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REVIEW COMMENTS 7.A.2 BETHESDA MEMORIAL HOSPITAL (PARKING LOT ADDITION) LAND USE AMENDMENT REZONING DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 00-108 TO: Chairman and Members Planning and Development Board FROM: Michael W. Rumpf Director of Planning and Zoning DATE: April 20, 2000 Project/Applicant: PROJECT DESCRIPTION Bethesda Memorial Hospital Parking Lot Agent: Russell Morrison, Kimley-Horn and Associates, Inc, Owner: Bethesda Memorial Hospital Location: On Southeast 24th Avenue, :t 100 feet east of its intersection with Seacrest Boulevard File No: Land Use Amendment/Rezoning (LUAR 00-001) Property description: Vacant property consisting approximately of 0.48 acres, classified Low Density Residential with a density bonus for ACLF if approved as a conditional use, and zoned Single Family Residential (R-IAA). Proposed change/use: To reclassify the subject property from Low Density Residential to Office Commercial, and rezone from Single Family Residential (R-IAA) to Office and Professional Commercial (C-!). Adjacent Land Uses and Zoning: North: Right of Way of SE 24th Avenue, then farther north developed medical offices classified Office Commercial with C-l zoning South: Developed single family homes classified Low Density Residential with R-IAA zoning East: Developed single family homes classified Low Density Residential with R-!AA zoning West: Vacant property under common ownership with the subject parcels classified Office Commercial with C-l zoning, then farther west, the right of way of Seacrest Boulevard. PROJECT ANALYSIS 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. The 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 Page 2 Bethesda Memorial Hospital Pa.....ing Lot File Number: LUAR 00-001 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, According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion of Supply and Demand for Commercial Land" the following is recommended: "The Future Land Use Plan which is proposed for the City and area to be annexed by the City will accommodate all of the anticipated demand for commercial land through build-out. Therefore, the City should not change the land use to commercial categories, beyond that which is shown on the proposed Future Land Use Plan, except for minor boundary adjustments, small infill parcels, or commercial uses of a highly specialized nature, which have special location or site requirements, and therefore cannot, be easily accommodated on already designated commercial areas" (emphasis added), and Policy 1.19,6 of the Land Use Element reads: "The City shall not allow commercial acreage which is greater than the demand which has been projected, unless it can be demonstrated that the additional commercial acreage would not require the proportion of commercial acreage on the City's Future Land Use Map to exceed the proportion of commercial acreage on the Palm Beach County Future Land Use Map. The City shall not allow commercial unless a particular property is unsuitable for other uses, or a geographic need exists which cannot be fulfilled by existing commercially-zoned property, and the commercial use would comply with all other applicable comprehensive plan policies." (emphasis added) Because of the size of the parcel under consideration, the Florida Department of Community Affairs classifies this amendment as a "small scale" amendment. The proposed amendment would provide a unified zoning with parcels to the west that are also owned by Bethesda Hospital and would allow for the development of a parking lot for the Hospital. Need for the additional parking spaces is documented in a "In-house Parking Study for Bethesda Memorial Hospital" prepared by Kimley-Horn and Associates in August 1999, Technically, commercial land use is being added to the Future Land Use Plan map; however, as ancillary parking for the hospital it is of a highly specialized nature. 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 adjacent lands to the west under the same ownership, and would coincide with the eastern extent of similar zoning on the north side of SE 24th Avenue. c, Whether changed or changing conditions make the proposed rezoning desirable. No conditions have actually changed which now justify the proposed rezoning. The subject acreage is necessary to create a site of sufficient size to make the project feasible. d, Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. E)(H'B'\ p. 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" : " ." -,-- ~,- - ~' '.," ~ ,~,-,------------ Page 3 Bethesda Memorial Hospital P'l1King Lot File Number: LUAR 00-001 The proposed rezoning would represent no increases in potential impacts upon city utility systems, With respect to traffic impacts, parking lots do not have any inherent trip generation potential; however, by utilizing the highest trip generating land use that can be reasonably expected on the property, the applicant indicates that the projected net daily increase in traffic is 53 trip ends per day for the property, With respect to solid waste, the Solid Waste Authority, in a letter dated January 6, 1999, has stated that adequate capacity exists to accommodate the county's municipalities throughout the lO-year planning period. Lastly, drainage will also be reviewed in detail as part of the review of the site plan and must satisfy all requirements of the city and local drainage permitting authorities. 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, The proposed rezoning represents a minor extension of existing commercial zoning district located directly west of the subject parcels. It is consistent with the established land use pattern. For the properties to the south and east of the subject parcels, the applicant proposes to install a six (6) foot high wall and landscaping between those properties and the proposed parking lot, and position trees between the adjacent properties and site lighting to ameliorate any negative effects. f Whether the property is physically and economically developable under the existing zoning. Yes, under the existing zoning, two single-family dwellings could be constructed. With approval as a conditional use, an adult congregate living facility could be constructed. 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 rezoning represents a portion of a site that is proposed for a parking area and currently appropriately zoned. Furthermore, given the role the hospital has in the community, the subject rezoning and development of the adjacent property would represent a positive contribution to the needs of the neighborhood, the city, and, given the wide service area of Bethesda Hospital, the community at large. h, Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. The subject rezoning is directly related to needs specific to the hospital; sites elsewhere in the city would not meet those needs. CONCLUSIONS/RECOMMENDATIONS As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will not create additional impacts on infrastructure that have not been anticipated in the Comprehensive Plan, will be compatible with adjacent land uses, and will contribute to the overall economic development of the City. Therefore, staff recommends that the subject request be approved, A TT ACHMENTS MWR:dh J: IS HRDA T A IPI.nningISHAREDI WPIPROJECTSIBethesd.LU ARIBethesd.SR,doc 7.B.1 BETHESDA MEMORIAL HOSPITAL (PARKING LOT EXPANSION) NEW SITE PLAN --. -----~----------- -- . - - -.