REVIEW COMMENTS
6.A.l
WATERSHED ACT II, INC.
USE APPROVAL
DEVELOPMENT DEPARTMENT
MEMORANDUM NO PZ 02-095
FROM
Chairman and Members
Planning and Development Board
Michael Rumpf f1ve.
Director of Planning and Zoning
Lusia Galav J ~
Principal PlatflJ
May 16, 2002
The Watershed (USAP 02-001)
Use Approval for a Rehabilitation Hospital in Quantum Park PID
TO.
THROUGH
DATE
SUBJECT
NATURE OF REQUEST
Mr Michael Rodriguez of Sachs, Sax & Klein, P.A. is requesting use approval for a "rehabilitative hospital"
on Lots 48A, 48B and 48C in the Quantum Park Planned Industrial Development (PID) (see attached
location map - Exhibit "A") The applicant, Watershed Act II, Inc. is proposing to construct a rehabilitative
hospital for substance abuse treatment to house a maximum of 324 clients The project would be
constructed in three phases and include a four-story main building, two and three-story apartment
buildings, conference room and fitness center (see proposed conceptual site plan - Exhibit "B") According
to the current Master Site Development Plan (Amendment No 12) for the Quantum Park PID, the subject
parcels (48A, 48B, 48C) are classified as "01", thereby allowing office and industrial use alternatives
BACKGROUND
The following is a description of the zoning district and land use classifications of properties surrounding
the subject parcels, indicated in Exhibit "A"
North Park Ridge Boulevard right-of-way, and farther north Publix Distribution Center zoned PID
and classified Industrial on the Quantum Park DRI Master Plan,
South South Florida Water Management District C-16 Canal and farther south Pioneer Canal Park
zoned Recreation (REC) and single-family residential zoned R-1-AA,
East: Canada Dry Distribution Facility zoned PID and classified Industrial on the Quantum Park
DRI Master Plan, and
West: PJM &Associates manufacturing facility zoned PID and classified Industrial on the Quantum
Park DRI Master Plan
Unlike other conventional zoning districts, the zoning code does not set forth specific uses permitted in a
PID Pursuant to Chapter 2 - Zoning, Section 7 E, in a PID, a building and its customary, ancillary
structures and land uses may be erected, altered and occupied for any office, professional, business
(wholesale and retail), educational institution, adult entertainment (consistent with Section 11 M. of the
zoning code) or industrial uses provided that such use or uses is/are approved by the Planning and
Development Board In approving a particular use, the Planning and Development Board must make
findings that the proposed use will not be in conflict with the performance standards listed in Section 4 N
of the zoning regulations, and that the use proposed is consistent with the intent and purposes of the
Planned Industrial Development District.
ANALYSIS
The Quantum Park DRI Master Plan permits development of the subject parcels as office and/or
industrial The City's C-1 Office and Professional Commercial district permits a hospital The proposed
Page 2
Memorandum No PZ 02-095
rehabilitative hospital would be consistent with the C-1 zoning district permitted uses and would qualify as
"office" development as it relates to the Quantum Park DRI Master Plan
The applicant is required to address the Performance Standards listed in Chapter 2, Section 4 N of the
Land Development Regulations as they relate to the proposed use of a rehabilitative hospital The
purpose of the Performance Standards are to ensure that uses will not be a nuisance or hazard to persons,
animals, vegetation or property located on adjacent or nearby properties or right-of-way; or to interfere with
the reasonable use or enjoyment of adjacent or nearby property by reason of noise, vibration, smoke, dust,
or other particulate matter; toxic or noxious matter; odor, glare, heat or humidity; radiation, electromagnetic
interference, fire or explosive hazard, liquid waste discharge, or solid waste accumulation
The applicant's responses are listed below"
1) Noise No use shall be carried out by Watershed so as to create sound which is in violation
of Section 15-8 of the City Of Boynton Beach Code of Ordinances
2) Vibrations No use shall be carried out by Watershed so as to create inherently and
recurrently generated ground vibrations which are perceptible without instruments at any
point at or beyond the property lines of the property on which the use is located
3) Smoke, dust, dirt, or other particular matter" Watershed shall not allow the emission of
smoke, dust, dirt or other particular matter which may cause damage to property or
vegetation, discomfort or harm to persons or animals, or prevent the reasonable use and
enjoyment of property and rights-of-way, at or beyond the property lines of the property on
which it is located Furthermore, Watershed shall not allow emissions of any substances in
violation of any federal, state, county or city laws or permits governing the emission of such
substances
4) Odors and fumes Watershed shall not allow the emission of objectionable or offensive
odors or fumes in such concentration as to be readily perceptible at any point beyond its
property
5) Toxic or noxious matter" Watershed will not allow the discharge of any toxic or noxious
matter in such concentrations as to cause damage to property or vegetation, discomfort or
harm to persons or animals, or prevent the reasonable use and enjoyment of property or
rights-of-way, at or beyond the property line of their property or to contaminate any public
waters or any groundwater
6) Fire and Explosion Watershed's use shall not create a fire or explosion hazard to adjacent
property or right-of-way, or any persons or property thereon Furthermore, Watershed
certifies that the storage, use or production of flammable or explosive materials shall be in
conformance with the provisions of Chapter 9 of the City of Boynton Beach Code of
Ordinances
7) Heat, Humidity or Glare Watershed's use shall not produce heat, humidity or glare, which is
readily perceptible at any point at or beyond the property line of the property Artificial
lighting which is used to illuminate any property or use shall be directed away from any
residential use which is a conforming use according to these zoning regulations, so as not
to create a nuisance to such residential use
8) Liquid Waste No use will be carried out by Watershed which would dispose liquid waste of
any type, quantity or manner which is not in conformance with the provisions of Chapter 26
of the City of Boynton Beach Code of Ordinances, or any applicable federal, state or county
Page 3
Memorandum No PZ 02-095
laws or permits.
