Loading...
REVIEW COMMENTS DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 03-030 FROM: Chairman and Members comm~ty^RedeVelopment Agency Board Dick H&~ Senior Planner Michael W. RumPf\f\0~ Director of Planning and Zoning TO: THROUGH: DATE: January 27, 2003 PROJECT DESCRIPTION Project/Applicant: Coastal Bay Colony/Southern Homes of Palm Beach, LLC Agent: Keith & Ballbe, Inc';Carlos Ballbe Owner: Southern Homes of Paim Beach, LLC Location: 250S South Federal Highway (Wishing Well Motel and adjacent properties) (See Exhibit "AU) File No: Land Use Amendment/Rezoning (LUAR 02-014) Property Description: Vacant and developed property consisting of :t4.34 acres, classified Local Retail Commercial (LRC) and zoned C-2 Neighborhood Commercial and C-3 Community Commercial. Proposed change/use: To reclassify the subject property from Local Retail Commercial (LRC) tD Special High Density Residential (SHDR) at 20 dulac, and rezone from C-2-Neighborhood Commercial and C-3-Community Commercial to IPUD-Infill Planned Unit Development to redevelop the property as a 65 unit fee simple townhDuse community. Adjacent Land Uses and Zoning: North: To the nDrtheast developed commercial property (Sunoco gas station) classified Local Retail Commercial (LRC) and zoned C-3-Community Commercial; to the northwest the right-of-way of SE 23rd Avenue (Golf Road), then developed property (residential and small offices) classified Local Retail Commercial (LRC) and zoned C- 2-Neighborhood Commercial. South: Developed commercial property (dental office) classified Local Retail Commercial (LRC) and zoned C-3-Community Commercial. Page 2 File Number: LUAR 02-014 Coastal Bay Colony East: Right-of-way of Federal Highway then developed multi-family residential (Hampshire Gardens condominiums) designated High Density Residential (HDR) at 10.8 du/ac and zoned R-3-Multi-family Residential. West: Developed residential property (Los Mangos) designated High Density Residential (HDR) at 10.8 du/ac and zoned R-3-Multi-family Residential. MASTER PLAN ANALYSIS Under its present land use the property could be developed for the range of commercial uses permitted within the existing Local Retail Commercial designation. This land use designation also allows rezoning to the IPUD zoning district at a density of 10.8 dwelling units per acre for a total of 46 units. The developer is requesting a change of land use to the Special High Density Residential classification to develop 65 fee-simple townhouses and accessory amenities. The City Commission adopted the Federal Highway Corridor Redevelopment Plan on May 15, 2001 to allow for a variety of housing styles at intensities that will assist in supporting downtown redevelopment. It also served as a catalyst to encourage redevelopment and infill development of the eastern portion of the City along Federal Highway and to promote the overall general economic expansion of the City. Implementation of the Plan included an amendment to the Land Development Regulations to create the IPUD zoning district. This zoning district allows for a greater variety of housing types in order to redevelop infill parceis, specifically along the Federal Highway corridor. This new zoning district allows for greater flexibility in terms of lot size and setback restrictions. As promulgated in the Comprehensive Plan, all development proposed within the IPUD should exceed the basic development standards of the cDnventional residential zoning districts. This characteristic should be evident in terms of a prDject's site design and site amenities. Staff has determined that the layout of the buildings, the variety of floor plans and elevations, the internal circulation and the allocation of parking are in a configuration that creates a pedestrian-friendly development that provide the feel of a neighborhood, rather than simply another townhouse development. PROJECT ANALYSIS The parcels, which are the subject of this land use amendment, total 4.34 acres. Because of the size of the property under consideration, the Florida Department of Community Affairs classifies this amendment 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 for compliance with state, regional and local comprehensive plans prior to adoption. The criteria used to review Comprehensive Plan amendments and rezonings are listed in the Land Development Regulations, 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. Page 3 File Number: LUAR 02-014 Coastal Bay ColDny 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. The property under consideration is located west Df Federal Highway, and therefore is not in the hurricane evacuation zDne; however, it is staff's recommendation that the developer provide a mechanism to disseminate continuing information to residents concerning