assembled
and is anticipated to soon be the subject of a site plan application by a different party.
RECOMMENDATION
The Planning and Zoning Division recommends that the applications submitted by Grove
Partners, L TD for Special High Density Residential land use and R-3 (High Density
Residential) zoning be approved, based on the following:
1. The proposed amendments and zoning would be consistent with Comprehensive
Plan objectives and policies;
2. The proposed amendments would not be contrary to the established land use
pattern, nor would they create an isolated district unrelated to adjacent and nearby
districts, and nor would it constitute a grant of special privileges to an individual
property;
3. The proposed land use and zoning would be compatible with capacities of utility
systems, roadways, and other public facilities;
4. The proposed land use and zoning would be compatible with the current and
future use of adjacent and nearby properties, and would not affect negatively the
property values of adjacent or nearby properties;
5. The proposed land use and zoning relates in a reasonable way to the needs of the
neighborhood and the City as a whole;
6. The proposed land use and zoning is consistent with the goals and policies of the
Eastward Ho! movement, which seeks to revitalize urban areas, contain urban
sprawl and promote infill and redevelopment.
7. The value of the proposed residential rental project, which would target higher
income households, will significantly increase the CRA area tax base.
This recommendation is subject to the conditions of approval listed in Exhibit "I", which
require that the text amendment includes corresponding site specific design
considerations within Table 24 intended to reduce the appearance of density from
adjacent rights-of-way and adjacent properties. Such design requirements include the
following:
1. Variable north and south setbacks based on project height (e.g. north side adjacent
to residential district only; 1 story - 40 feet; 2 stories - 45 feet; 3 stories - 60 feet;
and 4 story - 100 feet. South side adjacent to residential district, only; 1 story-
40 feet; 2 stories - 50 feet; 3 stories - 75 feet; 4 stories - 100 feet).
11
2. Perimeter landscaping on the north and south sides shall be both visually pleasing
and shall include at minimum, a hedge, 1 canopy tree spaced no greater than 20
feet, and additional landscaping of varying height placed between rights-of-way
shall include a small serpentine berm varying in height. The landscaping should
include a combination of palm and deciduous/canopy trees densely spaced with a
diversity of plant materials from ground covers at varying height placed within
the buffer.
3. Signage shall be compatible (in scale) with adjacent residential properties and be
designed in conjunction with materials to be repeated along the perimeter such as
posts, fence elements, small monument features, etc.
J:\SHRDA TA\PLA;o;;o;ING'.5HARED\WP\PROJECTS\VILLA DEL SOL CPT A & Lt;AR\VILLADELSOLSTAFFREPORT.DOC
12
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EXHIBIT A
LOCATION MAP
Woolbright Road
Golf Road/SE 23rd Ave.
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EXHIBIT C
There is one other portion of the coastal Area in which commercial
redevelopment is desirable. The segment of U.s. 1 near the southern Cit:
limit currently contains a significant number of vacant parcels, obsoletr
buildings, and marginal commercial uses. In order to upgrade the
properties fronting on U.S.~l, the coastal Management Element recommend~
that the existing Local Ret~il land use category be maintained, rather
than permitting heavy commercial uses. Heavy commercial uses would be
limited to the parcels which front on Old Dixie Highway. In order to
absorb some of the commercial acreage along U.s. 1, the Coastal
Management Element recommends that new car sales be allowed on the C-3
zoned property south of Old Dixie Highway, on parcels that have a minimurr
area of 2 acres.
There are several parcels and areas where increased residential densities
are recommended, in order to encourage infill development. There are two
small parcels, of 1.6 acres and 1.2 acres, located on the north side of
Dimmick Road and at the end of Las palmas Avenue, where it is recommended
that the land use category be changed from Low Density (4.84 dwellings
per acre) to High Density Residential (lO~ dwellings per acre). These
density increases are contingent on limiting development to two-story
townhouses.
*
In order to encourage infill development south of Woolbright Road, the
Coastal Management Element recommends that the density be increased on
the largest remaining vacant multiple-family parcels. Currently, the
maximum residential density in the City is 10.8 dwellings per acre. The
Coastal Management Element recommends that a Special High Density land
use category be created, with a maximum density of 20 dwellings per acre.
The application of this land use category would be limited to the Coast?l
Area, however. The parcel in question is located along the Intracoastc
Waterway and is partly occupied by mangroves. Although the mangroves ar~
protected by law, it would be possible for this density to be transferred
to the upland portions of this property. It is also recommended, in this
e ement, that residential densities of up to 40 dwellings per acre be
permitted in the CBD zoning district, and that this density be applied in
addition to the commercial intensity which is permitted in the CBD zoning
district.
Many of the existing multi-family projects in the coastal Area exceed the
maximum density which is shown on the Future Land Use Plan. The High
Density Residential category of the land use plan allows for densities up
to 10.8 dwellings per acre, whereas existing multi-family projects have
densities which range from 17 to 46 dwellings per acre. It is
recommended in the Coastal Management Element as well as in this element
that the perpetuation of these projects at their existing densities be
permitted, for two reasons: First, because public facilities in the
coastal Area are sufficient to serve these densities; and second, because
classifying these densities as non-conforming makes it difficult for
potential buyers of these units to obtain mortgages, which creates a
hardship for the existing owners, who are often elderly persons with
moderate incomes. It is not desirable, however, for the City to create
higher-density land use categories to accommodate the eXisting density cf
these projects, since it would then be possible for property owners in
other areas of the City to request the same density_ Also, the large
49
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treOlure
cOOJ:t
regional
planniQg
. council
EXHIBIT D
December 7, 1999
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Planning and Zoning Director
City of Boynton Beach
P.Q, Box 310
Boynton Beach, Florida 33425-0310
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Subject: Land Use Amendment/Rezomng (LUAR. 99) Text Amendment (CPTA 99-002)
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Dear Mr. Flumpf;
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The proposed change to reclassify the above referenced subject property to Special High
Density Flesidential to develop a residential rental project is consistent with the Eastward
Ho! Initiative,
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The proposed project meets the Eastward Ho! Initiative goal of urban revitalization by
providing infill-housing opportunities for residents of all income levels. This proposed
project may also reinforce the goal of the use of good and effective urban design
techniques and may encourage the development community to consider proximity to
mass transit and services.
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Please telephone me at 561-221-4060 if you require additional information.
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Sincerely,
rftU1' ~.1!r
Joan Barlow
Eastward Ho! Project Facilitator
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301 east ccean boulevard
suite 300
stuart, :loricJa 34994
'Ji1onc ,561', :21--'060
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EXHIBIT E
MEMORANDUM
UTILITIES DEPT. NO. 99 - 331
,
TO: Michael Rumpf, Planning and Zoning Director
FROM: John A. Guidry, Utilities Director
DATE: December 9, 1999
SUBJECT: Property located and the northwest corner of the intersection of
Federal Highway and Old Dixie Highway
Analysis on availability of utilities relative to Request for Rezoning
In response to your memo no. PZ 99-267 we offer the following analysis:
1. The rezoning of this parcel would allow an increase of 244 residents over and
above that which is allowed by current zoning. Based upon this population
figure, the incremental increase for potable water demand is expected to be
48,800 gallons per day; the incremental increase for sanitary sewer demand is
expected to be 21,960 gallons per day. Both of these values are based upon
the City's adopted levels of service.
2. At this time, the City's water and sewage treatment facilities have sufficient
reserve capacity to service this incremental increase.
3. The adequacy of water distribution and sewage collection systems proximate
to the site will be evaluated as part of the site planning process. Any
improvements required will be the responsibility of the site developer.
I trust this response meets your needs. Please refer any additional questions on
this matter to Peter Mazzella of this office.
Attachment
JAG/PVM
Xc: File
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January 6, 1999
PLANNit~G AND
ZONiNG DEPT.
Ms. Tambri Heyden
Planning and Zoning Director
City of Boynton Beach
P,O. Box310
Boynton Beach, FL 33435-0310
YOCR P.\RT~ER FOR
SOLID WASTE SOLL'TIO:\S
EXHIBIT F
Subject: Availability of Solid Waste Disposal Capacity
Dear Ms. Heyden:
The Solid Waste Authority of Palm Beach County hereby provides certification
that the Authority has disposal capacity available to accommodate the solid waste generation for
the municipalities and unincorporated county for the coming year of 1999. This letter also
constitutes notification of sufficient capacity for concurrency management and comprehensive
planning purposes, Capacity is available for both the coming year, and the five and ten year
planning periods specified in 9J-5.005(4).
As of September 30, 1998, the Authority's North County Landfills had an estimated
35,425,321 cubic yards of landfill capacity remaining, Based upon the existing Palm Beach
County population, the most recently available population growth rates published by the
University of Florida Bureau of Economic and Business and Research (BEBR), and projected
rates of solid waste generation. waste reduction and recycling, the Solid Waste Authority
forecasts that capacity will be available at the existing landfill through approximately the year
2023, assuming the depletion of the Class I and Class In landfills is balanced.
The Authority continues to pursue options to increase the life of its existing facilities and to
provide for all the County's current and future disposal and recycling needs. As part of its
responsibility, the Authority will provide an annual statement of disposal capacity, using the
most current BEBR projections available.
Please provide copies of this letter to your plan review and concurrency management staff.
If you have any questions or I can be of further assistance, please do not hesitate to contact
me.
Very trulv vours.
it~'~
Marc C. BruneL Ph.D.
Director of Planning and Environmental Programs
-:-501 North Jog Road. West Palm Beach. Florida 33412 (561) 640-4000 FAX (561) 640-3400
~I
EXHIBIT G
Table 21. Non-Conforming Residential Densities
Map Plan Existing
Index 1# Density Density Comments
1 10.8 38.3 Multi-Family
2 10.8 40.0 Multi-Family
3 10.8 18.1 Multi-Family: includes
Recreation Area
4 10,8 17.9 Multi-Family
5 10.8 29.0 Multi-Family
6 10.8 45.7 Multi-Family
7 10.8 30.0 Multi-Family
8 10.8 18.0 Multi-Family
9 10.8 20.3 Multi-Family
10 10.8 18.6 Multi,Family
11 10.8 27.7 Multi-Family
12 10.8 25.4 Multi.Fami1y
13 10.8 32.2 Multi-Family
14 10,8 21.0 Multi-Family
15- 3.0 5.3 Single Family; County
Density; City Plan
indiC3tes Mod Density
16- 8.0 8.1 Combination Single and
multi family; County
Density
17- 8.0 9.7 Single Family
Source: Walter H. Keller lr., Inc. Note: Asterisk.ed sites are subject
to potential land use
modification per the
following Table 24.
Redevelopment Potential
As stated in the previous discussion, much of the coastal management study area is
characterized by established and stable land uses. Based on a historical observation
of more built-out communities funher to the south, coastal area redevelopment will
probably occur on a scattered basis, and only after the regional supply of vacant land
suitable for new fIrst stage development has been effectively diminished. Considering
the available vacant land in both the study area and in the area west of 1-95, the
potential for extensive areawide redevelopment is considered low within the ten-year
planning horizon.
