AGENDA DOCUMENTS
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORIYI
Requested City Commission Date Final Form i\lust be Turned Requ~sted City Comr.1ission Dat~ Fina: Fernl :Vlust be Turned
Meeting Dates in to City Clerk's Oftice :>'keting Dates in to Citv Clerk's OfCice
0 November 21, 2000 ~ovember 9,2000 (5:00 pm.) 0 January 16, 2001 JJnt;:!ry 3, 2001 (5:00 p.m.)
0 December 5, 2000 November 22, 2000 (5:00 pm.) 0 Februarj 6. 2001 Ja:1u:!ry [7,2001 (5:00 p.m.)
0 December 19, 2000 December 6, 2000 (5:00 pm.) 0 Feb:uary 20, 200 I February 7, 200 [ (5:00 p.m.)
0 January 2, 200 I December 20, 2000 (5:00 p.m.) 0 M:!rch 6, 2001 Febr:;ary 21,2001 (5:00 p.m.)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing 0 Legal
0 Bids 0 Un[mished Business
0 Announcement 0 Presentation
RECOMMENDATION: Please place the attached ordinance, pertaining to the request below, on the January 2,2001, City
Commission agenda under Legal-Ordinance 1 S[ Reading. As you may recall, the amendment was approved for transmittal to
the Florida Department of Community Affairs (DCA) at the July 18, 2000, City Commission meeting to amend the
Comprehensive Plan Future Land Use Map from Local Retail commercial (LRC) to High Density Residential (HDR) for
14.18 acres. There are no objections, recommendations or comments by the DCA. Staff recommends this request be
approved, in connection \vith the approval of the corres~onding application for rezoning/master plan modification.
EXPLAt~ATION:
PROJECT NAt\t1E:
AGENT:
O\v'"0ER:
LOCATION:
DESCRIPTION:
WOOD PARTNERS
Kilday & Associates, Inc
Wood Partners
\Vest side ofSW 8th Street approximately 118 mile north of Woolbright Road
Request to amend the Comprehensive Plan Future Land Use Map from Local Retail Commercial
(LRC) to High Density Residential (HDR) for 14.18 acres.
PROGRAt\-l IMPACT:
N/A
FISCAL IMP ACT:
?'-i/A
AL TER ~A TIVES: Approval of this amendment would be consistent with previous Commission action \vhen the
proposed amendment was originally transmitted.
City iYIanager's Sigmrure
City Attorney! Finance / Human Resources
J:"SHRDA TA'Planning'SI-L\RED\WP'PROJECTS\WooJ P~rtners LL'.-\R-REZ\'-\IP\1 DeC 01-02-0 I ag~~da r~qu~s,.CO[
r '.'
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned
Meeting Dates in to City Clerk's Office
Requested City Commission
Meeting Dates
Date Final Form Must be Turned
in to City Clerk's Office
o November 21, 2000
o December 5, 2000
o December 19,2000
o January 2,2001
NATURE OF
AGENDA ITEM
November 9, 2000 (5:00 p.m.) 0 January 16,2001
November 22, 2000 (5:00 p.m.) 0 February 6, 2001
December 6, 2000 (5:00 p.rn.) 0 February 20, 2001
December 20, 2000 (5:00 p.rn.) 0 March 6, 2001
January 3, 2001 (5:00 p.rn.)
January 17,2001 (5:00 p.m.)
February 7, 2001 (5:00 p.m.)
February 21, 2001 (5:00 p.m.)
o Administrative
o Consent Agenda
o Public Hearing
o Bids
o Announcement
o Development Plans
o New Business
o Legal
o Unfmished Business
o Presentation
RECOMMENDATION: Please place this request on the January 16, 2000 City Commission Agenda under Legal,
Ordinances-2nd Reading. This ordinance was approved on 1st Reading by the City Commission on January 2, 2001. The
Planning and Development Board, with a 3-3 tie-vote, forwarded this request with a recommendation for denial. For further
details pertaining to this request see Department of Development Memorandum No. PZ 00-338.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
WOOLBRIGHT PLACE Pun (WOOD PARTNERS)
Kilday & Associates, Inc.
Wood Partners
West side of S. W. 8th Street, approximately 1/8 mile north of Woolbright Road
Request for rezoning from PCD to PUD and amend the previously approved PUD master plan to
allow for construction of multi-family dwellings, on 14.18 acres at a density of 10.8 DUlAC.
FISCAL IMPACT: NIA
PROGRAM IMPACT: N/A
ALTERNATIVES: N/A
City Manager's Signature
City Attorney 1 Finance 1 Human Resources
IICH\MAIN\SHRDATA\PLANNINGISHAREDlWPIPROJECTSIWOOD PARTNERS LUAR-REZN-MPMDI WOOD PARTh"ERS REZONING & WOOLBRIGHT PLACE PUDICC 1-16-01 AGENDA
REQUEST. DOT
Requested City Commission
Meeting Dates
o November 21, 2000
o December 5, 2000
o December 19,2000
o January 2,2001
NATURE OF
AGENDA ITEM
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Date Final Form Must be Turned
in to City Clerk's Office
Requested City Commission
Meeting Dates
Date Final Form Must be Turned
in to City Clerk's Office
November 9, 2000 (5:00 p.m.) 0 January 16,2001
November 22,2000 (5:00 p.m.) 0 February 6, 2001
December 6,2000 (5:00 p.m.) 0 February 20,2001
December 20,2000 (5:00 p.m.) 0 March 6, 2001
January 3,2001 (5:00 p.m.)
January 17,2001 (5:00 p.m.)
February 7, 2001 (5:00 p.m.)
