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REVIEW COMMENTS Galav Lusia From. Sent: To: Subject: Rumpf, Michael Monday December 13 1999531 PM Galav Lusia Lowes traffic impact - land needed from city So you are also aware, FYI the impacts of the Lowes traffic have focused on the intersection of Seacrest and Woolbright. They have been working with County engineers to resolve They have apparently determined that turn lanes are needed at the intersection including additional right-of-way I was contacted by Ellie, an attorney for them, who flat out asked me if the city would be willing to sell the additional land for this purpose. I asked her for details in writing including a graphic describing the land needed and necessary lanes. Also FYI her number is 478-4722. MR. 1 EVELOPMENTDEPARTMENT MEMORANDUM NO PZ 99-286 FROM Chairman and Members Planning and Development Board Michael W Rumpf7~ Director of Planning and Zoning TO DATE November 16, 1999 Project/Applicant: PROJECT DESCRIPTION Lowes Home Center/Lowe's Companies, Inc. Agent: Robert E Basehart, AICP; Basehart Consulting Owner' Nayrot Realty, Inc Location. Southeast corner of the intersection of Woolbright Road and Corporate Drive File No: Land Use Amendment/Rezoning (LUAR 99-004) Property Description. Vacant property consisting of 5 89 acres classified Industrial and zoned PID Proposed change/use: To reclassify the subject property to Local Retail Commercial, and rezone to C-3, Community Commercial The subject parcel is currently included in the Boynton Commerce Center PID The applicant. Lowe's Companies, Inc , is acquiring the land to add it to the northern 94 acres for the development of a new Lowe's home improvement center The existing land use and zoning would allow the proposed use but creates a split zoning situation for the proposed development, and represents a deviation from the approved master plan for the Boynton Commerce Center PID The preferred alternative is to change the land use and zoning on the 5 9 acre parcel and amend the master plan accordingly (see MPMD 99-004) The approved square footage within the master plan would be reduced by 69,885 square feet (building "C"), and would be replaced by approximately 39% of the Lowe's project (based on land area), or 69,219 square feet (a net reduction of 666 square feet) The proposed land use change qualifies as a small scale amendment pursuant to Chapter 163 F S the proposed zoning district of C-3 is consistent with the proposed Local Retail Commercial (LRC) Future Land Use Plan designation. Adjacent Land Uses and Zoning: North - Vacant property zoned C-3 South - Vacant property zoned PID East - S A L railroad tracks and farther east land owned by DOT and zoned "Recreation" West - Right-of-way for Corporate Drive and farther west, vacant land zoned PID 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 This criteria is , / Page 2 Lowes Home Center File Number- LUAR 99-004 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. 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", and Policy 1 19 6 reads "Subsequent to Plan adoption, do not allow commercial acreage which is greater than the demand which has been projected, unless it can be demonstrated that a particular property is unsuitable for other uses, or a geographic need exists which cannot be fulfilled by existing commercially-zoned property, or no other suitable property for a commercial use exists for which a need can be demonstrated, and the commercial use would comply with all other applicable comprehensive plan policies " With respect to consistency with the Comprehensive Plan, the subject amendment, consisting of 5 89 acres, is considered to be a small scale land use plan amendment, and represents a minor boundary adjustment and small infill project. The parcel will be added to the adjoining 9 4-acre parcel to the north which is designated LRC - Local Retail Commercial Technically, commercial land use is being added to the Future Land Use Plan map However, the proposed use, sale of home improvement goods, is permitted in the Industrial land use category and consistent with the Comprehensive Plan Future Land Use Plan designation for this location. The land use is being changed to provide for the unified development of the Lowe's project 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 represents a minor extension of the existing commercial zoning district located directly north of the subject site It is consistent with the established land use pattern. Furthermore, the proposed use would be complementary to the existing and future uses within the adjacent Boynton Commerce Center PID c Whether changed or changing conditions make the proposed rezoning desirable No conditions have actually changed which now justify the proposed rezoning The additional subject acreage is necessary to create a viable site to accommodate the proposed development. d.... Page 3 Lowes Home Center File Number- LUAR 99-004 d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities The proposed rezoning would represent no increases in potential impacts upon city utility systems With respect to roadway impacts and capacity, traffic impacts are still to be reviewed for the proposed reclassification and rezoning as part of the proposed Lowe's commercial development. Traffic impacts will be analyzed in detail as part of the review for conditional use approval (COUS 99-005) The proposed project must conform to the County's Traffic Performance Standards Ordinance With respect to solid waste, the SW A has stated, within a letter dated January 6, 1999, 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 conditional use application, 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 to C-3 is totally compatible with the adjacent PID zoning to the south and west f Whether the property is physically and economically developable under the existing zoning The subject site is part of the Boynton Commerce Center PID and may currently be developed as set forth in the approved master plan. The master plan is being modified to eliminate the subject parcel and approved square footage for an office/warehouse building for transfer to the developers of the Lowe's parcel (see MPMD 99-004) The 9 4-acre parcel currently zoned C-3 is currently not large enough for the proposed Lowe's home improvement store development and requires the additional 5 89 acres 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 subject rezoning and redevelopment of the adjacent property would represent a positive contribution to both the neighborhood and the city The proposed Lowe's home improvement center will provide a needed, specIalized shopping opportunity for the residents of the City and adjacent communities as well 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 the development of the adjacent property, which is ideally located for the proposed use and requires the additional acreage that the subject parcel represents 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 industrial land uses and will contribute to the overall economic development of the City Therefore, staff recommends that the subject request be approved, subject to the conditions indicated within Exhibit "B" A TT ACHMENTS LG:mr J:ISHRDA T A IPlanninglSHAREDI WPIPROJECTSILOWE'S HOME CENTERILUARIstaff report. doc ,3 D~PARTMENTOFDEVELOPMENT MEMORANDUM NO PZ 99-220 TO Sue Kruse City Clerk FROM Michael W Rumpf Director of Planning and Zoning DATE September 17, 1999 RE Lowe's Home Center LUAR 99-004 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 October 26,1999 Planning and Development Board Public Hearing and the November 2, 1999 City Commission Public Hearing, and will be forwarded to your office after review by the City Attorney xc Central File Attachments J:ISHRDATAIPLANNINGISHAREDIWPIPROJECTSILOWE'S HOME CENTER LUARILEGALNOTDOC