In terms of residential activity. existing mobile home parks and a few underdeveloped
multifamily shoreline properties have the greatest potential for redevelopment. This
potential is highest in Planning Area 1 due to the proximity of these sites to Lake
Worth and the Boynton Inlet. Substantial renovation or reconstruction of existing
- 6 8-
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TOlIN t:# HT~UlIIl
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- IICIEX IU8EII " SIns ~,EXIsrtM5
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,
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'I_I~ - -...-..
FIGlR! 15 - IOI-CCI'f'lRltl<<i ~SI:lE!ITIAL :E-.s:-:,,;
CITY OF BOYNTON BEACH
CO~STAL ~ANAGEMENT ELEMENT
~
~:.::' I
~~
...----.---
- - - - - .. -... --
-------
- - -." _. -- -
--- ---..--
SOURCE: Walter H. Keller Jr., Inc.
May 1989
-~.
.....--......
-...--....
-.- ...
-67-
;y-=)
EXHIBIT H
REVISED
C. CONCURRENCY/COMPLIANCE
TRANSPORT ATION
1. TRAFFIC DATA AND ANALYSIS REQUIREMENTS
a. Trip generation for the current future land use designation.
Based on ITE 6th Edition Generation Rates and ITE Trip Generation
Handbook for the pass by equation, the subject property is vested for
8,465 daily trips(ADT}, 272 AM peak hour trips and 1132 PM peak hour
trips under the current future land use and as calculated below.
Average Daily Trip Calculation:
Use: Shopping Center (820)
Development Potential: 243,936 square feet
Generation Equation: Ln(T} = 0.643 Ln(243.936} + 5.866
Gross Daily Trips: 12,095
Pass By Equation: Ln(T) = -0.291 Ln(243.936) + 5.001
Pass By Percentage: 30.00%
Vested Daily Trips:
Gross Daily Trips
x Pass By Percentage
Pass By Trips
12,095
x 30.00%
3,629
Gross Daily Trips 12,095
x Pass By Trips - 3.629
Vested Project Trips (ADT) 8,465 trips/day
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
Ln(T) = 0.596 Ln(243.936) + 2.329
271.82 or 272
PM Peak Equation:
PM Peak Trips:
Ln(T) = 0.660 Ln(243.936) + 3.403
1 1 31. 11 or 11 32
Villa Del Sol - LUA Application
City of Boynton Beach
R3'l. Deserrb2r 8, 1999
C.\'.t. i.. ;: C..=~="':EC7S'-:.~:;z. :'~ 2c; ~::',:~";"".~~ 1 :::~\!l..:~ 12C3:::;:>:1
13
b. Trip generation for the proposed future land use designation.
Based on 20 units per gross aae, the subject property will be permitted
up to 320 multi-family residential units upon approval of the proposed
land use amendment. Accordingly, the proposed development would
generate 2,053 daily trips, 163 AM peak hour trips and 192 PM peak
hour trips and based on ITE 6th Edition Generation Rates and the
calculations shown below.
Average Daily Trip Calculation:
Use: Apartments (220)
Development Potential: 320 Units
Generation Equation: T = 5.994 x 320 + 134.114
Gross Daily Trips (ADT): 2052.194 or 2053 trips
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
T = 0.497 x 320 + 3.238
162.28 or 1 63
PM Peak Equation:
PM Peak Trips:
T = 0.541 x 320 + 18.743
191.86 or 192
c. Effect on traffic generation.
The proposed land use amendment will reduce the trip generation
and impact on the adjacent roadways by 6,412 as calculated below.
Proposed Daily Trips
- Vested Daily Trips
Net Effect on Traffic Generation
2,053 tpd
- 8.465 tpd
-6,412 tpd
2. MASS TRANSIT DATA AND ANALYSIS REQUIREMENTS
a. OAT A REQUIREMENTS
1) Mass transit provider:
The subject properiy is served by Palm Tran Route 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
Villa Del Sol - LUA App!ication
City of Boynton Beach
Re\,. December 8, 1999
14
c :,~ :.. P C .:'=::;OJ=::-:-s\\t;::;: d~ Sol (5=Y;'"':~::;)il 15}\'L.:ai2Ce..,v~d
EXHIBIT "I"
Conditions of Approval
Project name: VILLA DEL SOL
File number: CPT A # 99-002
Reference:.Future Land Use Text Amendment application prepared bv Miller Land Planning Consultants. Inc.
dated October 1. 1999
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
P ARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENT ALIST
Comments: None
PLANNING AND ZONING
Comments:
X
1. The site design requirements should include variable north and south
setbacks based on project height:
a) North side adjacent to residential district only
1) 1 story - 40 feet
2) 2 stories - 45 feet
DEPARTMENTS INCLUDE REJECT
3) 3 stories - 60 feet
4) 4 stories - 100 feet
b) South side adjacent to residential district only
,
1) 1 story = 40 feet ..
2) 2 stories - 40 feet
3) 3 stories - 75 feet
4) 4 stories - 100 feet
X
2. The perimeter landscaping on the north and south sides shall include at
minimum, a hedge, 1 canopy tree spaced no greater than 20 feet, and
additional landscaping of varying height placed between trees. The
landscaping to be placed along the rights-of-way shall include serpentine
berm varying in height. A combination of palm and deciduous/canopy
trees densely spaced with a diversity of plant materials from ground covers
at varying height placed within the buffer.
X
3. Signage shall be compatible (in scale) with adjacent residential properties
and be designed in conjunction with materials to be repeated along the
perimeter such as posts, fence elements, small monument features, etc.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
4. None
ADDITIONAL CITY COMMISSION CONDITIONS
5. To be determined.
MWRJdim
J:\SHRDATA\PLANNINGISHAREOIWP\PROJECTSIVILLA DEL SOL CPTA & LUAR\COND. OF APPROVAL P&D 12-14-99.DOC
VILLA DEL SOL
Boynton Beach, FL
FUTURE LAND USE AMENDMENT
APPLICATION
October 1, 1999
Rev. November 19, 1999
Rev. December 8, 1999
~
MILLER
LAND
PLANNING
CONSULTANTS, INC.
298 PINEAPPLE GROVE WAY. DELRA Y BEACH, FL 33444 . 561/272-0082
TABLE OF CONTENTS
APPLICATION FORMS
APPLICATION SUMMARY
I. GENERAL INFORMATION
A. Applicant Information ................................................. 1
B. Property Information .................................................. 2
II. PARCEL DATA
A. Land Use Designation & District Information ............................... 4
B. Data Requirements ................................................... 6
III. DATA AND ANALYSIS REQUIREMENTS
A. Justification Statement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Compatibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Concurrency/Compliance
Transportation ................................................ 13
Infrastructure ................................................. 1 6
Environmental & Historic Resources .........,...................... 20
Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
IV. EXHIBITS
A. Location Map
B. Legal Description
C. Aerial Photograph
D. Survey
APPLICATION FORMS
APPLICATION SUMMARY
This application proposes a change to the Future Land Use (FLU) designation of a
16 aae property from Local Retail Commercial to Special High Density Residential
20 units per aae. The property is located at the northwest corner of the intersection
of Federal Highway (US 1) and Old Dixie Highway near the southern limits of the City
of Boynton Beach. The property is currently vacant and is bound by existing
development to the north and south, Federal Highway to the east and the FEC
Railroad to the west.
This property was a matter of specific discussion when the City's Comprehensive
Plan was adopted in 1989. In fact, the Comprehensive Plan Support Documents
assign a particular section to this property. That section indicates that
recommendations were made to designate this property as Special High Density
Residential. However, due to an approved site plan and construction drawings for
a commercial shopping center, the Local Retail Commercial remained as the land
use designation.
The site plan and construction drawings were not used. The commercial
development proposed for this property has not been constructed. The property
remains vacant. This application simply brings the land use designation back to
what was originally recommended in 1989 - Special High Density Residential.
Development of this property as a residential project will be consistent with the
Eastward Ho movement that has been encouraged and supported by the
Department of Community Affairs. It will provide the opportunity of a use that will
utilize the existing public facilities without creating additional impacts. It will
encourage and revitalize an area of the City with a well planned project with
architectural and landscaping enhancements that exceed the current surrounding
conditions and offer a secured community with internal recreational facilities and
amenities.
The approval of this application will allow for the development of the Villa del Sol
project that will be a benefit to the City as a whole.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:N L P CFRc.:::C7S,Viila del So: (Bol'l1to:115)Uua1205.wpd
I. GENERAL INFORMATION
A. APPLICANT INFORMATION
1. Applicant(s)/Owner(s) Name and Address.
Grove Partners, L TD
6 Ramland Road
Orangeburg, NY 10962
2. Nature of Applicant(s)' Interest.
The applicant is the owner of the property.
3. Applicant's Authorized Representative.
Miller Land Planning Consultants, Inc.
298 Pineapple Grove Way
Delroy Beach, FL 33444
561 /272-0082
4. Development Team
Owner Representative
Bert Freehof
Coldwell Banker
2255 Glades Road, Suite 421 A
Boca Raton, FL 33431
56l/443-2887
Marketing Consultant
Jim Fleischmann
Land Research Management
1300 N. Congress Avenue, Suite C
West Palm Beach, FL 33409
561/686-2481
Planner
Bradley D. Miller, AICP
Mi!1er Land Planning Consultants
298 Pineapple Grove Way
Delroy Beach, FL 33444
56 j /272-0082
Civil Engineer
Joe Pike, PE
EnviroDesign Associates
298 Pineapple Grove Way
Delroy Beach, FL 33444
561/274-6500
Architect
steve Myott, AlA /
Richard Jones, AlA
Quincy Johnson Associates
949 Clint Moore Road
Boca Raton, FL 33487
56.1/997-9997
Surveyor
First Financial Surveyors
2000 N. Mango Road, Suite 202
West Palm Beach, FL 33409
561 /640-4800
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. Decembsr 8, 1899
0:\'.11 L P O\FROJ ECTS\V: II a d':l 8:::1 (5:::;71::">:1 1="~:.:a 12:':..w;>"
B. PROPERTY INFORMATION
1. Size of property & Survey:
As reflected by the attached survey by First Financial Surveyors, Inc. the
subject property consists of 16.01 acres of land.
2. General location:
The subject property is located at the northwest corner of the
intersection of Federal Highway (US 1) and Old Dixie Highway. A site
location map is provided as Exhibit A.
3. Frontage:
The subject property has frontage on both Federal Highway (US 1) and
Old Dixie Highway. There is approximately 350 feet of frontage on
Federal Highway and 480 feet of frontage on Old Dixie Highway.
Federal Highway is a designated 120 foot wide arterial roadway
according to the Palm Beach County Thoroughfare Plan.
