REVIEW COMMENTS
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 02-206
FROM:
Chairman and Members
community~~eelopment Agency Board
Dick Huds~CP
Senior Planner
TO:
THROUGH:
Michael W. Rumpf
Director of Planning and Zoning
DATE:
September 30, 2002
PROJECT DESCRIPTION
Project/ Applicant: Merano Bay/Woodside Land Development Corp.
Agent: Carlos Ballbe
Owner: AutoZone, Inc.
Location: Southeast corner of Shore Drive and North Federal Highway
File No: Land Use Amendment/Rezoning (LUAR 02-006)
Property Description: Vacant property consisting of +1.75 acres, classified Local Retail
Commercial (LRC) and zoned C-3 Community Commercial
Requested change/use: To reclassify the subject property from Local Retail Commercial
(LRC) to High Density Residential (HDR), and rezone from C-3
Community Commercial to IPUD - Infill Planned Unit Development
in order to construct a 20-unit fee simple townhouse community.
Adjacent Land Uses and Zoning:
North: Right-of-way of Shore Drive, then developed commercial (Yachtsman's Plaza) designated
Local Retail Commercial (LRC) and zoned C-3 Community Commercial.
South: Right-of-way of Boynton (C-16) Canal, then developed single-family residential (Harbor
Estates) designated Mixed Use (MX) and zoned R-1-AA Single Family Residential (5.4
du/ac),
East: Right-of-way of Shore Drive, then developed single-family residential (Coquina Cove)
designated Low Density Residential (LDR)(4.84 du/ac) and zoned R-1-AA Single Family
Residential (5.4 du/ac).
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File Number: LUAR 02-006
Merano Bay
West: Rights-of-way of Federal Highway and the Florida East Coast (FEC) Railroad, then
undeveloped property designated Local Retail Commercial (LRC) and zoned C-3 Community
Commercial.
MASTER PLAN ANALYSIS
A master plan is required for all requests to rezone to Planned Unit Development (PUD) or Infill
Planned Unit Development (IPUD). For this project, the site plan also functions as the master
plan. Generally, staff is in favor of converting the existing vacant commercial property to a
residential use and to increase the overall allowable density to 11.46 dwelling units per acre.
However, this exceeds the maximum density of the High Density Land Use Classification.
Under its present land use the property could be developed for the range of commercial uses
permitted with 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 18.9 units. The developer requested a change of land use to the High Density
Residential, which also has a maximum density of 10.8 dwelling units per acre, while a change
to Special High Density Residential land use would allow the necessary 20 dwelling units per
acre.
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 the
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 new
zoning district allows for a greater variety of housing types in order to redevelop infill parcels,
specifically along the Federal Highway corridor. This new zoning district allows for greater
fiexibility in terms of lot size and setback restrictions. As promulgated in the Comprehensive
Plan, all development proposed within the IPUD should exceed the basic deveiopment
standards of the conventional residential zoning districts. This characteristic should be evident
in terms of a project's site design and site amenities. This project represents one of the first
requests for the IPUD zoning district designation. Staff recognizes this circumstance and
expects the best possible development, in particular, that this project will set the standard for
future IPUD developments. Staff determined that the layout of the buildings, the allocation of
back-up space, and the distance between each building are in the optimal configuration and
therefore, exceed the basic development standards.
In conclusion, the proposed site plan does meet the intent of the IPUD zoning district. As
previousiy stated, the subject property would be eligible for 10.8 units / acre or 18.9 total units
if converted to a residential use under the existing commercial land use. The plan proposes 20
total units or two (2) additional units over the current maximum allowable number of units.
The plan and its configuration of the townhouses buildings satisfy optimal design objectives
without forfeiting on any site amenities. Staff is recommending that the rezoning to the IPUD
zoning district and master/site plan be approved contingent upon the approval of a
reclassification to the Special High Density land use classification, which allows the proposed
density, or the reduction in units to conform to the maximum density (10.8 units per acre)
currentiyallowed.
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File Number: LUAR 02-006
Merano Bay
PROJECT ANALYSIS
The eight criteria used to review Comprehensive Plan amendments and rezonings are listed in
Article 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 Citys 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 in question does lie east of Federal Highway, and therefore is in the hurricane
evacuation zone for a Category 1 (SaffirjSimpson Scale) hurricane; however, the applicant
proposes to develop a townhouse community of only 20 units, therefore falling below the 50-
unit level. Staff would recommend that the developer apprise each homebuyer in the
development of the fact that they are buying property in a hurricane evacuation zone and
provide a mechanism to disseminate continuing information to residents concerning hurricane
evacuation and shelters through a homeowners' or residents' association.