February 21, 2001 (5:00 p.m.)
o Administrative
o Consent Agenda
o Public Hearing
o Bids
o Announcement
o Development Plans
o New Business
IZI Legal
o Unfmished Business
o Presentation
RECOMMENDATION: Please place the attached ordinance, pertaining to the request below, on the January 16, 2001, City
Commission agenda under Legal, Ordinances-2nd Reading. This ordinance was approved on 1 S! Reading by the City
Commission on January 2,2001. As you may recall, the amendment was approved for transmittal to the Florida Department
of Community Affairs (DCA) at the July 18, 2000, City Commission meeting to amend the Comprehensive Plan Future Land
Use Map from Local Retail commercial (LRC) to High Density Residential (HDR) for 14.18 acres. There are no objections,
recommendations or comments by the DCA. Staff recommends this request be approved, in connection with the approval of
the corresponding application for rezoning/master plan modification.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
WOOD PARTNERS
Kilday & Associates, Inc
Wood Partners
West side ofSW 8th Street approximately 1/8 mile north of Woolbright Road
Request to amend the Comprehensive Plan Future Land Use Map from Local Retail Commercial
(LRC) to High Density Residential (HDR) for 14.18 acres.
PROGRA;.\-1 IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: Approval of this amendment would be consistent with previous Commission action when the
proposed amendment was originally transmitted.
7L~(J~
Planning and 20' irector
~
City Manager's Signature
City Attorney 1 Finance / Human Resources
J:\SHRDA T A \Planning\SHARED\ WP\PROJECTS\ Wood Partners LUAR-REZN-MPMD\CC 01-16-0 I agenda request.dot
Requested City Commission
Meetinl! Dales
o November 2 I, 2000
o December 5, 2000
o December 19,2000
r8l January 2, 200 I
NATURE OF
AGENDA ITEM
'~~/fti
1.
&0/00_,
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Date Final Form Must be Turned
in to City Clerk's Office
Requested City Commission
Meetinl! Dates
Date Final Form Must be Turned
in to City Clerk's Office
November 9, 2000 (5:00 p.m.) 0 January 16,2001
November 22,2000 (5:00 p.m.) 0 February 6, 2001
December 6,2000 (5:00 p.m.) 0 February 20, 2001
December 20, 2000 (5:00 p.m.) 0 March 6, 2001
January 3, 2001 (5:00 p.m.)
January 17,2001 (5:00 p.m.)
February 7, 2001 (5:00 p.m.)
February 21, 2001 (5:00 p.m.)
o Administrative
o Consent Agenda
o Public Hearing
o Bids
o Announcement
o Development Plans
o New Business
r8l Legal
o Un[mished Business
o Presentation
RECOMMENDATION: Please place this request on the January 2, 2000 City Commission Agenda under Ordinances-
First Reading. The City Commission approved this item on December 19th, and the Plannm,g and Development Board, with
a 3-3 tie-vote, forwarded this request with a recommendation for denial, For further details pertaining to this request see
Department of Development Memorandum No, PZ 00-338.
ALTE~VES: N/A
r:)( Li~'A- ~t/:J ",,,ut"h/'F
Planning and Zoning Di4ctor
~~
el e partment rrector
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
PROGRAMIMWACT: NM
FISCAL IMPACT: N/A
WOOLBRIGHT PLACE Pun (WOOD PARTNERS)
Kilday & Associates, Inc.
Wood Partners
West side of S.W, 8th Street, approximately 118 mile north of Woolbright Road
Request for rezoning from PCD to PUD and amend the previously approved PUD master plan to
allow for construction of multi-family dwellings, on 14.18 acres at a density of 10.8 DUlAC.
City Manager's Signature
City Attorney / Finance I Human Resources
\\CH\MAIN\SHRDATAIPLANNlNGISHARED\WPIPROJECTSIWOOD PARTNERS LUAR-REZN-MP~I WOOD PARTNERS REZO:olING & WOOLBRIGHT PLACE PUDICC 1-2-01 AGENDA
REQUEST-DOT
Requested City Commission
I Meeting Dates
o November 21, 2000
[8J December 5, 2000
o December 19,2000
o January 2, 2001
NATURE OF
AGENDA ITE:\tl
'?f Z N - 00 () 0 ~
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORlVI
Date Final Form Must be Turned
in to City Clerk's Office
Requested City Commission
Meeting Dates
Date Final Form Must be Turned
in to City Clerk's Office
November 9,2000 (5:00 p.m.) 0 January 16,2001
November 22,2000 (5:00 p.m.) 0 February 6, 2001
December 6, 2000 (5:00 p.m.) 0 February 20, 2001
December 20, 2000 (5:00 p.m.) 0 March 6, 2001
January 3, 2001 (5:00 p.m.)
January 17,2001 (5:00 p.rn.)
February 7, 2001 (5:00 p.m.)
February 21, 2001 (5:00 p.m.)
o Administrative
o Consent Agenda
[8J Public Hearing
o Bids
o Announcement
o Development Plans
o New Business
o Legal
o Unfmished Business
o Presentation
RECOMMENDATION: Please place this request on the December 5, 2000 City Commission Agenda under Public Hearing
The Planning and Development Board, with a 3-3 tie-vote, therefore forwards this request with a recommendation for denial.
For further details pertaining to this request see attached Department of Development Memorandum No. PZ 00-338.
EXPLA.t~ATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
WOOLBRIGHT PLACE Pl.TD (WOOD PARTNERS)
Kilday & Associates, Inc.
Wood Partners
West side of S.W. 8th Street, approximately 1/8 mile north of Woolbright Road
Request for rezoning from PCD to PTJD and amend the previously approved PUD master plan to
allow for construction of multi-family dwellings, on 14.18 acres at a density of 10.8 DUlAC.
