REVIEW COMMENTS
6.A.l
SERRANO @ BOYNTON
(ANNEX 03-001)
(J
ANNEXATION
TO:
FROM:
THROUGH:
DATE:
PROJEcr NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 03-168
Chairman and Members
Planning and Development Board and
Mayor and ~~~ission
Dick Hudso~A1cp
Senior Planner
Michael W, Rump?",~
Director of Planning and Zoning
July 11, 2003
Serrano Beach Annexation (ANEX 03-001) and
Land Use Amendment/Rezoning (LUAR 03-005)
To annex the subject property;
to reclassify from MR-5 Medium Density Residential (Palm Beach
County) to Low Density Residential (City), and
to rezone from AR-Agricultural Residential to PUD Planned Unit
Development
Property Owner:
Applicant/Agent:
Location:
Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION '
Beth Peschl
Chip Bryan/Julian Brian and Associates, Inc.
1,300 feet west of Congress Avenue on the north side of the Lake
Worth Drainage District Lateral Canal 28 (L-28) (see Exhibit "AU)
PCN # 00-43-45-31-00-000-5020
:1:9.74 acres
MR-5 (Palm Beach County) (3-5 dwelling units per acre [du/ac])
AR-USA, Agricultural-Residential in the Urban Services Area (Palm
Beach County)
Low Density Residential (4,84 du/ac)
PUD Planned Unit Development
47 zero lot line single family homes
Page 2
File Number: LUAR 03-005/ANEX 03-001
, Serrano Beach
Adjacent Uses:
North:
To the northeast, three single family homes in Silverlake Estates
designated Low Density Residential (LOR) at 4.84 du/ac and
zoned PUD Planned Unit Development. Actual built density of the
PUD is 2.04 du/ac. To the northwest, unincorporated property
developed with one, two story single-family residence designated
MR-5 (Medium Density Residential at 5 du/ac) and zoned AR-USA,
Agricultural Residential in the Urban Services Area,
South:
Immediately south are the rights-of-way of the Lake Worth
Drainage District L-28 Laterai Canal and Palmland Drive, then
developed residential (Chanteclair Villas Condominiums)
designated HDR (High Density Residential at 10,8 du/ac) and
zoned R-3 Multi-family Residential (10.8 du/ac), Actual built
density of the duplex unit development is 7.42 du/ac. To the
west of Chanteclair Villas is the Palmland Villas development with
a built density of 8,57 du/ac.
East:
Developed Elementary (Crosspointe) School designated PPGI
(Public & Private Governmental/Institutional) and zoned PU Public
Use,
West:
Property within the Village of Golf designated single family
residential and built at a density of 0,3 dulac, The property
immediately adjacent to the subject site consists of one single-
family home on a 1.6 acre parcel and a portion of a vacant parcel
of 4.5 acres.
MASTER/SITE PLAN ANALYSIS
All applications for a rezoning to a PUD Planned Unit Development must be accompanied by a
master/site plan, In this instance, a site plan has been submitted and is being reviewed
simultaneously with this application. The plan shows thirty-nine (39) of the homes arranged
backing up to the periphery of the property, A ten (10) foot landscape buffer tract surrounds
these buildings, and a loop road provides access, An additional eight (8) residences are
positioned inside the loop road on the north of the property, A lake, almost an acre in size,
occupies the center of the property and a small tot-lot is shown at the southwest corner of the
loop road,
Lot sizes are typically 115 feet by 45 feet.
Front:
Side
Rear to Buffer
(Rear Setback adjacent to Silverlake
Building setbacks are as follows:
25 feet to road/drive edge
10 feet one side
10 feet (20 feet separation)
15 feet [25 feet separation))
Page 3
File Number: LUAR 03-005/ANEX 03-001
Serrano Beach
Designs shown for the residences are a derivative of Mediterranean architecture with stucco
walls, S-tile roofs and decorative moldings, appliques and columns. Proposed models range
from single-story/three-bedroom unit to a two-story/five bedroom unit, with air conditioned
living areas ranging from 2,110 square feet to 2,931 square feet.