4. Access:
Access to the subject property is from Old Dixie Highway across from
the existing gas station. This access location will allow traffic from the
project to use the signalized intersection at Federal Highway to go
both north and south. Old Dixie Highway provides access to the south.
5. Street Address:
Since the subject property has never been developed, it has never
been assigned with a street address.
6. Property description:
The subject property is identified by Property Control Number (Tax Folio)
08-43-45-33-14-000-0244. The subject property is irregularly shaped
being bound by Federal Highway to the east, Old Dixie Highway to the
southeast; and the FEC Railroad to the west. Except for trees as shown
on the survey, the site has been predominately cleared of vegetation.
The site is relatively flat with elevations ranging from 8.0 to 15.3.
Vi[!2 esl SeI - L.Up.~ ,A.;:p~;s=tion
City cf 8C;T,tC:-, Es=ch
Rev. December 8, 1999
C:\!J1 L;::l C\PROJECTS\Villa del Sol (Bcyn~on 15)~ua1208.wpd
2
7. Legal description:
The legal description for this property, taken from the survey, is
attached as Exhibit B.
8. Location and acreage of any property contiguous to the subject property
which is in the same ownership, in whole or in part:
There is no property contiguous to the subject property under the same
ownership, in whole or in part.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C.\'~"!... F C.;:'RO'::::C-S\V,i:2 c:~~: S:-I (So:TltO:"l iSi\h..:a12CS.'.~~-d
3
II. PROPERTY DATA
A. LAND USE DESIGNATION & DISTRICT INFORMATION
1. Existing land Use Cover
Attached as Exhibit C is a aerial photograph depicting the subject site
and the surrounding area. Following is a description of the existing use
of the site and adjacent properties.
Site
The subject property is vacant and undeveloped. The
only significant vegetation on site are the trees reflected
on the enclosed survey.
North
There are two existing developments that abut the north
property line. The eastern development is known as
Homing Inn, a residential facility offering rooms,
efficiencies and apartments for rent. This project is
developed on approximately 4.2 acres of land.
Between Homing Inn and the FEC Railroad is the Los
Mangos development. This projects has a mix of one story
duplex patio-villas and 2 story quadriplex townhouses on
approximately 28.5 acres of land.
East
Immediately to the east is the right-of-way for Federal
Highway. According to the Palm Beach County
Thoroughfare Map, the 4 lanes of Federal Highway are
constructed within a 120 foot wide arterial right-of-way.
Across the Federal Highway right-of-way is the Colonial
Club project. This is a 2 and 3 story condominium project
on approximately 21.5 acres of land.
So uth
The right-of-way for the 2 lane Old Dixie Highway abuts
the southeast corner of the subject property. Across the
right-of-way is an existing Texaco gas station with car
wash and convenience store. The gas station is wrapped
by the Shopping Center that currently has Patrick's Bar &
Grill, Computer Design Center, Greater Grace (church)
and Shamrock Karate.
Viira Del So! - LUA Application
City of Beyr.ton Beach
4
Rev. December 8, 1999
c\...~ L P C\;::RCJ~CTS\Vi"a del Sol (60yn~on 15)\!ua1208.wpd
To the west side of Old Dixie Highway and abutting the
subject properties to the south are scattered single family
residential homes.
West Immediately to the west is the right-ot-way for the FEC
Railroad. Across the railroad right-ot-way is an
undeveloped property, currently used as a mango farm,
that runs the whole length of the western boundary of the
subject property.
2. Future Land Use Designation & Zoning District
The following table reflects the present Future Land Use Designation
and Zoning District for the subject property and adjacent properties.
Future Land Use I Zoning District I
Site Local Retail C-3, Community
Commercial
North Local Retail (East) C-3, Community
High Density Residential Commercial
(West) - 10.8 ufa R-3, Multiple Family
Dwelling District
East High Density Residential R-3, Multiple Family
10.8 ufa Dwelling District
South Local Retail (East) C-3, Community
Medium Density Commercial
Residential (West) R-l, Single Family
Residential District
West Medium Density R-2, Single & Two Family
Residential Dwelling District
4. Prior Approvals.
A site plan and ccns~Tuction drawings for a commercial shopping
center were previously cpproved by the City for the subject site. These
Villa Del Sol - LUA Appiicat:on
City of Boynton Bsach
Rev. December 8, 1999
5
C:V.' L P C\F.~CJEC7S\V:Ua de! Sot {Bc~'!'1t:J,:1 "i5)'lL.:a12D8.vvpd
approvals were the basis for the City keeping the subject property in
the Local Retail land use designation. Section 1.p. of the
Comprehensive Plan confirms this basis and in fact indicates that if it
were not for these approvals, the property would have been given the
Special High Density Residential designation that is proposed by this
application. These approvals were not used for construction of a
shopping center and are expired.
B. DATA REQUIREMENTS
1. Flood zone:
The eastern third of the subject property is located within Flood Zone
B and the remainder of the site is in Flood Zone A, according to Flood
Insurance Rate Map Panel 120196 003 C.
2. Census Tract data:
The subject property is located with Census Tract 63.
3. Effects on the Number of Dwelling Units/Population:
a) Current FLU designation:
I n addition to the typical commercial uses, the Local Retail
Commercial designation also allows for residential development
at a density of 10.8 units per gross aae. Accordingly, the 16 acre
property could be developed with a maximum of 172 dwelling
units.
16 ac x 10.8 ufa = 172 du
b) Proposed FLU designation:
This application proposes the Special High Density Residential
land use designation at 20 units per gross acre. This density
would permit the development of 320 dwelling units on the 16
acre property as indicated below.
16 ac x 20 dujac = 320 duo
Villa Del Sol - LUA Apprication
City of Boynton Beach
Rev. Decer::ber 8, 1'229
c:\v. L P C\PROJEC7S\Villa C~: S0I (6:;,'l"';:c~, ~5/,C;3.'i:C:;.,':"~
6
c) Change in number of dwelling units:
The number of dwelling units would be increased by 148 with
the approval of the proposed change of the future land use
designation.
Proposed FLU - Current FLU = Net Change
320 172 = 148 du
d) Effects on the Population:
Based on the additional 148 dwelling units at 2.39 persons per
unit, (average number of persons per household as established
by Palm Beach County), the population would increase by
approximately 244 persons.
148 du x 1.65 per /du = 244.2 or 244 persons
4. Non-Residential Development Potential/Changes:
a) Current FLU designation:
The current Local Retail Commercial land use designation
permits the development of non-residential square footage at
a maximum floor area ratio of .35. The 16 acre property under
the current Local Retail Future Land Use designation would
support a maximum of 243,936 square feet of non-residential
development.
16 ac x 43,560 sf/ac x .35 = 243,936 sf
b) Proposed FLU designation:
The proposed Special High Density Residential land use
designation of the subject property does not allow for
commercial uses. Therefore, no commercial development
would be permitted with the proposed future land use
designation.
c) Change in Non-Residential Square Footage:
The non-residential building area would be decreased by
243,946 squcre feet with the approval of the proposed change
of the future land use designation.
VUla De! .So~ - ~L!.~ J:.i=p;icc.~[cn
elt)! of BCYi-~tcn 5rs2Ch
Rev. December 8, 1999
C:\."\!1 L P C'PROJECTSlVi:la del Sol (Boynton 15j\lua12CS.w;xf
7
III. DATA AND ANALYSIS
A. JUSTIFICATION STATEMENT
1. Project Summary
This application is proposing the Special High Density Residential land use
designation that was originally intended for this property. Section l.p (page
89) of the Comprehensive Plan Future Land Use Element Support Documents
specifically addresses this property indicating the following:
. There is limited demand for commercial floor space along this segment
of Federal Highway.
. The Coastal Management Element of the Comprehensive Plan
originally recommended this property for the Special High Density
Residential land use designation.
. Based on an approved site plan and construction drawings for a
shopping center, the site remained designated as Local Retail
Commercial.
Based on the shopping center not being built, the original recommendation
was accurate. There is a resurgence and encouragement for new
developments within the eastern areas of the City and all of Palm Beach
County. This revitalization of eastern development is consistent with the
Eastward Ho movement supported and encouraged by the Florida
Department of Community Affairs. Many municipalities, including Boynton
Beach, have taken advantage of this movement and have been quite
successful in bringing a focus back to the eastern areas of Palm Beach
County. The Villa del Sol project will contribute to that resurgence by
providing a new well planned residential project with the intentions of
attracting younger professionals and families that will add to the population
base for activity and revitalization of the eastern areas of the City.
2. CONSISTENCY WITH COMPREHENSIVE PLAN
This application is consistent with several goals, objectives and policies of the
City's Comprehensive Plan some of which are indicated below.
Objective 1.13/Policy 1.13.3 - Encourage infifl development and
redevelopment by adopting and implementing the Community
Villa Del Sol - LUA Application
City of Boynton Beach
Re\'. December 8, 1999
C '!~~ L!=' C\.C'ROJ~CTS''.'-:~:2 C~' 3~! (Bcjt;::on ISY(i.,;a"i2C8.'s;:>d
8
Redevelopment Plans, and the policies contained in the Coastal
Management Element.
Policy 3.A.5. 1. - Infill development and redevelopment will be encouraged
only in areas presently served adequately by sanitary sewer facilities.
Policy 3.C.5.1. -Infill development and redevelopment will be encouraged
only in areas presently served adequately by potable water facilities.
The subject property is located within the Coastal Area as described
within the Coastal Management Element Support Documents of the
Comprehensive Plan. Considering that all properties surrounding this
site are developed, it could also be classified as an infill property. As
mentioned previously, this particular property was originally
recommended for the proposed Special High Density Residential
designation. In addition, this property is located in area where public
facilities such as roads, water and sewer service are available with
capacities to support the proposed project. This application is
consistent with the intent of this policy for infill development of a
property to be used for residential purposes.
Objective 1.171Policy 1.17.1 - 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.
As indicated previously, this property was originally recommended for
the Special High Density Residential land use designation. However,
due to approvals for commercial development, it remained
designated Local Retail Commercial. This application is consistent with
this objective and policy by bringing the site back to its intended
residential designation. The residential designation will be less of a
nuisance and have less impacts to the residential communities that
surround this property.
Objective 1. 191Policy 1.19.7 - 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.
The subject property is located within the Coastal Area as described
within the Coastal Management Element Support Documents of the
ViHa Del Sol - LUA App:ication
City of Boynton Beach
9
Rev. December 8, 1999
C:U L P C\PROJECTS\V:lla del Sol (8cI';'1ton 15)\!ua~2:;8.wpd
Comprehensive Plan. The Coastal Management Element Support
Documents indicate that the Coastal Area has an excess of
commercial property and recommends changing those properties for
residential use. The demand for commercial uses has moved west into
areas including and surrounding the Boynton Beach Mall. This has
decreased the need for commercial uses in the eastern areas of the
City. Rather than this property being developed under its current Local
Retail Commercial designation, the proposed Special High Density
Residential designation will allow for a more desirable use being the
apartment community proposed as Villa del Sol.