hurricane evacuation and shelter locations through the homeowners' or residents' association that will be established. Relevant policies from the Land Use Element of the Comprehensive Plan are: Policy 1.13.3: 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. Policy 1.19.7: The City shall continue to change the land use and zoning to permit only residential or other non-commercial uses in areas where the demand for commercial uses will not increase, particularly in the Coastal Area. The adoption of the Infill Planned Unit Development (IPUD) regulations was a direct response to the cited policy directions as well as policy directions in the Federal Highway Corridor Community Redevelopment Plan. The introduction to the regulations states: "It is a basic public expectation that landowners requesting the use of the IPUD district will develop design standards that exceed the standards of the basic development standards in terms of site design, building architecture and construction materials, amenities and landscape design. The extent of variance or exception to basic design standards, including but not limited to requirements for parking spaces, parking lot and circulation design, and setbacks, will be dependent on how well the above stated planning expectations are expressed in the proposed development plan. " As stated above under Master Plan Analysis, the site/master plan design standards exceed the basic development standards for residential zoning districts in terms of site design, building architecture, amenities and landscape design. 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 Page 4 File Number: LUAR 02-014 Coastal Bay Colony 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 WDuld not create an iSDlated district, but would relate to the lands both to the east and west, which are developed with high-density residential uses. c. Whether changed or changing conditions make the proposed rezoning desirable. A number of changed and changing conditions make the proposed rezoning desirable. The Federal Highway Corridor Community Redevelopment Plan, adopted by the City Commission on May 15, 2001, included the following strategy to provide a strong residential base that is aesthetically inviting: "Encourage a variety of housing. Develop intensity standards that aI/ow for a variety of housing styles and types at intensities that will assist in supporting the downtown and general economic expansion. " In response to this strategy, the city adopted amendments to the land development regulations, adding the Infill Planned Unit Development (IPUD) zoning district to allow a greater range of housing types to be developed on infill parcels, specifically along Federal Highway in the entrance districts. Residential densities for the IPUD zoning district can range from 10.8 du/ac to 20 du/ac. The two entrance districts are defined by the redevelopment plan as the areas of the Federal Highway corridor from the north city limits to the Boynton (C-16) Canal, and from Woolbright Road to the south city limits. The IPUD zoning district regulations are relatively flexible in order to encourage developer creativity, including townhouse developments on small infill and redevelopment parcels in exchange for a superior residential project that exceeds conventional standards. In addition, the South Florida housing market is experiencing a growing popularity of townhouse developments as a residential unit of choice, particularly in urban areas. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. (1) Staff has utilized the adopted concurrency level of service standards for water and wastewater and population multipliers by unit type to determine the impacts of the proposed project as compared to redevelopment of the site under its current zoning. Redevelopment as a commercial use containing 302,480 square feet (sq. ft.) of space (based on 40% lot coverage and 4 story maximum height) would have an average maximum water demand of 26,089 gallons per day and wastewater demand of 11,721 gallons per day. As for the proposed project, the average maximum water demand would be 27,820 gallons per day and the wastewater demand would be 12,519 gallons per day. Currently the City's unreserved water capacity (based on treatment plant and pumping capabilities is approximately 1,500,000 gallons per day. For wastewater the unreserved capacity is approximately 1,950,000 gallons per day. (2) In preparing the traffic study, the applicant utilized a figure of 47,632 sq. ft. of commercial space (based on 25% coverage and one story-a lower estimate than the one staff utilized in Page 5 File Number: LUAR 02-014 Coastal Bay Colony (2) In preparing the traffic study, the applicant utilized a figure of 47,632 sq. ft. of commercial space (based on 25% coverage