ALTERNATIVES: N/A
o
USrI,4 ~~i/ --,.{>L
Planning and Zoning Director
'n I kf. tvrn (F
City Manager's Signature
City Attorney I Finance I Human Resources
Development Department Director
IICH'.\1ANoSHRDATAIPL\NNING\SHAREO\WP'.PROJECTS\WOOO PARTNERS LUAR-REZ:>i-~IP~lD\ WOOD PARThl:RS REZOSI:>iG & WOOLBRlGHT PL\CE PL'O',CC le-5-00 AGE:>iOA
REQUEST. DOT
DEVELOPMENT DEPARTMENT
MEMORANDUM NO. PZ 00-338
TO:
Chairman and Members
Planning and Development Board
Michael W. Rum{l tIZ---
Director of Pla~i~~d Zoning
Dick Hudson jj JJ
Senior Planner
THROUGH:
FROM:
DATE:
November 20, 2000
Project/Applicant:
PROJECT DESCRIPTION
Wood Partners Development
Agent:
Chris Kerr/Kilday & Associates, Inc
Owner:
First Baptist Church of Boynton Beach
Location:
West side of SW 8th Street approximately 1/8 mile north of Woolbright
Road
File No:
Rezoning (REZN 00-003)
Property Description: Vacant property consisting of 14.18 acres, with approval of an amendment
from Local Retail Commercial to High Density Residential (10.8 du/ac)
land use classification and having Planned Commercial Development (PCD)
zoning.
Proposed change/use: To rezone the property to Planned Unit Development (PUD) and to
reassemble this property with the Woolbright Place PUD. It is expected
that the property will be developed with approximately 220 units of multi-
family housing. To that end an application for site plan approval is
currently moving through the City's review process. Approval of the
rezoning will coincide with the adoption of the previously approved Land
Use Amendment.
Adjacent Land Uses and Zoning:
North Water management area and preserve area of Woolbright Place PUD designated High
Density Residential land use and PUD zoning with Land Use Intensity of 5;
South
Developed commercial land (Cracker Barrel Restaurant), a part of Shoppes of
Woolbright PCD designated Local Retail Commercial land use with PCD zoning;
East
Right of way of SW 8th Street, and farther east, developed multi-family dwellings
(Vinings of Boynton Beach) of the Woolbright Place PUD, designated High Density
Wood Partners Development
Page 2
File Number: LUAR 00-003
Residential land use and PUD zoning with Land Use Intensity of 5;
West Lake Worth Drainage District E-4 Canal, and farther west, developed single family
homes (Palm Beach Leisureville) designated Moderate Density Residential land use
(maximum density of 7.26 du/ac) with R-1AA single family (PUD) zoning.
BACKGROUND
The subject parcel was originally a part of the Woolbright Place PUD and was purchased by the
First Baptist Church of Boynton Beach, in 1986, as the future location of their new church
building/school campus. In 1997, having decided to not relocate to the property, the First Baptist
Church requested a land use amendment and rezoning from Moderate Density Residential (7.26
du/ac) and Planned Unit Development to Local Retail Commercial and Planned Commercial
Development (PCD). The requested changes were to allow for development of a health care
campus with a nursing home, assisted care living facility and medical offices.
The amendment was adopted by Ordinance No. 098-24 on July 21, 1998, and found "In
Compliance" by the Florida Department of Community Affairs on November 18th, 1998. In
adopting the amendment, the City Commission added the condition that, "If the building permit or
land development permit is not obtained within 18 months, the zoning would revert back."
Additional conditions limited development on the site to the following:
. 34,300 sq. ft. 120 bed nursing home
. 67,000 sq. ft. 60 bed ACLF
. 39,700 sq. ft medical office building
With the removal of the subject property from the Woolbright Place PUD, the land use on the
property remaining in the PUD was reclassified from Moderate Density Residential (7.26 dwelling
units/acre) to High Density Residential (10.8 dwelling units/acre) to offset the increase in existing
density caused by the reduction in land area in the PUD,
An application for land use amendment from Local Retail Commercial to High Density Residential
was included in the City's Round 2, 2000 cycle of twice-yearly large-scale amendments. On July
18, 2000, the City Commission approved the land use amendment for transmittal to the Florida
Department of Community Affairs (DCA) with the condition that the land use amendment would
not be adopted unless a petition for rezoning to PUD accompanied the amendment at the time of
adoption. Following review of the proposed amendment by the DCA and other state, regional and
local agencies, a report was issued showing no objections, recommendations or comments to the
amendment (ORC Report). The City must now either adopt the amendment, adopt with changes or
determine that it will not adopt the approved amendment. The approval of the requested rezoning
must coincide with the adoption of the amendment.
PROJECT ANALYSIS
The project analysis is basically the same analysis that staff presented in its review of the previously
approved land use amendment. The subject property was designated for residential development on
the Future Land Use Map prior to the 1998 amendment. It would be presumed that if the land was
previously physically suitable for residential development, it should still be suitable for residential
Wood Partners Development
Page 3
File Number: LUAR 00-003
use. The project analysis will focus on the issue of compatibility of the requested use with the
adjacent uses.
The applicant has submitted a letter of agreement from Gables Residential, the owners of the two
parcels comprising the majority of the total acreage in the Woolbright Place PUD, granting the
right for the 14.18 acre tract to be reincorporated into the PUD and to utilize available surplus
density within the PUD in order to construct 216 multi-family units on the property.
In reassembling the original PUD, the subject property will meet all of the original requirements for
buffering that were a condition of the original approval of the Woolbright Place PUD. These
requirements include the installation of a twenty-five (25) foot wide buffer area centered on a four
(4) foot high earth berm and planted with native plant materials which extends along the south
property line adjacent to the Shoppes of Woolbright PCD, and along the entire western property
lines adjacent to Palm Beach Leisureville. The revised Master Plan showing the 14.18 acres
reincorporated into the PUD is found at Exhibit "B".