3. DEMONSTRATED NEED
Although the City's Comprehensive Plan indicates that there is a need for
additional housing units, the applicant has retained the services of a
professional market analyst to prepare a market analysis specific for this
property. The market analysis will be provided upon completion.
4. CONSISTENCY WITH THE URBAN SPRAWL RULE
Florida's Department of Community Affairs evaluates local land use
amendments for consistency with Administrative Rule 9 J-5, which sets out
criteria for determining when a proposed plan amendment contributes to
urban sprawl, in order to comply with the mandates of Sections 163.3177
Florida Statutes, and the State Comprehensive Plan, Section 187.201, Florida
Statutes.
This application does not contribute to urban sprawl. This property is an
isolated infill parcel surrounded by existing development in an urban area
where existing public services can support the proposed development.
Urban sprawl can become an issue in more remote areas than the subject
property where perhaps public facilities are not available or the proposed
development is not consistent with growth patterns of the area. The subject
property and the proposed development does not have any of those
characteristics.
Villa Del Sol - LUA Application
City of Boynton Beac:,
Rev. December 8, 1999
c:':~~ L? C\?RC...!:CTS\'-...!i!ia del So! (8.::ynt::x1 15)\:ua12C8.v/~
10
B. COMPATIBILITY
1. SUMMARY OF SURROUNDING PROPERTIES
The following table summaries the existing use, FLU and zoning of the
surrounding properties.
Subdivision! Use Existing Use FLU Zoning
Name
North: Homing Inn (NE) Residential Local Retail C-3 (NE)
Los Mangos (NW) (NE) R-3 (NW)
High Density
Residential
INW)
South: Texaco! Gas Station! Local Retail IS E) C-3 (SE)
Shopping Center Shopping Medium Density R-l (SW)
ISE) Center ISE) Residential ISW)
Scattered Single Single Family
Family ISW) Residential ISW)
East: Colonial Club 2 & 3 Story High Density R-3
Condominiums Residential Residential
Condominiums
West: Vacant Medium Density R-3
Residential
2. LAND USE COMPATIBILITY ANALYSIS.
Compatibility means land uses that are congruous, similar and in
harmony with one another because they do not create or foster
undesirable health, safety or aesthetic effects arising from direct
association of dissimilar, contradictory, incongruous, or discordant
activities, including the impacts of intensity of use, traffic, hours of
operation, aesthetics, noise, vibration, smoke, hazardous odors,
radiation, function and other land use conditions. Considering that this
is an infill property with existing development on all sides, compatibility
will need to be addressed as part of the development planning. The
proposed residential use is certainly compatible with the existing
residential uses to the southwest, northwest and east. The higher
density of the proposed project and the building heights will be
addressed by providing buffering and setbacks that exceed code
requirements. These development regulations will be evaluated and
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
C:\'" L P C\PROJECT3\'v~!~2 de! So~ (BoJ'n~o., ",5~'~t..;212:;;.\.'\.';r:
11
determined with the R-3 rezoning application. The same holds true
where the subject property abuts the existing commercial
development to the south. The property is separated from the gas
station by the Old Dixie Highway right-of-way in addition to the
additional buffers and setbacks.
The proposed project will not create or foster undesirable health,
safety or aesthetic effects. The project is being planned with buildings
that are constructed with a stucco finish, tile roofs, and upgraded
architectural fenestration. It will be secured with a perimeter buffer
consisting of a wall, fence, hedge or combination thereof along with
trees and other ground cover that will buffer adjacent properties and
provide an aesthetic benefit to the project and area. The residents of
the project will be offered common amenities consisting of a club
house and pool area, tennis courts, optional covered garages and
open space with a common lake for passive recreation. is being
planned to be constructed architecturally The intensity of use will be
similar to the many multi-family residential developments that exist
within the City along Federal Highway. The change of use from
commercial to residential will be a change toward a less intensive use
than what is currently approved for the property today. The proposed
project traffic will be far less than the traffic that could be generated
by a commercial allowed under the current land use and zoning
designations. Any concerns of noise, vibration, smoke, hazardous
odors, radiation, etc. are also reduced if not eliminated with the
change from commercial to residential.
As indicated, the proposed amendment is compatible with surrounding
properties.
'/1::2 DE.: So! - ~i":.':" ;.~;:<c.s.rc~
C~i~r' cf Scy:~~c;~ =i~2G:~
Rev. December 8, 1999
12
c:\r.~ ~ F C\r:~OJ=CTS\\f::~a =i:i S:>l (Bcynt:J:11S}'Jua120S:Npd
C. CONCURRENCY jCOMPLlANCE
TRANSPORTATION
1. TRAFFIC DATA AND ANALYSIS REQUIREMENTS
a. Trip generation for the current future land use designation.
Based on ITE 6th Edition Generation Rates and ITE Trip Generation
Handbook for the pass by equation, the subject property is vested for
8,465 daily trips(ADT), 272 AM peak hour trips and 1132 PM peak hour
trips under the current future land use and as calculated below.
Average Daily Trip Calculation:
Use: Shopping Center (820)
Development Potential: 243,936 square feet
Generation Equation: Ln(T) = 0.643 Ln(243.936) + 5.866
Gross Daily Trips: 12,095
Pass By Equation: Ln(T) = -0.291 Ln(243.936) + 5.001
Pass By Percentage: 30.00%
Vested Daily Trips:
Gross Daily Trips
x Pass By Percentage
Pass By Trips
12,095
x 30.00%
3,629
Gross Daily Trips 12,095
x Pass By Trips - 3.629
Vested Project Trips (ADT) 8,465 trips/day
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
Ln(T) = 0.596 Ln(243.936) + 2.329
271.82 or 272
PM Peak Equation:
PM Peak Trips:
Ln(T) = 0.660 Ln(243.936) + 3.403
11 31. 11 or 11 32
Villa Del Sol - LUA Application
City of Boynton Beach
Rs'J. December 8, 1999
c.v./. L!= C~-=~CJEC7s.\~r::2. ~.~ Sc! (:..=,~";'"~c, .15;I~La ":2GS:.\';>d
13
b. Trip generation for the proposed future land use designation.
Based on 20 units per gross aae, the subject property will be permitted
up to 320 multi-family residential units upon approval of the proposed
land use amendment. Accordingly, the proposed development would
generate 2,053 daily trips, 163 AM peak hour trips and 192 PM peak
hour trips and based on ITE 6th Edition Generation Rates and the
calculations shown below.
Average Daily Trip Calculation:
Use: Apartments (220)
Development Potential: 320 Units
Generation Equation: T = 5.994 x 320 + 134.114
Gross Daily Trips (ADT): 2052.194 or 2053 trips
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
T = 0.497 x 320 + 3.238
162.28 or 163
PM Peak Equation:
PM Peak Trips:
T = 0.541 x 320 + 18.743
191.86 or 192
c. Effect on traffic generation.
The proposed land use amendment will reduce the trip generation
and impact on the adjacent roadways by 6,412 as calculated below.
Proposed Daily Trips
- Vested Daily Trips
Net Effect on Traffic Generation
2,053 tpd
- 8.465 tpd
-6,412 tpd
2. MASS TRANSIT DATA AND ANALYSIS REQUIREMENTS
a. DATA REQUIREMENTS
1) Mass transit provider:
The subject property is served by Palm Tran Route 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
Villa Del Sol - LUA App!ication
City of Boynton Beach
Re';. December 8, 1999
~ A
,-,.
C:~',~ ~? C-'.?~O;~~;S\\~::;:: d::1 8:;,( (Xi';-.:~O:-l15)\.'t.:a1208.'.A~';:d
2) Nearest mass transit facility:
The nearest Palm Tran bus stop to this site is stop # 199 located
at the northwest corner of Federal Highway and Old Dixie
Highway near Colonial Club.
3) Tri-County Commuter Rail Connection:
Route 1 does not serve the Tri-Rail Station. The property has no
direct transfer connection to a route that serves the Boynton
Beach Tri-Rail station.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. December 8, 1999
15
C.'':.!. L r= C\PRc..:::C"iS\\!illa del So! (B=y;i:o~ ~5,:'~L:Q12a8.vvpd
INFRASTRUCTURE
3. DRAINAGE DATA AND ANALYSIS REQUIREMENTS
a. Drainage provider:
The drainage provider for the subject property is Lake Worth
Drainage District.
b. Drainage basin:
The subject property is located in the C-15 basin.
c. Nearest drainage facility:
The proposed project will utilize existing ditches, swales and/or
canals adjacent to or within the area of the property for
drainage connections and outfall.
d. Adopted level of service standard:
The site will be designed to retain the greater of the first inch of
runoff over the entire site or 2.5 inches of runoff over the
impervious area. Paved areas within the site will be protected
from a 3-year design storm event, and the building pads will be
protected from a 1 DO-year storm event in accordance with
criteria established by Palm Beach County and South Florida
Water Management District.
e. The effect of the proposed Future Land Use amendments on drainage
levels of service and systems need:
The proposed Future Land Use amendment will not adversely
effect the drainage levels of service and system needs.
Villa Del Sol - LUA App!icaticn
City of Bo}'nton Beach
Rev. Decer.:bs,8, -:999
C:'JI. L P C\?RCJEC7S'\\'1!;a de! Sc: (30;--:-:0:"1 ~e:)'-.,:~~'::3 .'.-';:-~
16
4. POTABLE WATER DATA & ANALYSIS REQUIREMENTS
a. Water provider:
Water service is provided to the subject property by the City of
Boynton Beach.
b. Nearest potable water facility:
Water service lines currently run adjacent to the subject
property.
c. Adopted level of service standard:
City of Boynton Beach level of service for Potable Water is 200
gallons/capita/day.
d. The effect on potable water levels of service and system needs.
The demand for potable water based on the property's
proposed Future Land Use Atlas designation is approximately
48,800 gallons per day as calculated by multiplying the adopted
level of service standard by the population identified in section
II.B.3.d above.
200 gal!cap./day x 244 persons = 48,800 gal/day
\/j[~a De! Scl - !_Uj~\ l~\P::;~:ca~rcn
C:~y of 2':/n~c:;"'! Sese.l;
Rev. December 8, 1999
C:'M L? C'PROJEC7S\Vi:la del So! (Bo~T\:on ~5)~L!a12G!l.wpd
17
5. SANITARY SEWER DATA & ANALYSIS REQUIREMENTS
a. Sewer provider:
Sewer service is provided to the subject property by the City of
Boynton Beach.
b. Nearest sanitary sewer facility:
Sewer service lines currently run adjacent to the subject
property.
c. Adopted level of service standard:
City of Boynton Beach level of service for Sanitary Sewer is 90
gallons/capita/day.
d. The effect on sanitary sewer levels of service and system needs.
