REVIEW COMMENTS
./
PLANNING ANU ZONING u~PARTMbNT M~MURANUUM NU. 93-132
t']{UI1 :
chairman and Members
planning and uevelopmen~ Board
~~'.~
::;enior Plannel'
'I'Ll:
UAT~:
June L., 1993
::';U1:)JEC'l' :
LOOS property
Amendment/Hezoning,
Requests for Annexation,
and Text Amendment
Land
Use
11~'j'KUUUL"j'IUN
Kieran J. Kilday, agent for John T. Loos, is proposing to annex
Into Boynton Beach a vacan~, 18.69-acre parcel located on ~he west
side of congress Avenue, approximately one-half mile south of Golf
Road (see location map in Attachment "A"). The current land use
and zoniny on this parcel is MR-5 (Medium Residential) and AR
(Agricultural Residential), respectively. lncluded with the
annexation application is a request to amend the ~uture Land Use
Ha[.J of ~he L'olT,prehensive plan in order to change the designat:i,)n on
the proper~y to Moderate uensity Residential, and rezone it from
the COllii~y;S zoning designation tu ~he City's K-l, ::;ingle-r'an1l1y
Kesiden~ial district.
This request would increase the maximum, gross density allowed on
the subj ect propel'ty from 4.84 c1well ing uni ~s per aCl'e (5 units per
acre in l'alm Beach coun~y) to 7.26 units per acre. ')'his pruposed
ci,any.:, iu Idnd use represents a maximum InlTease from 93 dwell Ing
unIts to 130 dwelling units that could be developed on this site.
Lastly, a comprehensive plan text amendment must accompany thIs
amendmen~ ~o ~he ~u~ure Land Use Map in order to delete language
\vIt'hin the tuture Land use ::;upport LJocument, ::;ection 8. problems
and UlJPl)l'tulll,ties, which limits this pl'opel'ty to the LOW uensity
Residential land use classificatIon. ~~is portIon of the ::;upport
Uocument was adop~ed as part of the comprehensive plan by reference
alld, n\llst rllerefore b~ amellded.
'l'he recommendation for Planning Area 8. d currently reads as
follow~; :
unincorporated Parcels ::;ou~h of ::;ilverlake Bstates
These parcels should be annexed and placed in the Low
LJensity Kesiden~ial land use category. Development of
chese properties should generally be limited to single-
family detached dwellings, so as to be compatible with
the one-story condominiums which lie to the south and the
single-famIly subdivision lying to the north.
'1'0 allow for
recommendation
follows:
the proposed Comprehensive Plan amendment, the
for Planning Area G.d would be amended to read as
Unincorporated Parcels ::;outh of Silverlake Estates
planninq Area 8.d consists of three (3) unincorporated
parcels located to the west and south of ::;ilverlake
estates. The larggr of the three. which is adlacent to
L,:>nqress Avenue, should be annexed and placed In the
~loderate uensity I{esi,ientjal, lillld use cateqorY." 'j'he
<;,'he"e remaininq parcels should also be annexed, aHa but
placed in the LOW uensity Kesident:ial land use category.
lJevelopmen~ of these properties should generally be
limited to single-family de~ached dwellings, so as to be
c(on,p~~ible \vi~h ~he one-s~ory c<Jlldominiums which lie to
LLe ::;cuth and the sjIlgle-famijy subdj.v.ision lying tu thE'
;-J': l.-LL.
l'lt:1ll0 l'JO. 93-13.~
-2-
June ~, 1993
The fol1owillg analy-si'3 is provided pursuane to the city's code of
urdinances (Appendix A, ~ection 9), and ~lorida Law with respect co
ehe transmittal and review of large-scale lalld use plan amendments.
'['his analysis will focus primarily on consistency with the city's
comprehenslve Plan objectives and policies, compaeibility of the
proposed amendmene with the adjacent properties, and the demand for
an increase in maximum density.