The criteria used to review Comprehensive Plan amendments and rezonings are listed in Article 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 depanment 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.
The subject property is not located in the Coastal Area; therefore, the prohibition against increasing
densities in the hurricane evacuation zone is not applicable. In general, the replacement of a
commercial designation with residential use is consistent with Land Use Element Policy 1.19.7 in
the Comprehensive Plan, which reads:
"The City shall continue to change the land use and zoning to permit only residential or
other non-commercial uses in areas where the demand for commercial uses will not
increase. . . "
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 would not create an isolated district, but would relate to the residential land
use designation on lands within the Woolbright Place PUD to the north and east of the subject
parcel as well as the lands designated residential lying to the west of the subject parcel.
Wood Partners Development
Page 4
File Number: LUAR 00-003
c, Whether changed or changing conditions make the proposed rezoning desirable.
The applicant has stated that the proliferation of Congregate Living Facilities approved within the
City recently have reduced the demand for the range and intensity of uses permitted on the site and
therefore make the rezoning desirable,
d, Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The following facilities were analyzed as a part of the land use amendment review in order to ensure
that capacity is available:
1) Roads: Traffic data submitted by the applicant show that impact of the approved uses for the
site under its current land use designation would generate a total of 1,838 trips per day (tpd). If
the property is developed at the maximum 220 potential units, traffic generated would be 1,540
tpd.
2) Water/Sewer: Demand for water and sewer would increase in a similar manner. Water demand
for the property if developed with the currently allowed land use designation and approved uses
would be 40,950 gallons per day (gpd) based on the adopted level of service of 200 gallons per
capita per day and 2.4 persons per unit. With the approval of the requested High Density
Residential designation at a density of 10.8 du/ac and with the addition of unbuilt units from the
remainder of the PUD, the maximum demand is projected at 105,600 gpd.
The demands for sewer, based on the adopted standard of 90 gallons per capita and 2.4 persons
per unit, would be 18,378 gpd under the existing approvaL Developed for residential with the
additional density from the PUD, the demand would be 47,520 gpd.
Solid Waste: With respect to solid waste, the Solid Waste Authority has stated, within a letter
dated January 10, 2000, that adequate capacity exists to accommodate the county's
municipalities throughout the 1O-year planning period.
3) Drainage: Development of the site must comply with both the City's drainage requirements
and those imposed by the Lake Worth Drainage District.
Traffic
Water
Sewer
Units
Po ulation
Site alone
1,064 d
72,960 d
33,048 d
159 units
367 ersons
Since the requested rezoning is from a commercial zoning district to a residential zoning district,
the proposed development will impact adopted park and recreation levels of service. Therefore, in
addition to the above-mentioned facilities, the development must meet the citywide standards for
Wood Partners Development
Page 5
File Number: LUAR 00-003
recreation. These standards may be met by either dedication of land, by paying a fee in lieu of
dedication, or a combination of both at the option of the City. Half (1/2) credit may be given
against the requirement of land dedication or payment of fees if the developer provides a certain
level of private recreation facilities on site. Site plan approval for development of the property is
subject to the applicant meeting these requirements.
e. Whether the proposed rezoning would be compatible with the current and future use of
adjacent and nearby properties, or would affect the property values of adjacent or
nearby properties.
Lands to the south of the subject property are developed as a part of the Shoppes of Woolbright
PCD; the abutting property is the site of a Cracker Barrel Restaurant, Policy 1.17.3 of the Land
Use Element of the Comprehensive Plan requires "buffer walls between residential and commercial
or industrial districts..." to minimize adverse impact to residential environments. To the east of the
subject property and beyond the right-of-way of SW 8th Street are lands within the Woolbright Place
PUD, which are designated High Density Residential. Abutting the property on the north is a water
retention area that is also part of the Woolbright Place PUD. To the west, the 100-foot right-of-way
of the E-3 canal provides a buffer between the subject property and the land developed as Moderate
Density Residential (Palm Beach Leisureville). There is a small portion of similarly developed land
to the northeast of the subject property, however, that is not buffered by the canal and that abuts the
subject property for a distance of approximately 500 feet. The required twenty-five (25) foot wide
buffer with a four (4) foot high earth berm and planted with native plant materials will extend along
this property line and along the canal frontage as well.
f Whether the property is physically and economically developable under the existing
zoning.
The subject property is physically developable under the existing zoning and land use. The
applicant has stated in the application for land use amendment that the conditions of the previous
land use amendment coupled with the proliferation of recent approvals for Congregate Living
Facilities within the City make the approved use no longer economically viable,
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.
The proposed amendment, although in sharp contrast to the adjacent single family homes, would
allow for a land use more compatible than a commercial project and could offer a more appropriate
transitional use from the adjacent single family homes on the north to the commercial uses on the
south.
Furthermore, the subject rezoning would support the current high demand for upscale apartment
rentals that is indicated by the high occupancy rates in the apartment submarkets surrounding
Boynton Beach as determined by a recent study conducted by the Planning and Zoning Division.
h, Whether there are adequate sites elsewhere in the city for the proposed use, in districts
where such use is already allowed,
Wood Partners Development
Page 6
File Number: LUAR 00-003
There is a very limited amount of vacant land presently designated for High Density Residential
within the City. However, there are vacant lands designated for commercial or other residential
development, which if reclassified and developed as Planned Unit Developments, could achieve
densities equal to or higher than 10.8 dulac on a portion of the development, provided the overall
density remains at the level established by the designated land use and zoning.