The demand for sanitary sewer based on the property's
proposed Future Land Use Atlas designation is approximately
21,960 gallons per day as calculated by multiplying the adopted
level of service standard by the population identified in section
II.B.3.d above.
90 gal/cap./day x 244 persons = 21,960 gal/day
Villa Del Sol - LUA Application
City of Boynton Beach
Re\!. December 8, 1999
C.":/, L F C'..?;::C...:~C7S'.\-';::c. .::~~ &o~ ~=.orl::]:-l 1~/~u~:2:3.\':?d
18
6. SOLID WASTE DATA & ANALYSIS REQUIREMENTS
Solid waste service is provided to the subject property by the Solid Waste
Authority. The City has been provided with a letter from the SW A confirming
the nearest facility, and adopted level of service standard. The proposed
project will not adversely effect the level of service for solid waste.
Villa Del Sol - LUA App;ication
City of Boyr,ton Beach
Rev. December 8, 1999
C:\'JI L P C'PROJ::CTS\Vil!a del So! (50;'l"ltc:l15)\:ua12:'S.wpd
19
ENVIRONMENTAL & HISTORIC RESOURCES
7. ENVIRONMENTAL CONDITIONS DATA & ANALYSIS REQUIREMENTS:
Except for the trees shown on the survey, the site has been
predominately cleared of vegetation. There are no wetlands or
known wildlife on the property.
Villa Del Sol - LUA Appiica:ion
City of Boynton Seedl
Rev. December 8, 1999
C,!'t:~;'" P C?F\O":E-::7S'lVi:~a del ScI (Bc:~;to:115)\!ua120S.-...'pd
20
PUBLIC FACILITIES
9. FIRE-RESCUE DATA & ANALYSIS REQUIREMENTS:
a. Identify the fire-rescue facility that would service the subject property:
According to Anthony Dolphin of the Boynton Beach Fire Department,
Fire-Rescue Station #2, located at 2305 S. Congress Avenue will service
this property.
b. Identify the response times from the fire-rescue station to the subject
property:
The response time estimated by Mr. Dolphin is 4 minutes.
c. The effect of the proposed FLUA amendment on the average
emergency response time:
The proposed FLU amendment will not adversely effect the
emergency response time to the subject property.
Villa Del Sol - LUA Application
City of Boynton Beach
Rev. Decembstc: 1299
C:\.'.~ i.. P C\.=~CJ:=:CTS\\r;:!a del $.;; ~2'-~;';-::::::-1 "~~~::"':21::=.':'!:,:;
21
10. RECREATION AND OPEN SPACE DATA & ANALYSIS REQUIREMENTS:
a. Identify the following facilities that would service the property:
Park facilities that will service the subject property are as follows:
Regional:
District:
Neighborhood:
Lake Ida Park & John Prince Park
Caloosa Park & Little League Park
Jaycee Park
b. The effect of the proposed FLU amendment on:
This project is planned to provide recreational facilities such as
a clubhouse, swimming pool, tennis courts and passive open
space areas for its residents. Therefore, the recreational needs
for the project are being provided within the project itself and
will not adversely effect the level of service of public parks.
11. PUBLIC EDUCATION DATA REQUIREMENTS:
a. Public Schools:
The following table reflects the schools that will educate potential
school aged children living in the project proposed for the subject
property .
I I Elementary I Middle I HIgh I
Name Plumosa Carver Atlantic
Address 1712 NE 2nd Avenue 101 Barwick Road 2501 Sea crest Blvd.
City Delroy Beach Delroy Beach Delroy Beach
Current 617 1583 2410
Capacity
level of 88% 118% 137%
ServIce %
\/:::8. D~! Eel - LU.A. P\;:p:rc.a~icn
C:-~~/ ,:..- :=c,~.~~;~c:: 3Eac!i
Rev. December 8, 1999
C:'.'.~ L P C\?"CJECTS\Vii!a de! Sc! (S:))'nton 1S)~ua1208.v..p:l
22
,
,
EXHIBIT A
LOCATION MAP
Woolbright Road
Golf Road/SE 23rd Ave.
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VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
, II
EXHIBIT B
LEGAL DESCRIPTION
VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
\,
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CO
P}UKEL O}l~
That par~ of the North 400 feet of the So~th 725 feet
of the Southea~t Quarter (SE: 1/4> of Section 3',
Township 4~ South, Range 43 East, lyinq East of the
East ~ight-cf-way line ot the Florida Ea5~ Coast
Railway Comp3ny and West of the ,West ri9ht-of-way line
of the Dixie Highway, before U. :$. Highway No. 1 wa.s
laid out and constructed, loss the aoditional ri9ht-
Of-way for V.s. Highway NO. 1 COnvQyed to the State
of Florida by O.R.B. 153 page 337, ~alm Bench County
Public Records; and
The North So fee~ of the South 325 feet ot Section 33,
Township 4S South, Range 43 East, palm Beach County,
florida, lying between Florida East Coa$t Railroad
right-of-way and Old Dixl~ Hi9hw~y ~nd Westerly line
of Old Dixie Highway right-of-way being. ~ straight
line, and at its ~orth end being 1048 teet East of the
Florida East Coa~t R~ilroad Company righ~-of-way an4
the South end of said Westerly lin- being 615.4 teet
East of the Florida East C03et Railway Company right-
of-w8.Y.
P~CEL TWO
Beginning at the Inter5e~tionof the South line of
Section 3], TownShip 43 South; Range 43 East, Palm
Beach County, Florida with the 'East right-af-way line
of the Florida ~ast Coast Rail~ay; thence run Easter-
ly, along the South line of Seotion 33, a distanee of
409.08 feet; thence Northerly, at right angles. a
distance of 81.69 feet; thence:Eazterly, along a line
p~rallel to ~he said South li~e of Section 33, to a
point in a line IS feet Northerly of and pAr~11el to
th~ ~enterlin~ of old Dixie Hi9~W41i thence Northeast-
Qrly. along $~id parallel line, a dist~nce of 313
feet, more or less, to a point in a line 275 feet
North of and parall~l to the said South line of Sec-
t:.i.on 33;. thence West.erly, alQng with line to its
intezsection with the aforementioned East right-of-way
lin~ of tho Florida Ea~t coa6~:~ailway; thence South-
erly, along said right-of-way !l1ne to the Point of
Deginning aforementioned.
ncctl~,'J \E,Ra=IEo ,
Pf'.u.~ Oc,\Ct1 ~:;'J~::",. FLfo..
.IU~N B. OLl~'I..f.
CLcl\K CIR~~11 tlJlJl\i
EXHIBIT C
AERIAL PHOTOGRPAH
VILLA DEL SOL
LAND USE AMENDMENT ApPLICATION
--- -- _._---------~-------
,.)
o
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-_._~-----~--~~..__.
.-------- ....-
EXHIBIT E
MEMORANDUM
UTILITIES DEPT. NO. 99 - 331
,
TO: Michael Rumpf, Planning and Zoning Director
FROM: John A. Guidry, Utilities Director
DATE: December 9, 1999
SUBJECT: Property located and the northwest corner of the intersection of
Federal Highway and Old Dixie Highway
Analysis on availability of utilities relative to Request for Rezoning
In response to your memo no. PZ 99-267 we offer the following analysis:
1. The rezoning of this parcel would allow an increase of 244 residents over and
above that which is allowed by current zoning. Based upon this population
figure, the incremental increase for potable water demand is expected to be
48,800 gallons per day; the incremental increase for sanitary sewer demand is
expected to be 21,960 gallons per day. Both of these values are based upon
the City's adopted levels of service.
2. At this time, the City's water and sewage treatment facilities have sufficient
reserve capacity to service this incremental increase.
3. The adequacy of water distribution and sewage collection systems proximate
to the site will be evaluated as part of the site planning process. Any
improvements required will be the responsibility of the site developer.
I trust this response meets your needs. Please refer any additional questions on
this matter to Peter Mazzella of this office.
Attachment
JAG/PVM
Xc: File
'If"
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,
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January 6, 1999
PLAN!~ING AND
ZON!NG DEPT.
Ms. Tambri Heyden
Planning and Zoning Director
City of Boynton Beach
P.O. Box 310
Boynton Beach, FL 33435-0310
'IOCR PARP4ER FOR
SOLID WASTE SOLCTIO:\S
EXHIBIT F
Subj ect: Availability of Solid Waste Disposal Capacity
Dear Ms. Heyden:
The Solid Waste Authority of Palm Beach County hereby provides certification
that the Authority has disposal capacity available to accommodate the solid waste generation for
the municipalities and unincorporated county for the coming year of 1999. This letter also
constitutes notification of sufficient capacity for concurrency management and comprehensive
planning purposes. Capacity is available for both the coming year, and the five and ten year
planning periods specified in 9J-5.005(4).
As of September 30, 1998, the Authority's North County Landfills had an estimated
35,425,321 cubic yards of landfill capacity remaining. Based upon the existing Palm Beach
County population, the most recently available population growth rates published by the
University of Florida Bureau of Economic and Business and Research (BEBR), and projected
rates of solid waste generation, waste reduction and recycling, the Solid Waste Authority
forecasts that capacity will be available at the existing landfill through approximately the year
2023, assuming the depletion of the Class I and Class III landfills is balanced.
The Authority continues to pursue options to increase the life of its existing facilities and to
provide for all the County's current and future disposal and recycling needs. As part of its
responsibility, the Authority will provide an annual statement of disposal capacity, using the
most current BEBR projections available.
Please provide copies of this letter to your plan review and concurrency management staff.
If you have any questions or I can be of further assistance, please do not hesitate to contact
me.
Verv trulv vours.
Iir~'~
Marc C. Bruner, Ph.D.
Director of Planning and Environmental Programs
;501 North Jog Road. West Palm Beach. Florida 33412 (561) 640-4000 FAX (561) 640-3400
~I
EXHIBIT G
Table 21. Non-Conforming Residential Densities
Map Plan Existing
Index II Density Density Comments
1 10.8 38.3 Multi-Family
2 10.8 40.0 Multi-Family
3 10.8 18.1 Multi-Family: includes
Recre3tion Area
4 10.8 17.9 Multi-Family
5 10.8 29.0 Multi-Family
6 10.8 45.7 Multi-Family
7 10.8 30,0 Multi-Family
8 10.8 18.0 Multi-Family
9 10.8 20.3 Multi-Family
10 10.8 18.6 Multi-Family
11 10.8 27.7 Multi-Family
12 10.8 25.4 Multi-Family
13 10.8 32.2 Multi-Family
14 10.8 21.0 Multi-Family
15- 3.0 5.3 Single Family; County
Density; City Plan
indicates Mod Density
16- 8.0 8.1 Combination Single and
multi family; County
Density
17- 8.0 9.7 Single Family
Source: Walter H. Keller Jr., Inc. Note: Asterisked siteS are subject
to potential land use
modification per the
following Table 24.