CUKKENT LAND U~E ANU ~UNING
The land use and zoning in the surrounding area varies and is
presented in the table that fOllowings:
j) II P('IIOII
.Jlll']sd](,t lun
!,on-illp
Land Use
\ill] (II
Boynton Ih~;1C IJ
l'liD
I';sfatcs ot S.l'IVP1'lalu~
lSlllgJe-tallll.ly hOllies)
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1':trLllt:t' slluth Boyntun Bf~;lcll
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tNulS.lng IIOlueiACI.I')
1";'11'1 bet. Sout hwe:-;l Buyntllll Be<-lcll
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Chanleclai)' V lJi ;is
( cOlldolll in J lHIIS)
WI's! 1'.:tiJJl Be;)('!l Cutlllty
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ANALY::il::i I'UK::iUAN'j' 'j'U ::iEl:. 9.C.7 Ot' APPENUIX A. CUU!:; UJ" ORUINANC!:;::i
1~is section of the Code of urdinances requires the evaluation of
plan amendment/rezonillg requests against criteria related to the
impacts which would result from the appl'oval of such requests.
'j'hese critel'ia and an evaluation of the impacts which could result
from development of ehe property are as follows:
7.a. "Whether the proposed rezoning would be consistent with
applicable comprehensive Plan policies.. .n.
Although the Future Land use plan is proposed to be amended, the
request is arguably consistellt with all Comprehensive Plan
objectives and policies (see belowi. AS pare of the request,
Planning Area 8. d of ::iection 8. Land Use Problems and
upportunities, must also be amended to allow the proposed land use
deSignation. Justifications for this proposed amendment, as
prOVided by the applicant, include the necessity of a transitional
zone between the commercial and high-density land uses to the
south, and the lOW-density land use (::;ilverlake Estates i to the
north. Furthermore, the applicant indicated that the R-l zoning
would increase the economic feaSibility of developing the site, as
relatively high development costs are anticipated based on the size
of the property and the presence of muck.
7.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 privileye to an individual
properry owner as contrasted with the protection of the public
weliClre.; and
7.12. "Whether the proposed rezoning woul~ be compatible Wltn
the Clll"L"ent and futurE'. llse of dclj acent and nearby propel:t tes I
C1]~ wOllJ.rl c\ftect the property vallles ()f adjacent propertJ_es.
11emo No. 9:~-1:32
--3-
June 2, 1993
As indicated by the list of various, adjacent land uses, there does
not appear to be an es tabU,shed Llnd use pat tern iu this v ic iui ty.
In addition to the co~nercial use and nearby industrial property,
the subject property is bordered by three (3) different residential
land useE: \d th maximum densities ranging between <l. 84 dwelling
units per acre and 10.8 units per acre. Therefore, there exists no
land use pattern nor district to determinD the one (1) appropriate
laud use designation for the subject propel-ty.
The subject property likely received its Low Density Residential
land use designation in ol-der to ensure compatibility with the
adjacent, lOW-density development to the north; however, we must
also consider the potential impacts of the industrial, commercial,
and high density land uses upon the subject property if it is
limited to Low Density Residential land use. A more appropriate
land use designation would be one which is most compatible with all
adjacent land uses, rather than with just one abutting property.
7. c. "Whether changed or changing conditions make the proposed
rezoning desirable."
There have been no changes in the conditions of this vicinity since
the Low Density Residential land use designation was placed on this
property by the Comprehensive Plan _ Al though this analysis
contradicts the City's Comprehensive Plan, it is logical to assume
that in certain locations more than one land use designation would
be appropriate for a given piece of property.
7.d. "Whether the proposed rezoning would be compatible with
utility systems, roadways, and other public facilities."
An analysis on the availability of public facilitIes is provided
belOl'l.
7. f. "Whether the property is phYSically and economically
developable under the eXisting zoning."