CONCLUSIONS/RECOMMENDA TIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan to avoid
increasing the surplus of lands designated for commercial use, and to provide a range of housing
choices. At the present maximum density of 10.8 dulac, the site alone will not create additional
impacts on infrastructure that have not been anticipated in the Comprehensive Plan and by the
existing plan for a health care campus. Furthermore, at this density and use, a more preferable
transition will be provided from the adjacent single family homes to the commercial uses in the
Shoppes of Woolbright PCD. Therefore, staff recommends approval of the requested rezoning from
Planned Commercial Development (PCD) to Planned Unit (Residential) Development (PUD), and
master plan modification to reassemble the property with the adjacent Woolbright Place PUD. If the
Planning and Development Board or the City Commission add conditions of approval, they will be
contained in Exhibit "C".
A TT ACHMENTS
J:ISHRDATAIPlanning\SHAREDlWPIPROJECTSIWood Panners Development LUARIWood Partners RezoninglREZNstaff repon.doc
LOCATION MAP
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WOOLBRIGHT PLACE
P.U.D. MASTER PLAN
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Conditions of Approval
Master Plan ModificationlRezonine
Project name: Woolbright Place PUD (Wood Development)
File number: REZN 00-003
Reference: 2nd Review Plans Master Plan Modification with a November 7, 2000, Planning and Zoning
D rtm dt b
ena ent a e stamn mar nl!.
I DEPARTMENTS I INCLUDE I REJECT I
PUBLIC WORKS
Comments: NONE
UTILITIES
Comments: NONE
FIRE
Comments: NONE
POLICE
Comments: NONE
ENGINEERING DIVISION
Comments:
1. Pursuant to the petitioner's letter of September 21, 2000, this parcel ofland (in
question) was originally delineated as a residential tract (Tract F) in
Woolbright Place PUD. In 1998, it was extracted from the PUD and rezoned
as a medical campus. Now, it is being brought back as High Density
Residential (HDR).
If this is the case, this department will require an updated traffic impact
analysis to evaluate traffic impact movements at its proposed entranceway off
of SW 8th Street and its effect on the intersection of SW 8th Street and
Woolbright Road.
2. Augmenting the above comment, a revision to the SFWMD surface water
management permit may be necessary, based on the higher density being
sought (i.e., more surface parbng area, greater amenities, etc.).
BUILDING DIVISION
Comments: NONE
P ARKS AND RECREATION
Project name: Woolbright Place PUD (Wood Development)
File number: REZN 00-003
P 2
age
DEPARTMENTS INCLUDE REJECT
Comments: NONE
FORESTER/ENVIRONMENTALIST
Comments: NONE
PLANNING AND ZONING
Comments:
3. Add notes and symbols to document current city ownership of the 3.33 acres
located at the northeast corner of the site, and the planned use for public
drainage purposes.
4. Show points of ingress/egress for added portion, consistent with eXlstmg
master plan, to show proximity to existing driveways and to confirm conflicts
will be avoided.
5. Show perimeter setbacks as required, and to provide comparison with adjacent
properties and with other portions of the master plan.
6, Identify location of "7th Street R.O.W," or confirm and change to SW 8th
Street.
7. Revise or reprint master plan to avoid loss of text at left margin.
8. Proposed revision to master plan is not documented in title block, document
accordingly on rectified version.
9. Clearly state Future Land Use classification and maximum density allowed,
and change "DENSITY" to "Project Density".
10. Add statement to General Notes: "Pod 4 site plan approval IS subject to
payment of a park fee."
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
1. To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
2. To be determined.
MWRlblw
J:ISHRDATAIPlanningISHAREDlWPlPROJECTSIWood Partners Development LUARIWood Partners RezoninglConditions of Approval Woolbright PUD.doc
DEVELOPMENT DEPARTME~T
MEMORANDUM NO. PZ 00-338
TO:
Chairman and Members
Planning and Development Board
11t,(Z-
Michael W. Rumpf
Director of Planninl! and Zoninl!
Dick Hudson ~ ~
Senior Planner
l'I'{'
THROUGH:
FROM:
DATE:
November 20, 2000
Project/ Applicant:
PROJECT DESCRIPTION
Wood Partners Development
Agent:
Chris Kerr/Kilday & Associates, Inc
Owner:
First Baptist Church of Bayman Beach
Location:
West side of SW 8th Street approximately 1/8 mile north of Woolbright
Road
File No:
Rezoning (REZN 00-003)
Property Description: Vacant property consisting of 14.18 acres, with approval of an amendment
from Local Retail Commercial to High Density Residential (10.8 du/ac)
land use classification and having Planned Commercial Development (PCD)
zoning.
Proposed change/use: To rezone the property to Planned Unit Development (PUD) and to
reassemble this property with the Woolbright Place PUD. It is expected
that the property will be developed with approximately 220 units of multi-
family housing. To that end an application for site plan approval is
currently moving through the City's review process. Approval of the
rezoning wiII coincide with the adoption of the previously approved Land
Use Amendment.
Adjacent Land Uses and Zoning:
North Water management area and preserve area of Woolbright Place PUD designated High
Density Residential land use and PUD zoning with Land Use Intensity of 5;
South
Developed commercial land (Cracker Barrel Restaurant), a parr of Shoppes of
Woolbright PCD designated Local Retail Commercial land use with PCD zoning;
East
Right of way of SW 8~" Street, and farther east, developed multi-family dwellings
(Vinings of Boynton Beach) of the Woolbright Place PUD, designated High Density
Wood Partners Development
Page 2
File Number: LUAR 00-003
Residential land use and PUD zoning with Land Use Intensity of 5;
West Lake Worth Drainage District E-4 Canal, and farther west, developed single family
homes (Palm Beach Leisureville) designated Moderate Density Residential land use
(maximum density of 7.26 du/ac) with R-lAA single family (PUD) zoning.