Redevelopment Potential
As stated in the previous discussion, much of the coastal management study area is
characterized by established and stable land uses. Based on a historical observation
of more built-out communities funher to the south, coastal area redevelopment will
probably occur on a scattered basis, and only after the regional supply of vacant land
suitable for new fIrst stage development has been effectively diminished. Considering
the available vacant land in both the study area and in the area west of 1-95, the
potential for extensive areawide redevelopment is considered low within the ten-year
planning horizon.
In terms of residential activity, existing mobile home parks and a few underdeveloped
multifamily shoreline properties have the greatest potential for redevelopment. This
potential is highest in Planning Area 1 due to the proximity of these sites to Lake
Worth and the Boynton Inlet. Substantial renovation or reconstruction of existing
- 68-
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FIIilR 11 - NllN-CDN'0IIlD15 RESIOEJoITIAI. :E..s:-::;
CITY OF BOYNTON BEACH
CO~STAL ~~NAGE~ENT ELEMENT
~
~~-
.... ...
...-..-------
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-...----..--
SOURCE: Walter H. Keller Jr.. Inc.
May 1989
.-...--.'-
-...- ....
-67-
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_~l........ l
C. CONCURRENCY/COMPLIANCE
TRANSPORTATION
EXHIBIT H
REVISED
1. TRAFFIC DATA AND ANALYSIS REQUIREMENTS
a. Trip generation for the current future land use designation.
Based on ITE 6th Edition Generation Rates and ITE Trip Generation
Handbook for the pass by equation, the subject property is vested for
8,465 daily trips(ADT), 272 AM peak hour trips and 1132 PM peak hour
trips under the current future land use and as calculated below.
Average Daily Trip Calculation:
Use: Shopping Center (820)
Development Potential: 243,936 square feet
Generation Equation: Ln(T) = 0.643 Ln(243.936) + 5.866
Gross Daily Trips: 12,095
Pass By Equation: Ln(T) = -0.291 Ln(243.936) + 5.001
Pass By Percentage: 30.00%
Vested Daily Trips:
Gross Daily Trips
x Pass By Percentage
Pass By Trips
1 2,095
x 30.00%
3,629
Gross Daily Trips 12,095
x Pass By Trips - 3.629
Vested Project Trips (ADT) 8,465 trips/day
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
Ln(T} = 0.596 Ln(243.936) + 2.329
271 .82 or 272
PM Peak Equation:
PM Peak Trips:
Ln(T) = 0.660 Ln(243.936) + 3.403
11 31. 11 or 11 32
Villa Del Sol - LUA Application
City of Boynton Beach
Rsv. De:e~b2r8, 1999
13
C.':/. L ~ Ck=~.~EC7S-;\~'i.:. c.~ So: i:...:r;.<;:~ 1~;\!Lia1:C3../..~
b. Trip generation for the proposed future land use designation.
Based on 20 units per gross aae, the subject property will be permitted
up to 320 multi-family residential units upon approval of the proposed
land use amendment. Accordingly, the proposed devefopment would
generate 2,053 daily trips, 163 AM peak hour trips and 192 PM peak
hour trips and based on ITE 6th Edition Generation Rates and the
calculations shown below.
Average Daily Trip Calculation:
Use: Apartments (220)
Development Potential: 320 Units
Generation Equation: T = 5.994 x 320 + 134.114
Gross Daily Trips (ADT): 2052.194 or 2053 trips
AM/PM Peak Hour Calculation:
AM Peak Equation:
AM Peak Trips:
T = 0.497 x 320 + 3.238
1 62.28 or 1 63
PM Peak Equation:
PM Peak Trips:
T = 0.541 x 320 + 1 8.743
191.86 or 192
c. Effect on traffic generation.
The proposed land use amendment will reduce the trip generation
and impact on the adjacent roadways by 6,412 as calculated below.
Proposed Daily Trips
- Vested Daily Trips
Net Effect on Traffic Generation
2,053 tpd
- 8.465 tpd
-6,412 tpd
2. MASS TRANSIT OAT A AND ANALYSIS REQUIREMENTS
c. OAT A REQUIREMENTS
1) Mass transit provider:
The subject property is served by Palm Tran Route 1 according
to Fred Stubbs, Special Projects Coordinator of Palm Tran.
Villa Del Sol - LUA App!ication
City of Boynton Beach
Rev. December 8, 1999
14
c -:,~ L p -;:''?EOJECTs\\r.;::; C'!:l Sol t5:::,,"':1~Oil '\S}\,J.;aI2C8:',"~'pd
EXHIBIT "I"
Conditions of Approval
Project name: VILLA DEL SOL
File number: CPTA # 99-002
Reference:.Future Land Use Text Amendment application prepared bv Miller Land Planning Consultants. Inc.
dated October 1 1999
.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: None
UTILITIES
Comments: None
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Comments: None
BUILDING DIVISION
Comments: None
PARKS AND RECREATION
Comments: None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments:
X
1. The site design requirements should include variable north and south
setbacks based on project height:
a) North side adjacent to residential district only
1) 1 story - 40 feet
2) 2 stories - 45 feet
DEPARTMENTS INCLUDE REJECT
3) 3 stories - 60 feet
4) 4 stories - 100 feet
b) South side adjacent to residential 4istrict only
1) 1 story = 40 feet ..
2) 2 stories - 40 feet
3) 3 stories - 75 feet
4) 4 stories - 100 feet
X
2. The perimeter landscaping on the north and south sides shall include at
minimum, a hedge, 1 canopy tree spaced no greater than 20 feet, and
additional landscaping of varying height placed between trees. The
landscaping to be placed along the rights-of-way shall include serpentine
berm varying in height, A combination of palm and deciduous/canopy
trees densely spaced with a diversity of plant materials from ground covers
at varying height placed within the buffer.
X
3. Signage shall be compatible (in scale) with adjacent residential properties
and be designed in conjunction with materials to be repeated along the
perimeter such as posts, fence elements, small monument features, etc.
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
4. None
ADDITIONAL CITY COMMISSION CONDITIONS
5. To be determined.
MWR/dim
J:\SHRDATA\PLANNING\SHARED\WP\PROJECTSWILLA DEL SOL CPTA & LUAR\COND. OF APPROVAL P&D 12-14-99.DOC
--
..----
(averag~ p~sons per household as established by Palm Beach
County) the population would increase proximately 353 persons.
J 148 du x.2.39 perldu ~/35/per ns
L-= SS3. 01. 3St../,
4. Non-Residential Development Potential/Changes:
a) Current FLU designation:
A reasonable floor area ratio to use for the current Local Retail
Commercial land use designation is .35. Using the .35 FAR, the 16 acre
property under the current Local Retail Future Land Use designation
would support a maximum of 243,936 square feet of non-residential
development.
16 ac x 43,560 sflac x .35 = 243,936 sf
b) Proposed FLU designation:
The proposed Special High Density Residential land use designation of
the subject property would not allow for commercial uses. Therefore,
no commercial development would be permitted with the proposed
future land use designation.
c) Change in Non-Residential Square Footage:
The non-residential building area would be decreased by 243,946
square feet with the approval of the proposed change of the future
land use designation.
Villa Del Sol - LUA Application
City of Boynton Beach
7
October 1, 1999
F:"ua.wpd
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. 99-302
j
~
.,
TO: Chairman and Members
Planning and Development Board
FROM: Michael W. Rumpf
Planning and Zoning Director
DATE: December 10, 1999
SUBJECT: Villa del Sol (LUAR # 99-005, CPTA # 99-002)
Amendment to Comprehensive PlanText and Future Land Use Map and
Rezoning
PROJECT DESCRIPTION
Project/Applicant:
Villa del Sol/Grove Partners, L TD
Agent:
Bradley D. Miller, AICP
Owner:
Grove Partners, L TD
Location:
Northwest corner of the intersection ofPederal Highway
(US 1) and Old Dixie Highway; the subject property is
located within the expanded eRA area (see Exhibit A),
File No:
Land Use Amendment/Rezoning (LUAR 99-005)
Text Amendment (CPT A 99-002)
Property Description:
Vacant property consisting of 16 acres classified Local
Retail Commercial (LRC) on the Future Land Use Map and
zoned C-3 (Community Commercial)
Proposed change/use:
To amend the Future Land Use Map from LRC to Special
High Density Residential (SR), and rezone from C-3 to R-
3, Multi-family Residential. The applicant, Grove Partners,
L TD, is proposing these changes in order to develop the
subject property as a residential rental project named Villa
del Sol. The proposed land use change qualifies as a large
scale amendment pursuant to Chapter 163 F .S. This
proposed amendment is being reviewed for transmittal to
the Florida Department of Community Affairs (DCA).
1
Proposed change/
text amendment:
After transmittal and DCA review, the proposed
amendment may be scheduled for adoption in Mayor June
of20tlO.
,
w
The Comprehensive Plan text amendment will apply to
Planning Area I.p., as described in Se"tion VIII, Land Use
Problems and Opportunities of the Future Land Use
Element Support Document (pages 89 and 90). Section
VIII was adopted into the Plan by Policy 1.17.3 of the
Future Land Use Element.
The text currently reads as follows:
"1.p. Parcels at Northwest Corner of U.S. 1 and Old Dixie
Highway
Due to the limited demand for commercial floor space
along this segment of U.S. 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."
The proposed text reads:
"1.p. Parcels at Northwest Corner of U.S. 1 and Old Dixie
Highway
Due to the limited demand for commercial floor space
along this segment of U.S. 1, an initial recommendation of
the Comprehensive Plan adopted in 1989 was that these
parcels be taken out of the Local Retail Commercial land
use category, and placed in the Special High Density
Residential category. This recommendation was not
enacted because a site plan and construction drawings for a
shopping center on this site have been approved by the
City. The shopping center has not been developed and
the site plan and construction plan approvals have
expired. Therefore, these parcels should be taken out of
the Local Retail Commercial land use category and
placed in the Special High Density Residential category
to encourage development and revitalization of this area
of the City."
2
This text amendment and map amendment would allow for the conversion of the current
LRC classification of the subject property to the SH classification. The SH classification,
with the maximum density of 20 dwellings per acre, ociginated in the Coastal
Management Element of the Comprehensive Plan to encourage infill development south
of Woolbright Road; the application of this land use category is limited to the Coastal
Area.
In connection with this amendment, Table # 24 - Site Specific Future Land Use and
Design Considerations - within the Coastal Management Support Document is to be
amended to show the 16 acre increase of the SH classification (Map Area # 16). Table #
24 was adopted into the Plan by Policy 7.9.6, and in part, describes the size of the area to
which the SH classification and design recommendations apply (see reference. map and
Table #24 within Exhibit B). These specific design recommendations are intended to
mitigate any potential impacts generated by development at this higher density. The
design considerations include expanded setbacks, which increase with building height
(e.g. 3- story -75 feet, and 4- story - 100 feet). Logically, if the SH area is expanded to
include the subject property, the corresponding design recommendations should apply to
the new area, and Table #24 should be revised to accurately describe the property within
map Area # 16.
