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REVIEW COMMENTS 7.A.1 QUANTUM PARK BUSINESS CENTER (LOTS 32-38) ZONING CODE VARIANCE DEVELOPMENT DEPARTMENl MEMORANDUM NO PZ 00-085 STAFF REPORT PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION April 3, 2000 Meeting Date April 11, 2000 File No ZNCV 00-001 (Quantum Park Lots 32-38 Landscape Buffer Requirements) Location Northeast corner of Gateway Boulevard and Quantum Boulevard (Lots 34A, 34B, 35, 36, 37, and 38 in Quantum Corporate Park. See Exhibit "A" Location Map) Owner' Gateway Business Park, L.C Project: Quantum Park Lots 32-38 Request: Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2 Zoning Section 7 H 17 to allow a 25 foot peripheral greenbelt as opposed to the required 40-foot greenbelt for a 65 foot (approximate) segment along the east property line of Lot 34B BACKGROUND Winston Lee of Winston Lee & Associates, Inc., agent for Gateway Business Park L.C has filed this variance application for relief from the city's buffer regulations to reduce the required 40 foot peripheral greenbelt between PID zoning districts and residential zoning districts to 25 feet along a segment of the project's perimeter The following is a description of the land uses of the properties that surround the subject request: North - Lot 93 Quantum Park zoned PID (preserve), South - Gateway Boulevard, farther south Tract "0" - water management; East - Tract "J" Quantum Park zoned PID and vacant land zoned R1-AAA, West - Quantum Boulevard The property which is the subject of this variance request is also the subject of an application for site plan approval to allow for an office/warehouse development consisting of three (3) buildings to be constructed on 2357 acres with a total of 336,050 square feet. The site plan, as submitted, has the drive aisle, located adjacent to the "Building #1" footprint, encroaching into the required 40-foot peripheral buffer along Tracts 34A and 34B The Land Development Regulations require a minimum 40 foot wide buffer in this area because the vacant land adjacent to these two Quantum PID tracts is zoned Single-Family Residential, R-1-AAA. The encroachment is located at the southeast corner of Lot 34B where adjacent property lines meet at a 90-degree angle ANALYSIS The Land Development Regulations, Chapter 2, Section 7 H 17 Planned Industrial District Design Criteria states " Peripheral greenbelt. The project area shall be enclosed on all sides with the exception of accessways for traffic and freight by a landscaped area with a minimum width of twenty- five (25) feet except when such property abuts a residential district such greenbelt shall have a minimum width of forty (40) feet" Page 2 Memorandum No PZ 00-085 The applicant has provided a written response to all the criteria listed in Chapter 4, Article X, Section 1 regarding variances The responses to these criteria point out the fact that the vacant land adjacent to Quantum Lots 34A and 34B is indeed zoned Single-Family Residential, R-1-AAA, however the underlying land use designation is shown as " Industrial" on the Boynton Beach Future Land Use Map Apparently, when the land use was changed to Industrial the zoning was not changed and remains the original residential designation. It is a requirement of the Comprehensive Plan that the Land Use and zoning designations be consistent. In all cases the underlying land use takes precedence over the overlaying zoning designation in determining the permitted development for a parcel of property Because the use of this vacant parcel is designated "Industrial" on the Future Land use Map the intent is for the parcel to be developed with an industrial use That being the case, the future development of the adjacent parcel will be industrial, requiring it to be rezoned to an appropriate industrial zoning category at that time The required minimum buffer would then be reduced from 40 feet to 25 feet. There is no "undue" hardship documented for this variance request. The size of the building could be reduced to allow for a drive aisle that does not encroach into the 40 foot buffer requirement. What is in question however, is the appropriateness of applying the 40-foot residential buffer requirement as opposed to the 25-foot buffer required between adjacent industrial properties In all probability the adjacent vacant property having an industrial land use and being surrounded by industrial property will be developed with an industrial use The applicant proposes maintaining the 40-foot buffer except in a triangular shaped area consisting of 1,012 5 square feet. In this area, the minimum 25-foot buffer required between industrial land uses would be maintained. CONCLUSIONS/RECOMMENDA TIONS Staff has determined that the inconsistency between the land use and zoning designations creates a special condition that does not result from the actions of the applicant. Further, staff concludes that granting the variance will be in harmony with the general intent and purpose of the Land Development Regulations and will not be injurious to the area involved or otherwise detrimental to the public welfare Therefore staff recommends that the variance request to reduce the required peripheral buffer from 40 feet to 25 feet for an area approximately 1,0125 square feet on the southeast corner of Quantum Lot 34B as shown in Exhibit "B" be approved Attachments LG SIPlanninglSHAREDlWPIPROJECTSIQUANTUM 2000lLOTS 32 381ZNCV\STAFF REP. doc ~ - o ~ ... .. ({\ .~ .~~\ ~ t.~ \i."' \.\ ;.\; \ 1 ,..to ~~. t! ~~ ~~ -:. It:\ 11 \ ~~. \ilhi ~\ _ ,_ '-' _ ~._.o -, 7J gPIlO\:i V\?l?:;>G vo"\vf',oG ~~ 1".1\.-\+ z.~ CD+O'1 ""ole d \llfY\.UenO \ .~~ ~. . 'p' ~ ~'S 1:.~;\ _ i'l' '1. dh~ .. t \ ~ .. \ \ ;\ 'l ~ u .