BACKGROUND
The subject parcel was originally a part of the Woolbright Place PUD and was purchased by the
First Baptist Church of Boynton Beach, in 1986, as the future location of their new church
building/school campus. In 1997, having decided to not relocate to the property, the First Baptist
Church requested a land use amendment and rezoning from Moderate Density Residential (7.26
du/ac) and Planned Unit Development to Local Retail Commercial and Planned Commercial
Development (PCD). The requested changes were to allow for development of a health care
campus with a nursing home, assisted care living facility and medical offices.
The amendment was adopted by Ordinance No. 098-24 on July 21, 1998, and found "In
Compliance" by the Florida Department of Community Affairs on November 18<11, 1998. In
adopting the amendment, the City Commission added the condition that, "If the building permit or
land development permit is not obtained within 18 months, the zoning would revert back, "
Additional conditions limited development on the site to the following:
. 34,300 sq. ft. 120 bed nursing home
. 67,000 sq, ft. 60 bed ACLF
. 39,700 sq. ft medical office building
With the removal of the subject property from the Woolbright Place PUD, the land use on the
property remaining in the PUD was reclassified from Moderate Density Residential (7.26 dwelling
units/acre) to High Density Residential (l0.8 dwelling units/acre) to offset the increase in existing
density caused by the reduction in land area in the PUD.
An application for land use amendment from Local Retail Commercial to High Density Residential
was included in the City's Round 2, 2000 cycle of twice-yearly large-scale amendments. On July
18, 2000, the City Commission approved the land use amendment for transmittal to the Florida
Depa.ronent of Community Affairs (DCA) with the condition that the land use amendment would
not be adopted unless a petition for rezoning to PUD accompanied the amendment at the time of
adoption. Following review of the proposed amendment by the DCA and other state, regional and
local agencies, a report was issued showing no objections, recommendations or comments to the
amendment (ORC Report). The City must now either adopt the amendment, adopt with changes or
determine that it will not adopt the approved amendment. The approval of the requested rezoning
must coincide with the adoption of the amendment.
PROJECT ANALYSIS
The project analysis is basically the same analysis that staff presented in its review of the previously
approved land use amendment. The subject property was designated for residential development on
the Future Land Use Map prior to the 1998 amendment, It would be presumed that if the land was
previously. physically suitable for residential development, it should still be suitable for residential
Wood Partners Development
Page 3 ',-
File Number: LUAR 00-003
use. The project analysis wiII focus on the issue of compatibility of the requested use with the
adjacent uses.
The applicant has submitted a letter of agreement from Gables Residential, the owners of the two
parcels comprising the majority of the total acreage in the Woolbright Place PUD, granting the
right for the 14.18 acre tract to be reincorporated into the PUD and to utilize available surplus
density within the PUD in order to construct 216 multi-family units on the property.
In reassembling the original PUD, the subject property wiII meet all of the original requirements for
buffering that were a condition of the original approval of the Woolbright Place PUD. These
requirements include the installation of a twenty-five (25) foot wide buffer area centered on a four
(4) foot high eanh berm and planted with native plant materials which extends along the south
property line adjacent to the Shoppes of Woolbright PCD, and along the entire western property
lines adjacent to Palm Beach LeisureviIle. The revised Master Plan showing the 14.18 acres
reincorporated into the PUD is found at Exhibit "B".
The criteria used to review Comprehensive Plan amendments aild rezonings are listed in Article 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 }1!ould 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.
The subject property is not located in the Coastal Area; therefore, the prohibition against increasing
densities in the hurricane evacuation zone is not applicable. In general, the replacement of a
commercial designation with residential use is consistent with Land Use Element Policy 1.19.7 in
the Comprehensive Plan, which reads:
"The City shall continue to change the land use and zoning to permit only residential or
other non-commercial uses in areas where the demand for commercial uses will not
. "
Increase,..
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 would not create an isolated district, but would relate to the residential land
use designation on lands within the Woolbright Place PUD to the north and east of the subject
parcel as well as the lands designated residential lying to the west of the subject parcel.
Wood Partners Development
Page 4 '
File Number: LUAR 00-003
c. Whether changed or changing conditions make the proposed rezoning desirable.
The applicant has stated that the proliferation of Congregate Living Facilities ~pproved within the
City recently have reduced the demand for the range and intensity of uses permined on the site and
therefore make the rezoning desirable.
d. Whether the proposed use }t:ould be compatible with utility systems, roadways, and
other public facilities.
The following facilities were analyzed as a parr of the land use amendment review in order to ensure
that capacity is available:
1) Roads: Traffic data submined by the applicam show that impact of the approved uses for the
site under its current land use designation would generate a [Otal of 1,838 trips per day (tpd). If
the property is developed at the maximum 220 poremial units, traffic generated would be 1,540
tpd,
2) Water/Sewer: Demand for water and sewer would increase In a similar manner. Water demand
for the property if developed with the currently allowed land use designation and approved uses
would be 40,950 gallons per day (gpd) based on the adopted level of service of 200 gallons per
capita per day and 2.4 persons per unit. With the approval of the requested High Density
Residential designation at a density of 10.8 du/ac and with the addition of unbuilt units from the
remainder of the PUD, the maximum demand is projected at 105,600 gpd.
The demands for sewer, based on the adopted standard of 90 gallons per capita and 2.4 persons
per unit, would be 18,378 gpd under the existing approval. Developed for residential with the
additional density from the PUD, the demand would be 47,520 gpd.
Solid Waste: With respect to solid waste, the Solid Waste Authority has stated, within a letter
dated January 10, 2000, that adequate capaciry exists [0 accommodate the county's
municipalities throughout the lO-year planning period.
3) Drainage: Development of the site must comply with both the City's drainage requirements
and those imposed by the Lake Worth Drainage District.