- ------ DEVELOPMENT DEPARTMENT MEMORANDUM NO. PZ 00-108 TO: Chairman and Members Planning and Development Board FROM: Michael W, Rumpf Director of Planning and Zoning DATE: April 20, 2000 Project/Applicant: PROJECT DESCRIPTION Bethesda Memorial Hospital Parking Lot Agent: Russell Morrison, Kimley-Horn and Associates, Inc. Owner: Bethesda Memorial Hospital Location: On Southeast 24th Avenue, :t 100 feet east of its intersection with Seacrest Boulevard File No: Land Use Amendment/Rezoning (LUAR 00-001) Property description: Vacant property consisting approximately of 0.48 acres, classified Low Density Residential with a density bonus for ACLF if approved as a conditional use, and zoned Single Family Residential (R-IAA). Proposed change/use: To reclassify the subject property from Low Density Residential to Office Commercial, and rezone from Single Family Residential (R-IAA) to Office and Professional Commercial (C-l). Adjacent Land Uses and Zoning: North: Right of Way of SE 24th Avenue, then farther north developed medical offices classified Office Commercial with C-l zoning South: Developed single family homes classified Low Density Residential with R-IAA zoning East: Developed single family homes classified Low Density Residential with R-IAA zoning West: Vacant property under common ownership with the subject parcels classified Office Commercial with C-l zoning, then farther west, the right of way of Seacrest Boulevard. PROJECT ANALYSIS 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. The 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 Page 2 Bethesda Memorial Hospital t'arking Lot File Number: LUAR 00-001 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. According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion of Supply and Demand for Commercial Land" the following is recommended: "The Future Land Use Plan which is proposed for the City and area to be annexed by the City will accommodate all of the anticipated demand for commercial land through build-out. Therefore, the City should not change the land use to commercial categories, beyond that which is shown on the proposed Future Land Use Plan, except for minor boundary adjustments, small infill parcels, or commercial uses of a highly specialized nature, which have special location or site requirements, and therefore cannot, be easily accommodated on already designated commercial areas" (emphasis added), and Policy 1.19,6 of the Land Use Element reads: "The City shall not allow commercial acreage which is greater than the demand which has been projected, unless it can be demonstrated that the additional commercial acreage would not require the proportion of commercial acreage on the City's Future Land Use Map to exceed the proportion of commercial acreage on the Palm Beach County Future Land Use Map. The City shall not allow commercial unless a particular property is unsuitable for other uses, or a geographic need exists which cannot be fulfilled by existing commercially-zoned property, and the commercial use would comply with all other applicable comprehensive plan policies." (emphasis added) Because of the size of the parcel under consideration, the Florida Department of Community Affairs classifies this amendment as a "small scale" amendment. The proposed amendment would provide a unified zoning with parcels to the west that are also owned by Bethesda Hospital and would allow for the development of a parking lot for the Hospital. Need for the additional parking spaces is documented in a "In-house Parking Study for Bethesda Memorial Hospital" prepared by Kimley-Horn and Associates in August 1999. Technically, commercial land use is being added to the Future Land Use Plan map; however, as ancillary parking for the hospital it is of a highly specialized nature. 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 adjacent lands to the west under the same ownership, and would coincide with the eastern extent of similar zoning on the north side of SE 24th Avenue, c. Whether changed or changing conditions make the proposed rezoning desirable. No conditions have actually changed which now justify the proposed rezonmg. The subject acreage IS necessary to create a site of sufficient size to make the project feasible, d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. Page 3 Bethesda Memorial Hospital rarking Lot File Number: LUAR 00-001 The proposed rezoning would represent no increases in potential impacts upon city utility systems. With respect to traffic impacts, parking lots do not have any inherent trip generation potential; however, by utilizing the highest trip generating land use that can be reasonably expected on the property, the applicant indicates that the projected net daily increase in traffic is 53 trip ends per day for the property. With respect to solid waste, the Solid Waste Authority, in a letter dated January 6, 1999, has stated that adequate capacity exists to accommodate the county's municipalities throughout the lO-year planning period. Lastly, drainage will also be reviewed in detail as part of the review of the site plan and must satisfy all requirements of the city and local drainage permitting authorities, 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. The proposed rezoning represents a minor extension of existing commercial zoning district located directly west of the subject parcels. It is consistent with the established land use pattern. For the properties to the south and east of the subject parcels, the applicant proposes to install a six (6) foot high wall and landscaping between those properties and the proposed parking lot, and position trees between the adjacent properties and site lighting to ameliorate any negative effects. f Whether the property is physically and economically developable under the existing zoning. Yes, under the existing zoning, two single-family dwellings could be constructed, With approval as a conditional use, an adult congregate living facility could be constructed. 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 rezoning represents a portion of a site that is proposed for a parking area and currently appropriately zoned. Furthermore, given the role the hospital has in the community, the subject rezoning and development of the adjacent property would represent a positive contribution to the needs of the neighborhood, the city, and, given the wide service area of Bethesda Hospital, the community at large. h, Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed, The subject rezoning is directly related to needs specific to the hospital; sites elsewhere in the city would not meet those needs, CONCLUSIONS/RECOMMENDATIONS As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will not create additional impacts on infrastructure that have not been anticipated in the Comprehensive Plan, will be compatible with adjacent land uses, and will contribute to the overall economic development of the City. Therefore, staff recommends that the subject request be approved. 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