As indicated above, the property owner claims that development
costs \'Iill be relatively high given the presence of muck on the
site. It is difficult to estimate the costs and benefits of
developing this property based on land use and soil
characteris tics; however, cons idering the size of the subj ect
property and the underlying muck, the per unit costs will likely be
higher than for a larger site such as the neighboring Single-family
subdivision. Furthermore, there aloe no lOW-density, Single-family
homes, \vith frontage on Congress Avenue, that do not contain
adequate buffering. Such buffering on the subject property may be
minimal due to the size of the property and since the property's
access is limited to Congress Avenue (\'1hich will prevent total
bUffering of Congress Avenue as done at the adjacent Single-family
SUbdiVision) .
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."
It may be unnecessary to attempt to estimate the relationship of
this proposed rezoning, which consists of 18 acres of land, to the
neighbol-hood and en tire Ci ty; however, thel-e may be a sligh t
relationship between findings related to future hOUSing supply and
demand and item 7.g. The Future Land Use Support Docwnent
indicates that all remaining undeveloped residential land vJiII be
needed to meet the total demand for hOUSing at build-ant (see
excerpt from Support Document in Attachment "E"). This aua] YE.iu
may be overest.imating total development potE,ntial as it aSSllJil'C"S
E,i thel higher net densi t.ies (than allowed by the Future Land Us,c
Plan) on certain large pl-operties (greater than 75 acres), 0]
conver~j.OJ1S t{~ hi011el" densities. Tllis analysis cllso aSSllll10S
/
;
'.~.T<
Memo Ho. 93-13:::
-1-
Jnne 2, 1993
something as uncertain as the conversion of most mobile home parks
to p"nnanent hous ing developmen ts . Therefore, based on findings
within the support Document, the proposed increase in maximum
density will likely contribute to the needed, futm-e ilOu3ing
supply.
7.h. Whether there are adequate sites elsewhere in the city
for the proposed use, in districts where such use is already
allowE:d.
There are approximately four (4) properties within the city where
a development of this density would be allowed. Of those sites,
three have been master planned and the fourth is the large, vacant
tract of land located at lhe northeast corner of Congress AvenUE
and Old Boynton ROdd.
CONSISTENCY WITH THE COMPREHENSIVE PLAII AND FLORIDl\ LA\-i
The Boynton Beach Comprehensive Plan, inCluding support documents,
addresses annexation and land use plan amendments and specifically,
the provision of housing choices and tLE conver:;ion to higher
densities.
coosistoncy with the Future Land Use plan
The City's Comprehensive Plan Future Land Use Map establishes land
UE:e designations for unincorporated '~nclaves as Vlell a'3 for
properties located immediately west of the City, East of Lawrence
Road. Since the Plan designates the subject propel.ty as Low
Density Residential, the request by the applicant 1S inconf;istenL
with the City's Future Land Use Plan.
Consistency with Compl-ehensive Plan Objectives and policies
The fOllowing excel-pts from Comprehensive Plan objectives and
pol icies, address the subj ect rccquestG and ar,? analyzed hel 0\'/:
Obiective 1.16 - ".. .regnlate the use, density, and intensity
of land use, by l-equiring that all iand developmelll (,n1ers be
consiGtent with the Future Land Use Plan and oth,,>r applicable
policies of the Comprehensive Plan.";
ObiElctive 1.17 "1-linimize nuisances, hazards, and other
adverse impacts. . . to residential environments by pl-eventing or
millililizlng land use conflicts."; and
Policy 1.17.8 "Maintain and improve
existing Single-family neighborhoods,
conversions to higher densities.".
the character of
by preventing
These policies have been
pursuant to items 7.b,
Ordinances.