9) Solid Waste Watershed shall not allow the accumulation or disposal of solid waste which is
not in conformance with Chapter 10 of the City of Boynton Beach Code of Ordinances, or
which would cause solid waste to be transferred in any manner to adjacent or nearby
property or rights-of-way
10) Electromagnetic Interference Watershed shall not create electromagnetic radiation which
causes abnormal degradation or performance of any electromagnetic receptor of quality and
proper design as defined by the principals and standards adopted by the Institute of
Electrical and Electronics Engineers or the Electronic Industries Association Furthermore,
Watershed shall not cause electromagnetic radiation which does not comply with the
Federal Communications Commission regulations, or which causes objectionable
electromagnetic interference with normal radio or television reception
11) Hazardous Materials and Hazardous Waste Watershed shall comply with all hazardous
materials and hazardous waste regulations, local, state, and federal
It is the opinion of staff that the proposed "substance abuse" rehabilitative hospital is consistent with the
intent and purpose of the Quantum Park PID The Quantum Park DRI is currently approved for a very
diverse group of uses Amendments 10 and 12 to the Quantum Park DRI Master Plan introduced Mixed
Use including residential to the PID The PID also includes the Boynton Beach High School and the Tri-
county commuter Rail station The rehabilitative hospital will provide a public health service to the
community in Boynton Beach and beyond
As for impacts to both the adjacent properties and the Quantum Park PID, the rehabilitative hospital would
be compatible with the adjacent manufacturing and distribution uses This subject site is located in the
southern portion of the Quantum Park PID where all lots, with the exception of Lot 50-A and the subject
lots, are developed with operational manufacturing businesses A relatively quiet and unobtrusive
rehabilitative hospital should pose no threat to the ongoing operation of the current or future businesses in
this location As well, the 40 foot buffer requirement and the SFWMD C-16 canal provide a significant
buffer from the existing City park and residential homes to the south
Although no formal site plan has been submitted, the conceptual plan indicates a campus like design with
landscape buffers along all property lines The buildings will be setback significantly from Park Ridge
Boulevard and oriented internally on the site
RECOMMENDATION
Use approvals for the Quantum Park PID typically apply to lots with selected use options, rather than only
specified lots However, contrary to past practice, staff would recommend that for the unique use of a
"substance abuse rehabilitative hospital", approval be granted only for Lots 48A, 48B and 48C This will
facilitate the future case-by-case review of similar and other uses potentially qualifying as a "rehabilitative
hospital" Additional conditions recommended by the Planning and Development Board or the City
Commission will also be placed in Exhibit "C" - Conditions of Approval
LG
Attachments
S:IPlanningISHAREDlWPlPROJECTSIThe Watershed Act II, InclStaff Report.doc
Location Map
EXHIBIT "A"
USAP 02-001
"-j
'-J';
"
f!
i t=r:. . ":i-. " :SI~:~:J,. 4//
;-1;.. '~,-j.,sq".!r'; I '. ,!.t-H. i.C:::j t~,."....:.J..'!
c-',: I 1~'~r=q''-;:=t'i:::H,t=!F
s,. i'-., =HIHr-+-i~IH::J'HI 'Hi
' ~.. ''-''H--i f--',' . II,--+--, w,e-' .....". 'VI
',- }-~.!----+--l----1~I~____d=+--,d--.J
.-' \~'y I~ li~. ,~
N
w-<rE
700
700
1400
2100 Feel
,
s
P.~RK RIDGE BOU.EVARD
_ __ _-3QlL-.----- --- -- -----
SITE PLAN
1~"'30'~
EO~_ _
---------
-------
EXHIBIT liB"
USAP 02-001
~
No
,
I~
!
i
\
~
MAIN FACILITY
56 2IRRM. co:\oos
TOHL
PARKI!'"(;
~5,00<l S.F. \00 BEDS
4REDSiF.A :2-4 RF.OS
324 REDS
172 SPC.
THE
WATERSHED
\f BOY~TO~ IlEACH
>-
QLl'lCY JOH'lSON ARCHITECTS
i~
EXHIBIT "e"
CondItIons of Approval
Project name' The Watershed Act II, Inc
FIle number USAP 02-001
Reference'
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. NONE
ADDITIONAL PLANNING AND DEVELOPMENT BOARD CONDITIONS
Comments:
ADDITIONAL CITY COMMISSION CONDITIONS
Conditions of Approval
2
2:~~ nJ.~ TMENTS INCLUDE REJECT
Comments.
MWR/sc
S:IPlanningISHAREDIWPIPROJECTSIThe Watershed Act II. Inclcond. of approvai 2001 form.doc