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REVIEW COMMENTS TO: FROM: THROUGH: DATE: PROJECT NAME/NUMBER: REQUEST: DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 03-052 Chairman and Members Community R~~I/t Agency Board and City Commission Dick Hudson, @.'t' Senior Planner {~\ \/J'f/ Michael W. Rumpf' Director of Planning and Zoning February 24, 2003 Beck's Towing and Recovery/LUAR 03-001 To reclassify the property from General Commercial (GC) to Industrial (I) and rezone from C-4 General Commercial to M-1 Industrial Property Owner: Applicant! Agent: Location: Existing Land Use: Existing Zoning: Proposed Land Use: Proposed Zoning: Proposed Use: Adjacent Uses and Zoning: North: South: PROJECT DESCRIPTION Custom Property Services, Inc. Stephen Beck/Carl A. Cascio, P. A. 410 N. E. sth Avenue (Exhibit "AU) General Commercial (GC) C-4 General Commercial Industrial (1) M-1 Industrial Auto towing and storage Right-of-way of N.E.Sth Ave., then vacant property designated General Commercial (GC) and zoned C-4 General Commercial Developed single-family residence, then auto-related uses, both designated General Commercial (GC) and zoned C-4 General Commercial Page 2 File Number: LUAR 03-001 Beck's Towing and Recovery East: Improved alley-way, then developed office-warehouse facility housing a variety of businesses, including glass replacement and metal work, designated Industrial (I) and zoned M-1 Industrial. West: Right-of-way of N.E. 3rd Street, then developed office-warehouse facility designated General Commercial (GC) and zoned C-4 General Commercial PROJECT ANALYSIS The parcels, which are the subject of this land use amendment, total 0.50 acres (21,900 square feet). 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 the 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. 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. Policy 1.19.4 of the Land Use Element reads: " The City shall continue to encourage and enforce the development of industrial land as industrial parks or concentrated industrial areas in order to maximize the linkage between complementary industries." The area adjacent to the subject parcel contains a variety of auto-related businesses. The requested land use amendment and rezoning will allow another such business to locate proximate to those existing uses, thus providing greater opportunities for linkages. Policy 1.9.5 ofthe Land Use Element reads (in part): " The City, by 2002, shall conduct studies and/or prepare redevelopment plans for areas designated by the Primary Target Areas Overlay. The plans shall, in part, implement or further the adopted Boynton Beach 20/20 Redevelopment Master Plan with use provisions, development standards and design criteria which may address public improvements, infrastructure, building placement, architectural character, streetscape, Page 3 File Number: LUAR 03-001 Beck's Towing and Recovery signage, landmark opportunities and unifying design concepts. Implementation mechanisms may include, but are not limited to, adoption of overlays in the land development regulations, amendments to land development regulations, and/or through rezoning to new or existing districts. . ." The Heart of Bovnton Communitv Redevelooment Plan. as adopted on December 4, 2001, is an implementation measure of the cited policy. The "Proposed Land Use Map" for the redevelopment plan proposes that the land area in the "Arden Park" neighborhood currently designated "Industrial" should be extended westward to include the property on the east side of N.E. 3rd Street (see Exhibit "B"). This extension of the industrial-designated land would include the subject property. 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 requested rezoning would not create an isolated district, but would relate to the adjacent land use designations to the east and to the existing uses in the area generally surrounding the subject property. (The use of the property abutting the south side of the subject site, as a single-family dwelling, is nonconforming with the uses permitted in C-4 General Commercial.) The proposed change is consistent with recommendations of the Heart of Bovnton Communitv Redevelooment Plan. c. Whether changed or changing conditions make the proposed rezoning desirable. The adoption of the Heart of Bovnton Communitv Redevelooment Plan, in 2001, and the recommendations of that plan make the proposed rezoning desirable as a step toward implementation of the plan. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. Properties less than one acre in size are not required to prepare comparisons of water and wastewater demands. Since no additional development is proposed at this time on the subject property, no changes are anticipated in the demands on either water or wastewater. Neither are there any anticipated increases in traffic impacts. With respect to solid waste, in a letter dated December 18, 2001 the Palm Beach County Solid Waste Authority has stated that adequate capacity exists to accommodate the county's municipalities throughout the 10-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. Page 4 File Number: LUAR 03-001 Beck's Towing and Recovery As stated above under "Project Description", the existing uses generally surrounding the subject site are intense commercial and industrial uses. The proposed land use amendment and rezoning would generally be compatible with existing uses of adjacent properties. f. Whether the property is physically and economically developable under the existing zoning. The property is currently developed and used as the site of a nursery and lawn maintenance business and could be redeveloped with a broad range of high intensity commercial uses. 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 development to the needs of the neighborhood and the City include service demands, intensity, use, value and consistency with Comprehensive Plan policies. As indicated above, impacts of the proposed project on the service delivery and transportation systems will be negligible. It is consistent with the cited Comprehensive Plan policies. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. The amount of land designated for industrial uses is very limited, particularly in the part of the City east of 1-95 so it is doubtful that other sites for this use can easily be found. This location is convenient to the downtown as well as to other ancillary auto-related uses that serve the residents of the City. CONCLUSIONSIRECOMMENDATIONS 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 "C". ATTACHMENTS J:\SHRDATA\Planning\SHARED\WP\PROJECT$\Beck's Towing & Recovery\LUAR\STAFF REPORT.doc G~ I . 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