addressed above within
7.e, and 7.g, Section
the
9.C,
analysis
Code of
obiective 1.19 - ".. .allow a range of land uses for which the
area, location, and intensity of these uses provide a full
range of housing choices,.. .for both existing and projected
populations.. ,";
Policy 1.19.5 ". . . allol"/ for a full range ()f h01\;;ing
choices, by allowing densities Which can accommodate Lhe
approximate number and type of dwellings for which the demand
has been projected... .";
In projecting future housing supply within the Futuno Land Use
SUPPC1l-t Docllment, j t -\'Ias Ct~:sumed that all vacallt properties (less
thdn 7:, dcres) would be d,~velopt,d either sin'lle family detoched,
siilg]~ falol.ly attacJled, or some cllmlJinatioll thereof (s~e eXl"Etpt
t-rolll FuLlJre ";.Jarlcl Use SUPP'Jrt DOCllhll.=-nt in P..ttcF'l1mel1t lIe'l l. S iill"'",=,
,
-
Ner.1o No. 93-132
-5-
June 2, 1993
the proposed amendment would not restrict the property from being
developed according to
Document, the requirements
be implemented.
this assumption made in the Support
of Objective 1.19 and Policy 1.19.5 will
The foilowing objectives, policies, and issues addressed below are
either typically referenced by the Florida Department of Community
Affairs (DCA), or required by them to be analyzed in our review of
proposed amendments:
Obiective 1.2. "Coordinate future land uses with soil
conditions so that urban land uses are prohibited in locations
where it is not economical to remove or treat unsuitable
soils. . . "; and
Policy 1.2.1 -" .prohibit development of urban land uses
where the removal or treatment of unsuitable soils would be
uneconomical, provide that unstable soils shall be removed in
all construction and land development sites where soils would
affect the performance of infrastructure, drainage.. .".
The subject site contains both Terra Ceia and Okeelanta Mucks, both
of which will likely be removed to make the subject property
developable. Regardless of the land use designation on t.his
property, the muck would likely be removed to make the site
developable.
Obiective 4.4 - "The City shall,.. .protect all
of substantial native upland and wetland
eliminate undesirable exotic tree species.";
remaining aL-eas
vegetat.ion and
Policy 4.4.1 - ".. .the City shall require...a detailed flora
and fauna survey on any "B or C" rated site...; and
Policy 1.11.14 - ".. .provide for open space preservation by
L-equiring the preservation of 25% of all "A", "B", and "CO
rated sites.. .".
A portion of the subject site is located within Natural Ecosystem
Site #16 (see Attachment "D"). Ecosystem site #16 is described as
disturbed Pine Flatwoods with exotic weeds. Pursuant to Policy
4.4.1, an environmental assessment was completed and, did not
indicate the current existence of any species that are endangered,
threatened, or of special conceL-n. In addition, flom tile
assessment and a field visit, the City'S Forester/Environmentalist
conf inned that the site is not enVironmentally sens i ti ve (see
Attachment "E").
Although the assessment did identify several tree species that
would be preserved according to the City's Tree Preservation
Ordinance, such enforcement would take place during the deSign and
construction stages of this project.
Obiective 1.11 - ". . . future land uses shall include provisions
for the protection of.. . archaeological resources and historic
buildings.. .".
The City's Comprehensive Plan requires that historical resources
and archaeOlogical sites be preserved and protected. However, the
subject property is undeveloped and, there are no archaeological
amenities known to exist on this site.
Annexation
The subject property is located within an unincorporated
enclave within the City's reserve annexation/utility service
area. This request for annexation is not only consistent with
Florida Lavl, but is also consistent with tile City's Clllnexdtioll
plan established pursuant to Policy 8.10.4.
~
.v.,.'
Hemo 140. 93-i32
-6-
Jllne .2 / 1993
Availabilitv of Public Facilities
Florida Administrative Code, Chapter 9J-ii requires that the
availability of pUD~lC facilities be analyzed, and tllat tile
maximum potential demand upon public facilities be determined.