< :; \ to I \ I . 1 . i ~ I 'i .~ \ i \ nb ~ I . ~~\!U~ Ii \1~" \;\1 I 'Wt'" "~1 \y~i:t\l i! i~~\\\'!\ 'i .,dh,ti1.t .. .... u.. 'i<J, 0.... d~ ?...; Ul:! 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I / =3 f.:': J::> ~ ~ ... / , / I.oCO~ / C{)C0O 0' (0 \I L. , , ( \ - l~ 1 '."'- L ~ o - N ~ DEVELOPMENT DEPARTMENT MEMORANDUM NO PZ 00-085 ITJ uJ ill ~ U STAFF REPORT April 3, 2000 Meeting Date April 11, 2000 File No ZNCV 00-001 (Landscape Buffer Requirements) Location Northeast corner of Gateway Boulevard and Quantum Boulevard (Lots 34A, 34B, 35, 36, 37, and 38 in Quantum Corporate Park) Owner' Gateway Business Park, L.C Project: Quantum Park Lots 32-38 Request for relief from the City of Boynton Beach Land Development Regulations, Chapter 2 Zoning Section 7 H 17 to allow a 25 foot peripheral 06 greenbelt as opposed to the required 40 tee~for a 65 foot (approximate) segment along the east property line of Lot 34B ""( i<"'''-'' ('t be [{ ( BACKGROUND Winston Lee of Winston Lee & Associates, InL agent for Gateway Business Park L.C has filed this variance application for relief from the v'city;S buffer regulati~:ms to reduc~ the required 40 foot peripheral greenbelt between PID zo_ni~g and residential zoning 1025 feet. 0:-(0\(\.1 '" S'~ J ~-f "'1 A &(5~c-fr- ( c'Y-rdhci. i'1.f~*s I~r:."~+y.-_ The following is a description of the land uses 9f the properties that surround the subject request: North - Lot 93 Quantum Park zoned PID (preserve), South - Gateway Boulevard, fartl(ler south Tract "0" - water management; East - Tract "J" Quantum Park zoned PID and vacant land zoned R1-MA, West - Quantum Boulevard. ( Request: The property which is the subject of ~is varianpe request is also th~ ~ubject of an applic~ti.on for site plan approval to allow for an officet'warehouse development consisting of three (3) bUildings to be constructed on 2357 acres with a total of 336t050,lsquare feet. The site plan, as submitted, has the drive aisle, located adjacent to the II Building #1footErint, encroaching into the required 40-foot peripheral buffer along Tracts 34A and 34B lhe1...:'and Development Regulations require ~4f)""fc)or\."Je. buffer in this area because the vacant land adjacent to these two Quantum PI D tracts fi zoned <; ,~rc. - .f.""':(y~ Residentia~R"4-AAA. The encroachment is lodted at the southeast corner of Lot 34B where adjacent property lines meet at a 90-degree angle . ------------. \ ~ .k The Land Development Regulations, Chapt~r 2, Section 7 H. 17 Planned Industrial District Design Criteria states " Peripheral greenbelt. The project area shall be enclosed on all sides with the exception of accessways for traffic and freight by a landscaped area with a minimum width of twenty- five (25) feet except when such property abuts a residential district such greenbelt shall have a minimum width of forty (40) feet" The applicant has provided a written response to all the criteria listed in Chapter 4, Article X, Section 1 regarding variances The responses to these criteria point out the fact that the vacant land adjacent Page 2 Memorandum No PZ 00-085 5/yt-t-+ to Quantum Lots 34A and 34B is indeed zoned Residential R1-AM.however the underlying land use designation j~lndustrial'on the Boynton Beach Future Lan~ Use M:p Apparently, when the land use was chang~cr-f(t1ndustrial the zoning was not changed and remains the original residential designation It is a requirement of the Comprehensive Plan that the Land Use and zoning designations be consistent. In all cases the underlying land use takes precedence over the overlaying zoning designation in determining the permitted development for a parcel of property Because the use of this vacant parcel is designated "Industria( on the Future Land use Map the intent is for the parcel to be developed with an industrial use That being the case, the future development of the adjacent parcel will be, industrial, requiring it to be rezoned to an appropriate indust~i9J zOlJing . category at that time G.'" ~_ ~ p~. ''I. ."'vv~ ;f <<: rhc re> l-" r.JJ "., /! nYl'-'"" 6. ..,IT"r .f;? (. <:. v( J' -I ~~.1. I; ~ . v cC eft' c:C =rv-.. 7"'6 r"'- f . '" -<.r p", f~ There is no "undue" hardship documented for this variance request. The size of the building could be reduced to allow for a drive aisle that does not encroach into the 40 foot buffer requirement. What is in question however, is the appropriateness of applying the 40-foot residential buffer requirement as opposed to the 25-foot buffer required between adjacent industrial properties In all probability the adjacent vacant property having an industrial land use and being surrounded by industrial property will be developed with an industrial use The applicant proposes maintaining the 40-foot buffer except in a triangular shaped area consisting of 1,012.5 square feet. In this area, the minimum 25-foot buffer required between industrial land uses would be maintained CONCLUSIONS/RECOMMENDATIONS _._ /' 5 -< /'L c=<,-c(~..5 l v..- f,",C r/ (c rT Staff has determined that the inconsistency between the land use and~"ll designations creates a special condition that does not result from the actions of the applicant,. a granting the variance will be in harmony with the general intent and purpose of the Land Development Regulations and will not be injurious to the area involved or otherwise detrimental to the public welfare Therefore staff recommends that the variance request to reduce the required peripheral buffer from 40 feet to 25 feet for an area approximately 1 ,012 5 square feet on the southeast corner of Quantum Lot 34B as shown in Exhibit "B" be approved Attachments LG S:IPlanningISHAREDlWPIPROJECTSIQUANTUM 2000ILOTS 32 38\ZNCV\STAFF REP. doc