Adjacent Land Use and Zoning:
Subdivision/Use Existing Use FLU Zoning
Name
North: Homing Inn Residential Local Retail C-3 (NE)
(NE) (NE) R-3 (NW)
Los Mangos High Density
(NW) Residential
(NW)
South: Texaco/ Gas Station/ Local Retail C-3 (SE)
Shopping Shopping (SE) R- 1 (SW)
Center (SE) Center (SE) Medium
Scattered Single Family Density
Single Family Residential Residential
(SW) (SW) (SW)
East: Colonial Club 2 & 3 Story High Density R-3
Condominiums Residential Residential
Condominium
s
West FEC Railroad Railroad ROW N/A N/A
Farther Agricultural use mango farm Medium R-2
West: Density
Residential
3
PROJECT ANALYSIS
The criteria used to review Comprehensive Plan amendments are listed in Land
Development Regulations, Chapter,2, Section 9, Administration and Enforcement, Item
C, Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of
a staff analysis when the proposed change includes an amendment to the Comprehensive
Plan Future Land Use Map.
a. Whether the proposed rezoning would be consistent with applicable
comprehensive plan policies including but not limited to, a prohibition against
any increase in dwelling unit density exceeding 50 in the hurricane evacuation
zone without written approval of the Palm Beach County Emergency Planning
Division and the City's risk manager. The planning department shall also
recommend limitations or requirements, which would have to be imposed on
subsequent development of the property, in order to comply with policies
contained in the comprehensive plan.
With regard to the aforementioned written approvals of the Palm Beach County
Emergency Planning Division and the City's risk manager, there is an inconsistency
between the criteria specified in the Land Development Regulations and the
Comprehensive Plan. Pursuant to the Comprehensive Plan Policy 1.12.1, such written
approvals are required if the proposed density increase results in the increase of 50 or
more dwelling units. Since the proposed density increase for the subject property will
result in a potential increase of 148 dwelling units, the application will be forwarded to
the Palm Beach County Emergency Planning Division for review.
The proposed rezoning is generally consistent with Comprehensive Plan objectives and
policies regarding compatibility of the proposed land use classification with adjacent land
uses, the availability of service capacity, and the Comprehensive Plan's projected surplus
of commercial land.
In particular, the proposed amendment /rezoning must comply with the following
policies:
1. Policies requiring the consistency with the Coastal Management Element and
encouraging infill development compatible with the Community Redevelopment
Plan:
Policy 1.9.1 (Future Land Use Element) - "Implement the land
use and redevelopment policies contained within the Coastal
Management Element"
Policy 1.13.3(Future Land Use Element) - "Encourage infill
development and redevelopment by adopting and
implementing the Community Redevelopment Plans, and the
policies contained in the Coastal Management Element".
4
The subject property is located within the Coastal Area as described
!
within the Coastal Management Element Support Documents. The SH
classification was established in the Plan to encourage development and
redevelopment in the Coastal Management Area (see Exhibit C - except
from Future Land Use Support Document). The subject property, as
indicated in the Comprehensive Plan text, was originally recommended
for the proposed SH designation.
2. Policies calling for monitoring of commercial land uses for consistency with
demand for such uses:
Policy 1.19.6 (Future Land Use Element) - "...do not allow
commercial acreage which is qreater than the demand which
has been proiected..."
Policy 1,19.7 (Future Land Use Element) - "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".
The replacement of this commercial use with a residential classification is
consistent with the Comprehensive Plan, as the analysis of data in the
Coastal Management Support Document does not project an increase of
demand for commercial uses in that area. The Plan recommends, where
appropriate, the replacement of commercial uses with residential uses.
The results of the analysis - a suggested surplus of commercial land- are
consistent with the history of the subject property: it was never developed
within its current Local Retail Commercial designation, in spite of the
previous site plan approval for a shopping center. Staff has not evaluated
the current demand for commercial uses: however, the Commercial
Needs Assessment report, completed by the Palm Beach County Planning
Division in August of 1999, provides future (2015) projections of need for
commercial space and compares the need to the existing and potential
supply. According to the study, the subject area shows a surplus of both
retail and office space.
3. The following additional objectives and policies addressed below
are either typically referenced by the Florida Department of
Community Affairs (DCA), or required by them to be analyzed in the
review of proposed amendments:
5
Obiective 1.2 (Future Land Use Element - "Coordinate future land
uses with soil conditions so that urban land uses are prohibited in
,
locations where it is not 'economical to remove or treat unsuitable
soils..."; and ~
Policy 1.2.2(Future Land Use Element- "...prohibit development of urban
land uses where the removal or treatment of unsuitable soils would be
uneconomical, provide that unstable soils shall be removed in all construction
and land development sites where soils would affect the performance of
infrastructure, drainage... "
No extreme soil conditions are known to be characteristic of this property. Furthermore,
policies such as those above will ensure the use of proper development techniques.
Ob;ective 4.4(Conservation Element) - "The City shall, .....protect all remaining
areas of substantive native upland and wetland vegetation and eliminate
undesirable exotic tree species. ";
Policy 4.5.1 (Conservation Element) - "In the event that a site survey indicates
the existence of a representative plant of animal species designated as
endangered or threatened on Federal, State or Florida Committee on Rare and
Endangered Plants and Animal lists, the developer shall prepare a plan in
consultation with the Florida Game and Freshwater Fish Commission and the
Us. Fish and Wildlife Services for protecting the resident population.
Preservation should be provided to the satisfaction of the City Planning Staff in
consultation with the Federal and State agencies. "
Policy 1.11.14 (Future Land Use Element) - "... providefor open space
preservation by requiring the preservation of25% of all "A ", HE", and "C"
rated sites... ".
Except for the trees shown on the survey, the site has been predominately
cleared of vegetation. The site is not listed as a natural resource area (an
"A", "B" or "C" site) in the Conservation Element of the Comprehensive
Plan and there are no wetlands or known wildlife on the property.
However, actions indicated in policy 4.5.1. will be undertaken should a
subsequent site survey prove otherwise.
Obiective 1. 11 (Future Land Use Element) - "... future land uses shall
include provisions for the protection of ...archeological resources
and historic buildings..."
There are no archeological amenities known to exist on the subject
property.
6
b. Whether the proposed rezoning would be contrary to the established land use
pattern, or would create an',isolated district unrelated to adjacent and nearby
districts, or would constitute a grant of special privilege to an individual
property owner as contrasted with the protection of the public welfare.
The proposed rezoning is reasonably consistent with the established land
use patterns. The adjacent properties are predominantly zoned
residential, except for the two C-3-zoned parcels to the north-and
southeast of the subject property. However, the first of the two properties
is developed as the Homing Inn - a use equivalent to high density
residential. Although the proposed amendment represents a rather
extreme contrast in intensity compared to the adjacent single family
homes, enhanced setbacks and buffering would minimize direct impacts,
and traffic impacts should be minimal as the adjacent neighborhoods are
isolated without through streets, and project traffic will predominantly
follow a direct route to US-1 .
c. Whether changed or changing conditions make the proposed rezoning
desirable.
After the attempt to develop a shopping center on the subject property
failed, it has remained vacant for over 10 years. Based on this history and
the request to rezone the subject property, its commercial value may be
declining. The proposed zoning is also desirable in view of the increasingly
active efforts to redirect development from areas next to the Everglades
towards Southeast Florida's existing urban core. The Eastward Ho!
initiative, which focuses on such efforts, was recommended by the
Governor's Commission for a Sustainable South Florida in its October 1995
Initial Report (see Exhibit D). Given the high population growth projected
for the next decade, one of the program's main objectives is for the
eastern urban restoration and redevelopment to capture a greatest
possible percentage of that projected growth. Accordingly, Palm Beach
County proposes increased concentrations of residential uses within this
area. Moreover, higher density residential uses are also more efficient,
particularly in terms of infrastructure, which makes the proposed
reclassification and rezoning consistent with the Eastward Hol goal of
advancing the efficient use of land. Higher densities and increased
populations (particular of a diverse age and income class) in eastern
areas will provide support for economic revitalization and downtown
redevelopment.
d. Whether tI,e proposed rezoning would be compatible with utility systems,
roadways, and other public facilities.
7
to a comprehensive plan, and that the maximum potential demand upon
public facilities be determined.
The following Comprehensive Plarl'policies specify general requirements concerning the
availability of services, in particular with regard to infill development as in the case of the
subject property:
Policy 7.3.3. (Future Land Use Element} - ". ..limit the type,
intensity, extent and location of land uses to those which the
traffic generated by same can be accommodated ... without
exceeding the levels of service set forth... "
Policy 7.4.4. {Future Land Use Element} - "...limit the type,
intensity, extent and location of land uses to those which the
traffic generated by same can be accommodated by the
potable water system..."
Policy 1.4.5. (Future Land Use Element) - " residential densities
shall not be increased above those which were assumed in
projecting water demand in the Potable Water Sub-Element
unless it can be demonstrated that capacity will be obtained
by reducing the land use density or intensity elsewhere... "
Policy 7,5.4. {Future Land Use Element} - ".. . limit the type,
intensity, extent and location of land uses to those which the
traffic generated by same can be accommodated by the
sanitary sewer system... "
Policy 1.5.5. {Future Land Use Element} -" residential densities
shall not be increased above those which were assumed in
projecting sewer flows in the Potable Water Sub-Element unless
it can be demonstrated that capacity will be obtained by
reducing the land use density or intensity elsewhere... "
Policy 3.A.5. 7. (Sanitary Sewer Sub-Element) "In fill
development and redevelopment will be encouraged only in
areas presently served adequately by sanitary sewer facilities".
Policy 3.e.5.1. (Potable Water Sub-Element) "In fill
development and redevelopment will be encouraged only in
areas presently served adequately by potable water facilities".
Policy 1 .5.5. has been determined to be unrealistic and overly restrictive
as it would prevent any intensification of land use changes despite the
8
magnitude of change or facility capacity. The EAR recommended that
this policy be deleted and that the intent be addressed by the
1
modification of Policy 1.5.4: to include "density" as a development
characteristic tied to capacity.
The following facilities were analyzed in order to ensure that capacity is
available:
1) Roads: The traffic statement has been submitted and indicates that
the proposed amendment will represent a reduction of 6,412 average
daily trips and therefore lower demand on the immediate roadway
network (see Exhibit H). Moreover, the location and the proposed
zoning qualify the subject property for Coastal Residential Exception
under the Palm Beach County Traffic Performance Standards
Ordinance (Section 15. (I) L). The Coastal Residential exception to the
level of service requirements as defined by the subject ordinance is a
policy tool intended to promote urban infill and redevelopment, and
deter urban sprawl. It allows residential projects located in the area
delineated by the ordinance to receive a Site Specific Development
Order notwithstanding the standards set by the said ordinance.