The following facilities were analyzed 1n order to ensure that
capacity is available:
Roads: The Palm Beach County Engineering uepartment
the applicant; s traffic study and verified that
exists on Congress Avenue to accommodate this
amendment.
reviewed
capacity
proposed
Water!~ewer: Water and wastewater demands were estimated to
equal 56, OuO gallons per day and ~:', uuu gallons per day,
respectively. ~ufficient capacity exists to serve this
property, as there is over one (i) million gallons per day
capacity in the water treatment system, and nearly 3.5 million
gallons per day capacity in the wastewater treatment system.
ti01lCl waste: The tiolid waste Authority projected that the
land use amendment I.wuld increase the potential for solid
waste generation by 74.8 tons per year and would therefore
have a detrimental affect on the solid waste system. .they
concluded their review of this proposed amendment by
indicatinq that if tlle annexation Here conditioned so tilat it,
would not result in an increase to the solid waste stream, the
Authority would not object to the request.
urainage: The Lake worth Drainage District indicated that
this property is within their service area and, they will
accept storm water, subject to consi"stency with District
policy, into the canal L-28.
HeCl"eation: 'rhe analysis of the impact upon parks and
recreation facilities determined that these services are
currently available and, that the proposed amendment would not
lower the levels of service below the adopted standards.
consistency with the Future Land Use Support Document:
The folloH1ng excerpt from the Comprehensive Plan Future Land Use
~upport Document only indicates that the request for Moderate
uensity Hesident1al, which allows a maximum density of 7.26
dwelling units per acre, is similar to the current, average density
of new developments or approved master plans within the city [it
should be noted that this average may have changed since the plan
was adopted in 1ge9).
Future Land Use ;jUpport Document. paGe 25 - HAverage gross
density of new residential development is 7.3 dwelling units
per acre, versus approximately 4.4 units per gross acre in
1987.11;
RECUMMENDA'I'ION
The planning and Zoning Department recommends that the applications
submitted by Kieran J. Kilday/Kilday & Associates be approved,
based on the follOWing:
1. 'I'he subject property is contiguous to the corporate limits and
is located within the city's Reserve Annexation Area;
2. 'l'he proposed amendment would be consistent with applicable
comprehensive plan objec1:ives and policies;
3. 'l'he proposed amendment would not be contrary to an established
J.,1l1d use pattern, nor would it create an isolated c1istl"ict
unrelated to adjacent and nearby districts, nor would it
.(. 1
l"M
Memo No. 93-132
-7-
June 2, 1993
constitute a grant of special privilege to an individual
property owner;
4. The requested land use and zoniug would be compatible with
utility systems, roadways, and other public facilities;
5. The proposed land use and zoning would be compatible with the
current and future use of adjacent and nearby properties and,
would not affect the property values of adjacent or nearby
propel-tie.s ;
6. The applicant has indicated that the property would be more
physically and economically developable under the proposed
land use and zoning; and
7. The proposed land use and zoning is of a scale which is
reasouably related to the ueeds of the ueighborhood and the
City as a whole.
Attachments
"',I.n05RIIP
MINIMUM LOT SIZES BASED ON DENSITY
Zonin Code
12,500 s .ft.
9,000 s .ft.
8,000 s .ft.
7,500 s .ft.
7,000 s .ft.
4,500 s .ft.
4,000 s .ft.
3.48 du/ac. R1-AAA
4.84 du/ac. R1-AAB
5.4 du/ac. R1-AA
5.8 du/ac. R1-A
7.26 du/ac. R-1
9.68 du/ac. R-2
10.8 du/ac. R-3
LAND USE DESIGNATIONS ZONING DISTRICTS
Low Density Residential R-l-AAA(<3.48 du/ac)
(<4.84 du/ac) R-I-AABi<4.84 du/ac)
Moderate Density Residential R-l-AA(<5.4 du/ac)
(>7.26 du/ac) R-I-A(<5.8 du/ac)
R-!(<7.26 du/ac)
Medium Density Residential R-2(<9.68 du/ac)
(<9.68 du/ac)
High Density Residential R-3(<DIO.8 du/ac)
(<10.8 du/ac)
Special High Density Residential R-3
(<20 du/ac)
Office Commercial C-I
PCD
Local Retail Commercial C-2
C-3
Mixed Use CBD
C-2
C-3
R-3(>40 du/ac)
General Commercial C-4
PCD
Industrial M-I
PID
Aericulture AG
Recreational REC
Public & Private GovernmentaV PU
Institutional C-l
SERRANO PUD
TOWNHOUSE DESIGN STANDARDS
Ownership (fee simple or condominium)
Minimum square feet under air
Parking (2 spaces per home, off street)
1000
One car garage minimum
Maximum building height
Minimum lot size
Minimum lot width at front setback
Minimum lot width at edge road
Setbacks I to tract perimeter
structures to property line
Setbacks I to primary structure (35' height)
Front (to garage)
Front (to other than garage)
Side (interior)
Side (corner)
Side (common wall, if applicable)
Rear to buffer or water mgml. tract
35' (2 stories)
1600 sq. ft.