The maximum density allowed by the Low Density Residential land use classification is 4.84
dulac, which would provide the developer a maximum of 47 units, Maximum height in all
residential zoning districts except R-3 Multi-family Residential is 30 feet. In addition, PUD
regulations require that perimeter buffers and setbacks within PUDs must mirror those in
abutting development to ensure adequate separation between buildings. The proposed
landscape buffer of 10 feet combined with the proposed rear setback of 15 feet equals the
required setbacks and buffer of the Silverlake development. Both the elementary school
building to the east, and the Chanteclair development to the south are more than adequately
separated from building sites in the proposed development.
The site does not provide direct access to a major roadway or transportation system, which is a
requirement for major planned unit developments (Land Development Regulations, Chapter 2.5,
Section 8, A). This requirement was placed in the code primarily to address impacts of larger
developments that otherwise might introduce large amounts of traffic onto local neighborhood
streets, and to properly distribute traffic onto the adjacent roadway system, Since the impacts
from the proposed development are expected to be minor as compared to the average PUD,
due to the facts that there are slightly less than 10 acres in the development and only 47
dwelling units, staff does not consider the requirement to have the importance that would
usually be given to it.
,
PROJECT ANALYSIS
This property is less than 10 acres in size, and therefore this proposed amendment to the
comprehensive plan is considered a "small-scale" amendment and is not subject to "compliance
review" by the Florida Department of Community Affairs (DCA). This means that the proposed
amendment, if approved by the city, will be adopted, then forwarded to the DCA for their
records ("large-scale" amendments cannot be adopted until reviewed for consistency by the
DCA),
State annexation law allows the annexation of enclaves that are less than 10 acres without the
consent of property owners; however, in this instance, the annexation is at the request of the
property owner, Currently, objectives of the annexation program include annexing all enclaves
less than 10 acres in all areas of the City that meet adopted level-of-services standards, and
incrementally annexing enclave properties with the intent to reduce them below the 10-acre
threshold, Pursuant to Section 9,C.2(2) of the Land Development Regulations, staff is not
required to review the petition against the eight (8) criteria by which rezonings are to be
reviewed as indicated in Section 9.C.7" as this petition is consistent with the city's
Comprehensive Plan Future Land Use Map designation for properties to be annexed within this
vicinity, Instead, staff analysis will relate to consistency with other relevant portions of the
Comprehensive Plan, the city's annexation program and service capability.
Page 4
File Number: LUAR 03-00S/ANEX 03-001
Serrano Beach
The requested land use and zoning is consistent with the recommendations of Section VIII Land
Use Problems and Oooortunities; found in the support documents for the 1989 Citv of Bovnton
Beach Comorehensive Plan, Sub-section 8,d, of that document states:
"These parcels should be annexed and placed in the Low Density Residential land use
category. Development of these 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, "
In connection with previous annexation studies, departments most affected by annexations
(e,g. Police, Fire, and Public Works), have been surveyed for issues related to service capability
and costs, All opinions previously collected from these departments supported the incremental
annexation of enclaves. These opinions have been based on the following:
1) The enclaves are all immediately adjacent to areas within the city that currently
receive urban services;
2) Ample service capacity exists to serve adjacent unincorporated properties; and
3) Most enclaves currently receive service from the city via the mutual aid
agreement (Police and Fire/EMS only),
The Palm Beach County Traffic Engineering Department has reviewed the applicant's traffic
study and verified that capacity exists on Congress Avenue to accommodate this proposed
amendment. In addition, the City's Director of Public Works has determined that no
improvements to Palmland Drive will be necessitated by the impacts of proposed development.
The Palm Beach County Planning Division has also reviewed the application and has determined
,
that the development will not result in a negative impact on the area roadway network in the
year 2020.
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 lO-year planning period, The School District of Palm Beach County
has reviewed the application and has determined that adequate capacity exists to accommodate
the resident population. 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,
CONCLUSIONS! RECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will
not create additionai 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 conditions of approval are recommended by the Planning and
Development Board or required by the City Commission, they will be included as Exhibit "B".
J:\SHRDATA\Planning\SHARED\WP\PROJEQ5\Serrano Beach\LUAR 03.Q05\STAFF REPORT NEW.doc
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