Consequently, the submitted traffic statement will be submitted to the
County for informational purposes only.
2) Water/Sewer: The City's Utility Department reviewed the proposed
amendment and indicated that water and sewer capacities are
available to serve the maximum demands to be generated on this site
(see Exhibit E).
3) Solid Waste: The Solid Waste Authority issues an annual notice relative
to operating capacity. Ample capacity currently exist to serve the
future solid waste collection and disposal needs generated on this site.
This limited, non-quantitative review by the Solid Waste Authority is
provided through a standard letter that they request be used for
availability of facility analysis until subsequent notice is received from
them (see Exhibit F).
4) Drainage: An analysis of drainage facilities from the Lake Worth
Drainage District is pending. Development of this site must comply with
both the City's drainage requirements and those imposed by the Lake
Worth Drainage District: and
5) Recreation: The reclassification to SH represents an increase of 147
dwelling units above that considered for residential development
9
within the current designation and zoning. This increase equates to an
estimated 243 persons (14? units multiplied by 1.65 persons per unit, an
average number of persons per household in this Census tract as
estimated by Palm Beach 'County).
a) NEIGHBORHOOD PARKS - The 1989 Comprehensive Plan
designated 20 different geographic areas for evaluating level of
service for neighborhood parks. The proposed amendment site is
located in area # 18. Neighborhood park levels of service will
likely be met on site. As with nearly all comparable coastal area
developments, on site recreation facilities will likely include open
space, gym, swimming pool and possibly tennis courts.
Furthermore, a recreation impact fee will be collected at the site
plan review stage which will contribute to the
construction/improvement of recreation resources which serve
the area.
b) DISTRICT PARKS - The needs analysis for district parks was
updated as part of the EAR. Using the adopted level of service
standard of 2.5 acres per 1,000 persons, the City, in 1996,
experienced a surplus of 10 acres of district parks. The proposed
amendment will not have a negative impact on adopted LOS
standards.
c) RECREATION FACILITIES - The 1989 Comprehensive Plan adopted
LOS standards for 18 recreation facilities. The EAR updated the
needs analysis for these facilities and found them to meet or
exceed the adopted LOS standards. The proposed amendment
will provide recreation amenities on site. The adopted LOS will
not be adversely impacted.
E) SCHOOLS - Palm Beach County School Board has been
notified and review is pending.
e. Whether the proposed rezoning would be compatible with current and future use of
adjacent and nearby properties, or would affect property values of adjacent
properties.
Changing the land use and zoning for this site represents a slight
deintensification of the property compared to the current permitted
commercial use, as traffic generation is projected to decrease. The
proposed residential use is generally consistent with the abutting
residential properties except for the existing commercial development to
10
the south and the contrast in densities. As for compatibility with adjacent
uses regarding the propo~ed SH classification, the special design
considerations will be applied to this classification to offset the potential
impacts of the higher densrty upon adjacent properties. It should be
noted that the actual densities vary greatly along the City's coastal area,
ranging between 18.8 dwellings units per acre to 45.7 dwellings per acre
(including a number of residential developments south of Woolbright
Road) as documented in the Comprehensive Plan (see Exhibit G).
According to the Plan, the Colonial Club condominiums east of the
subject property have a legal, non-conforming density of 21 dwelling units
per acre.
f. whether the property is physically and economically developable under the existing
zoning.
Since a shopping center has previously been approved for the site, it is not
likely that any unique physical constraints would limit development.
However, under the current Local Retail Commercial land used
designation, the subject property has been vacant for over 10 years. This
indicates that even though it is physically developable, its development,
either as a commercial property, or a residential development at a
conventional High Density Residential classification with a density of 10.8
units per acre. has not been economically feasible.
g. whether the proposed rezoning is of a scale which is reasonably related to the needs
of the neighborhood and the city as a whole.
Criteria for evaluating the relationship between the proposed
amendments and development related to the needs of the
neighborhood and the City include service demands, density, use, value
and accomplishment of, and consistency with, Comprehensive Plan
policies. As indicated above, ample capacity exists to serve the maximum
potential service needs generated by this proposed project, and the
maximum density is midway between the densities existing throughout the
City's coastal area. The amendment request would comply with the initial
intent of the Comprehensive Plan through the residential development of
this area. The adjacent property values would be enhanced through
application of the more stringent design standards for the proposed
project. Also, as indicated in the Palm Beach County Commercial Needs
Assessment Report of August 1999, a surplus of commercial space exists in
the area and extends north to Boynton Beach Boulvard, west to 1- 95 and
south well beyond the City's limits (to the Palm Beach County border). The
total surplus of the retail and office space for this area has been
11
estimated to be 1,927,830 square feet, based on comparison of the 2015
estimates of need and the existing and potential supply.
,
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
No vacant parcels of equal or similar size with designations allowing
densities over 10.8 dwelling units per acre and with a similar location -
close to U.S. 1 and the Intracoastal Waterway - are currently available in
either of these locations. The multiple parcels currently classified SH (e.g.
Gentleman Jim's/Merkel's), has recently been assembled and is
anticipated to soon be the subject of a site plan application by a
different party.
RECOMMENDATION
The Planning and Zoning Division recommends that the applications
submitted by Grove Partners, LTD for Special High Density Residential land
use and R-3 (High Density Residential) zoning be approved, based on the
following:
1. The proposed amendments and zoning would be consistent with
Comprehensive Plan objectives and policies;
2. The proposed amendments would not be contrary to the
established land use pattern, nor would they create an isolated
district unrelated to adjacent and nearby districts, and nor would it
constitute a grant of special privileges to an individual property;
3. The proposed land use and zoning would be compatible with
capacities of utility systems, roadways, and other public facilities;
4. The proposed land use and zoning would be compatible with the
current and future use of adjacent and nearby properties, and
would not affect negatively the property values of adjacent or
nearby properties;
5. The proposed land use and zoning relates in a reasonable way to
the needs of the neighborhood and the City as a whole;
6. The proposed land use and zoning is consistent with the goals and
policies of the Eastward Ho! movement, which seeks to revitalize
12
urban areas, contain urban sprawl and promote infill and
redevelopment.
I
?
7. The value of the propbsed residential rental project which would
target higher income households, will significantly increase the eRA
area tax base.
This recommendation is subject to the conditions of approval listed in
Exhibit "I", which require that the text amendment includes corresponding
site specific design considerations within Table 24 intended to reduce the
appearance of density from adjacent rights-of-way and adjacent
properties. Such design requirements include the following:
1. Variable north and south setbacks based on project height (e.g.
north side adjacent to residential district only; 1 story - 40 feet; 2
stories - 45 feet; 3 stories - 60 feet; and 4 story - 100 feet. South side
adjacent to residential district, only; 1 story - 40 feet; 2 stories - 50
feet; 3 stories - 75 feet; 4 stories - 100 feet).
2. Perimeter landscaping on the north and south sides shall be both
visually pleasing and shall include at minimum, a hedge, 1 canopy
tree spaced no greater than 20 feet, and additional landscaping of
varying height placed between rights-of-way shall include a small
serpentine berm varying in height. The landscaping should include
a combination of palm and deciduous/canopy trees densely
spaced with a diversity of plant materials from ground covers at
varying height placed within the buffer.
3. Signage shall be compatible (in scale) with adjacent residential
properties and be designed in conjunction with materials to be
repeated along the perimeter such as posts, fence elements, small
monument features, etc.
J:ISHRDATAIPLANNINGlSHAREDlWPIPROJECTSlVllLA DEL SOL CPTA & lUARIVllLADElSOlSTAFFREPORT.DOC
13
FUTU~E: LAND USE r..AP
COMPREHENSIVE PLAN, CITY OF BOYNTON BEACH
Present future land use map designations of subject property and abutting properties
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FIQR 11 - IOH:CN'DIIlINli RESIDENTIAL :::E~:'::5
CITY OF BOYNTON BEACH
COASTAL MANAGEMENT ELEMENT
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SOURCE: Walter H. Keller Jr., Inc.
May 1989
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EXHIBIT C
There is one other portion of the Coastal Area in which commercial
redevelopment is desirable. The segment of u.s. 1 near the southern eit}
limit currently contains a significant number of vacant parcels, obsolete
buildings, and marginal commercial uses. In order to upgrade the
properties fronting on U.S.~l, the Coastal Management Element recommend~
that the existing Local Ret?il land use category be maintained, rather
than permitting heavy commercial uses. Heavy commercial uses would be
limited to the parcels which front on Old Dixie Highway. In order to
absorb some of the commercial acreage along u.s. 1, the coastal
Management Element recommends that new car sales be allowed on the C-3
zoned property south of Old Dixie Highway, on parcels that have a minimum
area of 2 acres.
There are several parcels and areas where increased residential densities
are recommended, in order to encourage infill development. There are two
small parcels, of 1.6 acres and 1.2 acres, located on the north side of
Dimmick Road and at the end of Las Palmas Avenue, where it is recommended
that the land use category be changed from Low Density (4.84 dwellings
per acre) to High Density Residential (lO~ dwellings per acre). These
density increases are contingent on limiting development to two-story
townhouses.
~
In order to encourage infill development south of Woolbright Road, the
Coastal Management Element recommends that the density be increased on
the largest remaining vacant multiple-family parcels. currently, the
maximum residential density in the City is 10.8 dwellings per acre. The
Coastal Management Element recommends that a Special High Density land
use category be created, with a maximum density of 20 dwellings per acre.
The application of this land use category would be limited to the Coast?'
Area, however. The parcel in question is located along the Intracoastc
Waterway and is partly occupied by mangroves. Although the mangroves ar~
protected by law, it would be possible for this density to be transferred
to the upland portions of this property. It is also recommended, in this
e ement, that residential densities of up to 40 dwellings per acre be
permitted in the CBD zoning district, and that this density be applied 1n
addition to the commercial intensity which is permitted in the CBO zoning
district.
Many of the existing multi-family projects in the Coastal Area exceed the
maximum density which is shown on the Future Land Use Plan. The High
Density Residential category of the land use plan allows for densities up
to 10.8 dwellings per acre, whereas existing multi-family projects have
densities which range from 17 to 46 dwellings per acre. It is
recommended in the Coastal Management Element as well as in this element
that the perpetuation of these projects at their existing densities be
permitted, for two reasons: First, because public facilities in the
Coastal Area are sufficient to serve these densities; and second, because
classifying these densities as non-conforming makes it difficult for
potential buyers of these units to obtain mortgages, which creates a
hardship for the existing owners, who are often elderly persons with
moderate incomes. It is not desirable, however, for the City to create
higher-density land use categories to accommodate the existing density cf
these projects, since it would then be possible for property owners in
other areas of the City to request the same density. Also, the large
49
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