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REVIEW COMMENTS . , DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 03-022 TO: Chairman and Members Community Redevelopment Agency Board Hanna Matras, Plannern.&f- !-- Michael W. Rumpfrt(,(/ Director of Planning and Zoning FROM: THROUGH: DATE: January 21,2003 PROJECT DESCRIPTION Project/Applicant: Schnars Business Center/ Schnars Engineering Corporation Agent: Jeffrey T. Schnars Owner: Ruth R. Dolly Location: 924 N. Federal Highway File No: Land Use Amendment/Rezoning (LUAR 02-013) Property Description: Vacant property consisting of two parcels: the 0.35 acre parcel classified General Commercial (GC) and zoned General Commercial District (C- 4); and 0.17 acre parcel classified Mixed Use (MX) and zoned Single- Family Residential District (R-I-A) Proposed change/use: To reclassify the subject property from General Commercial (GC) to Mixed Use (MX), and rezone from General Commercial District (C-4) and R-I-A single-Family Residential to Mixed Use-Low (MU-L) Adjacent Land Uses and Zoning: North: Right-of-way N.E. 9th Avenue, then the building of the Fraternal Order ofthe Eagle, classified General Commercial (GC) and zoned General Commercial District (C-4) and a parcel developed with a single-family home, classified Mixed Use (MX) and zoned Single-Family Residential District (R-I-A) South: Developed property (ND Auto Repair), classified General Commercial (GC) and zoned General Commercial District (C-4) and a vacant parcel, classified Mixed Use (MX) and zoned Single-Family Residential District (R-I-A) East: Developed single-family home, classified Mixed Use (MX) and zoned Single-Family Residential District (R-I-A) Page 2 File Number: LUAR 02-013 Schnars Business Center West: Right-of-Way of Federal Highway, then developed various commercial properties (including auto-related) classified General Commercial (GC) and zoned General Commercial District (C-4) PROJECT ANALYSIS Chapter 163, Florida Statutes requires that in order for an amendment to the Future Land Use Map to qualify as a "small-scale" amendment, the property must be less than 10 acres in size. If the amendment involves a residential land use, the density must be 10 dwelling units or less per acre. An exception to the density limitation is permitted if the property is in an area designated in the comprehensive plan for urban infill, urban redevelopment or downtown revitalization. The subject property contains :to.52 acres, and therefore qualifies as a "small-scale" amendment. A "small-scale" amendment is adopted prior to forwarding to the Florida Department of Community Affairs, and is not reviewed by the state for compliance with the state, regional and local comprehensive plans prior to adoption. The eight criteria used to review Comprehensive Plan amendments and rezonings are listed in Chapter 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 land use amendment/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. The applicant proposes to develop the property with a retail-office building. Moreover, given the residential density permitted under the proposed Mixed Use-Low designation (40 units per acre) and the size of the subject parcel, the potential number of units that could be developed is well under 50. Policy 1.13.3 states, "The City shall continue to encourage infill development and redevelopment by implementing actions of the Boynton Beach 20/20 Redevelopment Master Plan, and the policies contained in the Coastal Management Element. " The subject property is located within the Federal Highway Corridor. The use that the applicant proposes is permitted under Mixed Use-Low, a zoning district created as part of the implementation ofthe Federal Hif!hwav Corridor Communitv RedevelotJment Plan, approved by the City Commission in May 15,2001. This plan was created as one of the redevelopment plans recommended by the Bovnton Beach 20/20 Redevelomnent Master Plan. b. Whether the proposed rezoning would be contrGlY to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby Page 3 File Number: LUAR 02-013 Schnars Business Center districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare. In this portion of the Federal Highway Corridor, parcels fronting Federal Highway on both east and west sides are designated General Commercial (GC) and zoned General Commercial District (C-4), which is the city's most intensive commercial zoning district. The C-4 zoning allows for some uses that are generally considered incompatible when contiguous to a residential community. There is an established single-family residential neighborhood to the east of the subject parcel. The said residential neighborhood is, however, designated Mixed Use. Hence, the requested amendment would not create an isolated or unrelated district, but, since commercial uses allowed under Mixed Use-Low zoning are less intensive than uses allowed under the C-4 zoning, the proposed zoning will create a better transition to the residential neighborhood. The maximum height allowed for commercial developments in the MU-L district is 75 feet. The proposed project's three story building's height will be below the maximum 45 feet allowed under the current C-4 zoning and is a good example of the vision indicated in the corridor plan. c. Whether changed or changing conditions make the proposed land use amendment/rezoning desirable. The changing conditions make the proposed land use amendment and rezoning desirable. The Federal Highway Corridor Community Redevelopment Plan has recommended the changes of zoning in Planning Area II, where the subject parcel is located, chiefly to create a desired appearance of a neighborhood which, being adjacent to the downtown core area, is a gateway to the city. The recommendations were also aimed at promoting the sense of neighborhood, by eliminating heavy commercial uses and those uses that are automobile-oriented. Any redevelopment activities in Planning Area II consistent with the above objectives would support increasing developers' interest in the downtown core area. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. Given the size of the parcel, the potential increase in water and sewer demands is insignificant. With respect to solid waste, the Solid Waste Authority has stated in a letter dated December 18, 2001, that adequate capacity exists to accommodate the county's municipalities throughout the 10- year planning period. Lastly, drainage will 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. The proposed project will generate about 34 additional trips per day as compared to that generated by a potential maximum intensity commercial development combined with one single-family home on the site. A traffic impact statement for this project was submitted and sent to the Palm Beach County Traffic Division for their review and approval. e. Whether the proposed land use amendment/rezoning would be compatible with the current and future use of adjacent and nearby properties, or would affect the proper(v values of adjacent or nearby properties. The proposed land use amendment/rezoning is compatible with the current and future use of properties located to the north, south and west of the subject property, and would represent an increase in compatibility with the residential neighborhood adjacent to the site. On the other Page 4 File Number: LUAR 02-013 Schnars Business Center hand, commercial uses that could be placed on the property if it were redeveloped under the General Commercial designation could create incompatibilities. There are no indications that the proposed amendment/rezoning would have negative impact on property values. f Whether the property is physicalZv and economicalZv developable under the existing zoning. Physically, the two parcels could be developed independently, one with a commercial building and the other with a single-family home. The marginal depth of the parcel fronting Federal Highway limits its potential for development consistent with the recommendations of the Federal Hizhwav Corridor Communitv RedevelotJment Plan as well as its potential for development that would be economically feasible. g. Whether the proposed land use amendment/rezoning is of a scale which is reasonabZv related to the needs of the neighborhood and the city as a whole. The site could be an example of the type of redevelopment and infill project that will help to underpin the redevelopment efforts in the Federal Highway Corridor by promoting the desired type of uses and appearance. The amendment would eliminate undesirable heavy commercial uses and thus have a positive impact on the neighborhood. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. There are vacant commercial sites that would likely accommodate the proposed use. However, placing the use on the subject property has the benefits of promoting the city's development and redevelopment objectives as stated in the Comprehensive Plan and downtown redevelopment plans. CONCLUSIONS/RECOMMENDATIONS As indicated herein, the requested land use amendment and rezoning are 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; will further the corridor redevelopment plan and will contribute to the overall economic development ofthe City. Therefore, staff recommends that the subject request be approved. If conditions of approval are recommended by the Planning and Development Board or required by the City Commission, they will be included as Exhibit "C". ATTACHMENTS J ISHRDATA\Planning\SHAREDlWPIPROJECTSISchnars Business ClrlLUAR 02 013\STAFF REPORT Schnarsdoc