and one story-a lower estimate than the one staff utilized in the water and sewer analysis) to show a projected daily trip generation of 4,210 average daily trips, compared to 451 daily trips under the proposed development. Since the project is expected to generate fewer than 500 trips per day, a traffic impact analysis following the Palm Beach Traffic Performance Standards Ordinance is not required. Information provided to the City has been forwarded to Palm Beach County's Traffic Engineers for their analysis and comments. (3) The Palm Beach County School District has reviewed the proposed project for school concurrency and states that adequate capacity exists to serve the project. The Concurrency Determination is valid for one year from the date of issuance. Once a development order is issued, the determination will be valid for the life of the project. (4) With respect to solid waste, in a letter dated December 18, 2001 the Palm Beach County SDlid Waste Authority has stated that adequate capacity exists to accommodate the county's municipalities throughout the 10-year planning period. (5) Lastly, drainage will be reviewed in detail as part of the site plan approval, 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. As stated in Item ''b''above, the rezoning would relate to adjacent residential lands, both east and west of the subject property. Special design considerations are being proposed by the applicant to offset any potential impacts upon adjacent properties, and the end results will serve to enhance the property values of adjacent and nearby properties. f. Whether the property is physically and economically developable under the existing zoning. Portions of the property are currently developed with single-family residences and with a motel. Presumably the vacant portions could be developed for commercial uses; however, the fact that no proposal for either development of the vacant portions or redevelopment of the remainder of the site have come forward, indicates that there is little demand for additional commercial development in this segment of the Federal Highway corridor. As noted under Item "a" above, the Comprehensive Plan recognizes this trend and encourages conversion of commercial lands to residential uses (Policy 1.19.7). 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. Criteria for evaluating the benefits of the proposed develDpment to the needs of the neighborhood and the City include service demands, density, use, value and consistency with Comprehensive Plan policies. As indicated above, ample capacity exists to serve the maximum Page 6 File Number: LUAR 02-014 Coastal Bay ColDny pDtential service needs generated by the proposed project. The proposed use of the site will 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. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is a/ready allowed. There are no undeveloped properties in the Federal Highway Corridor that are designated for multi-family residential development. Elsewhere in the City, there are only two small parcels, that are vacant remnants of development that are designated for multi-family development. 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. If the Planning and Development Board or the City Commission recommends conditions, they will be included as Exhibit "B". ATTACHMENTS J:\SHRDATA\Planning\SHARED\WP\PRQJECTS\coastal Bay Colony\LUAR 02-014\STAFF REPORT LUAR.doc Location Map COASTAL BAY COLONY EXHIBIT "A" 1_1_J. _I ,- -.- - 1- ,il I , rll 'It' -"c- . ~ "llEI ,~66IH ~ I _ ~- , "-T ~ i ,- II" 1-1 -1. 1-1' '_'1' I b I " I I c _1:15-' kk~TAVE'u' I tiJ_ ,- 119'J1 I I': I II, --j ..j I . '1. -' I, -I I -j I .J -.i:i,-!.n'$i - -,H I,~ -'dl Icb, l!!l r~,rf "IL..._Ic-~. !l'C -_. -', I. I 8LJD , I' ,I I ,- POD , '_c_lc_L , , , , ' , , ,1.___ I r- -- , , , ' , , , , , C- " , , ' , , , , I , ' , , , , , ' , ' , , , ' , ' , ' ; ~: ;ril ~ lU D l!U ___ "- In , , , , , , , , , , , , , , , , , , : " /,' I !! . sE2~i:ivi. ..:.' . I' T -"'11 I : I! l I -1'1 I " II. ~', I : I!I ',f- IICt _ -*22ND.A'tE: i II~.,G)!~ 11! -111n.~ g._ ,', r; '1' .1, , l__.----L ___ I L i" '-, -- E.23RP:AVE ~1'II~itIP - " . I!!I ! i ! I I II 1_; I L__ ~ ----- ~~-f4llir}'L~'I'~T' I u , Ii'! : : I I J'R1-AA- 11 i I~ I I IJ 11 -+ -r l--j --t ~_O-O--:; ~ -j-:- := J -+ I -t- I ~_!_l;___j_ --- I I I I I , I I ! I ' III I' -SE26TH AVE =' ' ,L l' ~, 'I' 1 r' L.J11~II'r- 'eu I I I II I I I : 1 1__'- ~ LIII ,1_ --1 ~,' --"! I TI LlI iJ r -t- , R3 ICWW ..J. I 1 ---~ 1- , 1 I I REC t I N W~E S 1'1-1 /:TI, 'r If-'i11-'--1 I U_-"L:_L - ~ I'" i II I ~ I -,I L~'l --I',' -1,1 ",II_C I __ ~ --' r-j I -",;\,RG i~~Ji -- : ~ 'I: - I :_'5 ",--,-' 6,' ,', 4.i': "I 4.',0' ,',< r -~', '. , I ~I I I .J i I ,- , , , ' , ' , , , ' , ' ',', I \__'", . , , , . , L_, :'