Traffic
Water
Sewer
Units
Po ulation
Since the requested rezoning is from a commercial zoning district to a residential zoning district,
the proposed developmem will impact adopted park and recreation levels of service. Therefore, in
addition to the above-mentioned facilities, the development must meet the cirywide standards for
Wood Partners Development
Page 5 .,
File Number: LUAR 00-003
recreation. These standards may be met by either dedication of land, by paying a fee in lieu of
dedication, or a combination of borh at the option of the City. Half (112) credit may be given
against the requirement of land dedication or payment of fees if the developer' provides a certain
level of private recreation facilities on site. Site plan approval for development of the property is
subject to the applicant meeting these requirements.
e. Whether the proposed rezoning would be compatible with the current and future use of
adjacent and nearby properties, or would affect the property values of adjacent or
nearby properties.
Lands to the south of the subject property are developed as a part of the Shoppes of Woolbright
PCD; the abutting property is the site of a Cracker Barrel Restaurant. Policy 1.17.3 of the Land
Use Element of the Comprehensive Plan requires "buffer walls between residential and commercial
or industrial districts..." to minimize adverse impact to residential environments. To the east of the
subject property and beyond the right-of-way of SW 8L~ Street are lands within the Woolbright Place
PUD, which are designated High Density Residential. Abutting the property on the north is a water
retention area that is also part of the Woolbright Place PUD. Tci the west, the 100-foot right-of-way
of the E-3 canal provides a buffer between the subject property and the land developed as Moderate
Density Residential (Palm Beach LeisurevilIe). There is a small portion of similarly developed land
to the northeast of the subject property, however, that is not buffered by the canal and that abuts the
subject property for a distance of approximately 500 feet. The required twenty-five (25) foot wide
buffer with a four (4) foot high earth berm and planted with native plant materials will extend along
this property line and along the canal frontage as well.
f Whether the property is physically and economically developable under the existing
zoning.
The subject property is physically developable under the eXlstmg zoning and land use. The
applicant has stated in the application for land use amendment that the conditions of the previous
land use amendment coupled with the proliferation of recent approvals for Congregate Living
Facilities within the City make the approved use no longer economically viable.
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.
The proposed amendment, although in sharp contrast to the adjacent single family homes, would
allow for a land use more compatible than a commercial project and could offer a more appropriate
transitional use from the adjacent single family homes on the north to the commercial uses on the
south.
Furthermore, the subject rezoning would support the current high demand for upscale apartment
rentals that is indicated by the high occupancy rates in the apartment submarkets surrounding
Boynton Beach as determined by a recent study conducted by the Planning and Zoning Division.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts
. where such use is already allowed.
Wood Partners D,evelopment
Page 6
File Number: LUAR 00-003
There is a very limited amount of vacant land presently designated for High Density Residential
within the City. However, there are vacant lands designated for commercial or other residential
development, which if reclassified and developed as Planned Unit Developments, could achieve
densities equal to or higher than 10.8 dulac on a portion of the development, provided the overall
density remains at the level established by the designated land use and zoning.
CONCLUSIONS/RECOMMENDA TIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan to avoid
increasing the surplus of lands designated for commercial use, and to provide a range of housing
choices. At the present maximum density of 10.8 dulac, the site alone will not create additional
impacts on infrastructure that have not been anticipated in the Comprehensive Plan and by the
existing plan for a health care campus. Furthermore, at this density and use, a more preferable
transition will be provided from the adjacent single family homes to the commercial uses in the
Shoppes of Woolbright PCD. Therefore, staff recommends approval of the requested rezoning from
Planned Commercial Development (PCD) to Planned Unit (Residential) Development (PUD), and
master plan modification to reassemble the property with the adjacent Woolbright Place PUD. If the
Planning and Development Board or the City Commission add conditions of approval, they will be
contained in Exhibit .. C" . ~
ATTACHMENTS
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WOOl.BRfGHT PLACE
P. V.D. MASTER PUN
IDrNf'OlW .CoKlC. Ito.,...
.-
EXHIBIT "8"
MASTER PLAN
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Conditions of Approval
Master Plan Modification/Rezonin2
Project name: Woolbright Place POO (Wood Development)
File number: REZN 00-003
Reference: 2nd Review Plans Master Plan Modification with a November 7. 2000. Planni~g and Zoning
D d b
enartment ate stamn mar ng.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS
Comments: NONE X
[ UTILITIES I I I
Comments: NONE X
FIRE
Comments: NONE X
POLICE
Comments: NONE X
ENGINEERING DNISION
Comments:
1. Pursuant to the petitioner's letter of September 21, 2000, this parcel ofland (in X
question) was originally delineated as a residential tract (Tract F) in
Woolbright Place POO. In 1998, it was extracted from the PUD and rezoned
as a medical campus. Now, it is being brought back as High Density
Residehtial (HDR).
If this is the case, this department will require an updated traffic impact
analysis to evaluate traffic impact movements at its proposed entranceway off
of SW 8th Street and its effect on the intersection of SW 8th Street and
Woolbright Road.
2. Augmenting the above comment, a revision to the SFWMD surface water X
management permit may be necessary, based on the higher density being
sought (i.e., more surface parbng area, greater amenities, etc.).
BUILDING DMSION
Comments: NONE X
P ARKS AND RECREA nON
Comments: NONE - X
~
Project Dame: Woolbright Place PUD (Wood Development)
File number: REZN 00-003
P 2
age
DEPARTMENTS INCLUDE REJECT
..
FORESTERJENVIRONMENT ALIST
Comments: NONE X
PLANNING AND ZONING
Comments:
3. Add notes and symbols to document current city ownership of the 3.33 acres X
located at the northeast comer of the site, and the planned use for public
drainage purposes.