16'
12'
20.0'
20.0' to edge roadldriye
20.0' to edge road
7.5' (15' separation)-
20.0' to edge road
o
10.0' (25' separation)
- Maximum number of liYin9 units in a building is limited to 6. unless clustered
around a common parking or landscape court. Homes may be detached, or attached wit h
connection by a masonry architectural element or a common wall. When attached,
interior side setbacks do not apply.
NOTE: Lot may be size of home footprint and remaining yard areas are held in
common, in which case setbacks, lot sizes and widths are not applicable.
NOTE: Concrete pads for AlC, garbage cans, porches, etc. may occur in setbacks
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TABLE 2.1-1
RESIDENTIAL CATEGORIES & ALLOWED DENSITIES
Dwelling Units Per Gross Acres
Category
Maximum Standard 1 Minimum Entitlement 2
Agricultural Production --- 0.10 DUlAC --- ---
Special Agriculture --- 0.10 DUlAC --- ---
Agricultural Reserve 1.0 DUlAC 0.20 DUlAC --- ---
Rural Residential 20 0.05 DUlAC 0.05 DUlAC
Not to exceed 1 du per 20 acres --- ---
Rural Residential 10 0.10 DUlAC 0.05 DUlAC
Not to exceed 1 du per 10 acres --- ---
Rural Residential 5 0.20 DUlAC 0.05 DUlAC
Not to exceed 1 du per 5 acres --- ---
Rural Residential 2.5 0.40 DUlAC 0.05 DUlAC
Not to exceed 1 du per 2.5 acres --- ---
Low Residential 1 1.0 DUlAC 0.1 DUlAC
Not to exceed 1 du per 1 acre --- ---
Low Residential 2 2.0 DUlAC 1.5 DUlAC 0,1 DUlAC
Up to 2 du per 1 acre ---
Low Residential 3 3.0 DUlAC 2.0 DUlAC 0.1 DUlAC
Up to 3 du per 1 acre ---
Medium Residential 5 5.0 DUlAC 4.0 DUlAC 0.2 DUlAC
Up to 5 du per 1 acre ---
High Residential 8 8.0 DUlAC 6.0 DUlAC 5.0 DUlAC 0.4 DUlAC
5 to 8 du per 1 acre
High Residential 12 * 12.0 DUlAC 8.0 DUlAC 5.0 DUlAC 0.4 DUlAC
5 to 12 du per 1 acre
High Residential 18' 18,0 DUlAC 8.0 DUlAC 5,0 DUlAC 0.4 DUlAC
5 to 18 du per 1 acre
1. The Standard density is the highest density permitted in each future land use category, unless the
parcel is developed as a Planned Development District or is granted an exemption pursuant to this Element.
2. The Entitlement density is as shown, or 1 unit per lot, whichever is greater.
3. High Residential 12 is the maximum density allowed by the Comprehensive Plan except for those areas
that had a future land use designation of High Residential 18 prior to adoption of the 1989 Comprehensive
Plan or for development that qualifies for a density bonus provided for in FLUE Policy 1.2-d.
Palm Beach County
Revised 12/5/01
Page 40 - LU
1989 Comprehensive Plan
Ordinance 2001 -- 72 to 75. 77
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