4. Show points of ingress/egress for added portion, consistent with eXIstmg X
master plan, to show proximity to existing driveways and to confirm conflicts
will be avoided.
5. Show perimeter setbacks as required, and to provide comparison with adjacent X .
properties and with other portions of the master plan.
6. Identify location of "7th Street R.O.W." or confirm and change to SW 8th X
Street. .
7. Revise or reprint master plan to avoid loss of text at left margin. X
8. Proposed revision to master plan is not documented in title block, document X
accordingly on rectified version.
9. Clearly state Future Land Use classification and maximum density allowed, X
and change "DENSITY" to "Project Density".
10. Add"statement to General Notes: "Pod 4 site plan approval is subject to X
payment ofa park fee."
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
11. DENIED X
ADDITIONAL CITY COMMISSION CONDITIONS
12, To be determined.
MWR/blw
J:ISHRDATAIPlanningISHAREDIWP\PROJECTSIWood Partners LUAR-REZN-MPMDI Wood Partners Rezoning & Woolbright Place PUDlCc 12-5-00 Conditions of Approval.doc
-:-
(
JEPARTMENT OF DEVELOPME~.
MEMORANDUM NO. PZ 00-294
TO:
Sue Kruse
City Clerk ,)
Itx
~..;.~./.H' ,
M.ichael W, Ru~' :' 'f"'/ .
DIrector of Plann~9g--and Zoning
FROM:
DATE:
October 4, 2000
RE:
Wood Partners Development
REZN 00-003
Accompanying this memorandum you will find one (1) copy of the application and related
documents for the above-reference application, The application fees for staff processing and
review have been forwarded to the Finance Department. -
A legal advertisement for same has been prepared for the November 28, 2000, Planning and
Development Board Public Hearing and the December 05. 2000, City Commission Public
Hearing, and will be forwarded to your office after review by the City Attorney.
xc: Central File
Attachments
S:\Planning\SHAREO\WP\PROJECTS\Wood Partners Development LUAR\Wood Partners Rezoning\legalnotdoc
--- --- ------- - --- ------- ~-----~--_.-
(
REQUEST FOR PUBLISHING
LEGAL NOTICES AND/OR LEGAL ADVERTISEMENTS
A completed copy of this routing slip must accompany any request to have a Legal
Notice or Legal Advertisement published and must be submitted to the Office of the City
Attorney two working days prior to the newspaper's ad submittal deadline.
ORIGINATOR: Planninq and Zoninq
PREPARED BY: Michael Rumpf DATE PREPARED: October 4,2000
BRIEF DESCRIPTION OF NOTICE OR AD: Rezoninq - North of Woolbriqht Road West
Side of SW 8th Street Ave.
SPECIAL INSTRUCTIONS AND REQUIREMENTS: (Size of Headline, Type Size, Section
Placement, Black Border, etc.)
Standard Leqal Ad for Planninq and Development Board meetinq on November 28, 2000
at the Library Proqram Room. Boynton Beach Library. 208 S. Seacrest Blvd., 7:00 p.m.
The City Commission meetinq will be held at Commission Chambers, City Hall, 100 E.
Boynton Beach Blvd.. Boynton Beach. Florida on December 05, 2000 at 6:30 p.m.
SEND COPIES OF AD TO: Newspaper, property owners within 400 feet. applicant and
Planninq and Zoninq Director.
NEWSPAPER(S) TO PUBLISH: The Post
DATE(S) TO BE PUBLISHED IN NEWSPAPER: November 18, 2000 and November 28.
2000
APPROVED BY:
(1 )
(Originator)
(Date)
(2)
(City Attorney)
(Date)
RECEIVED BY CITY CLERK:
COMPLETED:
S:IPlanningISHAREDIWPIPROJECTSIWood Partners Development LUARIWood Partners Rezoningllegalnot.doc
j----
NOTICE OF LAND USE AMENDMENT
NOTICE OF PUBLIC HEARING
NOTICE OF REZONING
NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON
BEACH, FLORIDA, will conduct a PUBLIC HEARING on Tuesday, November 28, 2000 at 7:00 p.m., at
the CITY OF BOYNTON BEACH LIBRARY PROGRAM ROOM, 208 S. Seacrest Blvd., to consider this
request submitted by Kilday & Associates, Inc., for Wood Partners property owner, for property located
north of Woolbright Road, on the west side of SW 8th Street Ave. The City Commission of THE CITY
OF BOYNTON BEACH, FLORIDA, will also hold a public hearing to consider this request on Tuesday
December 05, 2000, at 6:30 p.m., or as soon thereafter as the agenda permits at CITY HALL
COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard.
LOCA TION:
West Side of SW 8th Street approx. 1/8 of a mile north of Woolbright Road.
REQUEST:
Rezone:
From -
To -
Planned Commul1ity Development (PCD)
Planned Unit Development (PUD)
PROPOSED USE: Construction of a 220 units multifamily apartment community.
LEGAL DESCRIPTION:
A parcel of land containing 14.18 acres, described as:
Tract F, Woolbright Place Plat No.1, according to the plat thereof as recorded in Plat Book 67,
Pages 47 through 49 in the Public Records of Palm Beach County, Florida.
All interested parties are notified to appear at said hearings in person or by attorney and be heard. Any
person who decides to appeal any decision of the Planning and Development Board or City
Commission with respect to any matter considered at these meetings will need a record of the
proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
CITY OF BOYNTON BEACH
PLANNING AND ZONING DIVISION
(561) 742-6260
PUBLISH: The Post
November 18, 2000 &
November 28, 2000
S:IPlanningISHAREDIWPIPROJECTSIWood Partners Development LUARIWood Partners RezoningUegarnoLdoc