Policy 1.13.3 of the Land Use Element reads:
"The City shall continue to encourage intill 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 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. "
The site plan (Exhibit B) for the proposed development will, upon approval, become the master
plan for the IPUD. It also meets the basic expectations of the code through the provision of
notable architectural character that will be an enhancement to the corridor; convenient and
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File Number: LUAR 02-006
Merano Bay
adequate parking as well as recreational amenities for residents and guests; and landscaping
that is both varied and abundant.
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 proposed rezoning would not create an isolated district, but would relate to the adjacent
single-family residential lands to the east and will form a logical transition between that lower
density residential development and the commercial development, lying to the north of the
subject site, along Federal Highway.
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 allow 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 dujac
to 20 dujac. 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.
Development of the property for residential use will reduce the demand for water and sewer
capacity from the potential demands, if the property is developed with the commercial uses and
intensities allowed under the existing land use and zoning. Likewise, utilizing the daily trip
generation rate used by the Fair Share Road Impact Fee Schedule, the project is expected to
have a total average trip generation of 140 trips per day. This is far less than the 2,623 trips per
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File Number: LUAR 02-006
Merano Bay
day that 61,000 sq. ft. of commercial space would generate, if the property were developed
under its present land use designation. It is also less than the 500 trips per day threshold
requiring submittal of a traffic impact analysis. With respect to solid waste, the SWA has stated
in a letter dated December 18, 2001, that adequate capacity exists to accommodate the county's
municipalities throughout the lO-year planning period. The Palm Beach County School District
has reviewed the project for school concurrency and approved it. 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.
The master plan for the proposed use shows a residential development with easily accessible
recreational amenities, attractive elevations and well-designed residences that will have a
positive effect on adjacent residential property values.
f. Whether the property is physically and economically developable under the existing
zoning.
Under its present land use and zoning the property could be developed for the range of
commercial uses permitted in the C-3 Community Commercial zoning district. In 1998 a
request for site plan approval was submitted to construct a 7,234 sq. ft. retail commercial
building for auto parts sales. The applicant withdrew the application prior to review by the City
Commission.
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.
The proposed development is exemplary of the type of redevelopment and infill projects
envisioned when the IPUD regulations were adopted in that the design well exceeds the
requirements of the basic development standards as cited under the response to criterion "a';
above. This and similar developments will help to underpin the redevelopment efforts in the
Federal Highway Corridor and also increase the variety of types and styles of housing to support
general economic expansion.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
There are very few residentially designated sites in the City that provide opportunities for small
to medium-sized developments of this type.
CONCLUSIONSIRECOMMENDATIONS
As indicated herein, this request is consistent with the intent of the Infill Planned Unit
Development zoning district; 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
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File Number: LUAR 02-006
Merano Bay
the rezoning to the IPUD zoning district and master/site plan be approved subject to the
Conditions of Approval accompanying the site plan, which upon approval, becomes the master
plan for the IPUD, and contingent upon the approval of a reclassification to the Special High
Density land use classification, which allows the proposed density, or the necessary reduction in
units as described herein. If the Community Redevelopment Agency Board or the City
Commission recommends conditions, they will be included within Exhibit "C".
ATTACHMENTS
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EXHIBIT "e"
Conditions of Approval
Project name: Merano Bay
File number: NWSP 02-D14
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b 24 2002
Reference: 2 Review plans WIt aP anmng, omng ate stamp mar mg 0 eptem er ,
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS- General
Comments: None
PUBLIC WORKS- Traffic
Comments:
1. Minimum backup distance for 900 parking is 24 feet. Revise roadway width
accordingly.
2. Reference FOOT Standard Index 546 for the sight triangles along all collector
and arterial roadways. A 10 feet x 10 feet sight triangle is inadequate for
Federal Highway. It is also necessary to check sight distances at the
intersection of Shore Drive and Federal Highway to ensure there is no conflict
with sight distances and the new privacy wall on the north property line
UTILITIES
~
3. Fire flow calculations will be required demonstrating the City Code
requirement of 1,500 g.p.m. as stated in the LOR, Chapter 6, Article IV,
Section 16, or the requirement imposed by insurance underwriters, whichever
is greater (see CODE, Section 26-16(b)). In addition, the LOR, Chapter 6,
Article IV, Section 16 requires that all points on each building be within 200
feet of an existing or proposed fire hydrant. Please demonstrate that the plan
meets this condition, by showing all hydrants, both existing and/or proposed.
4. A "Hold-Harmless" agreement with the Utilities Department, for maintenance
and repairs, will be required where paverblock is placed within the utility
easements.
FIRE
Comments: None
POLICE
Comments: None
ENGINEERING DIVISION
Conditions of Approval
2
I DEPARTMENTS I INCLUDE I REJECT I
Comments:
5. All work done within the Federal Highway right-of-way shall require FDOT
approval and permitting.
6. Sheet SP-I of I refers to the relocation of several signs and power poles along
Federal Highway. Indicate where the signs will be relocated to and who will
perform the work. All work done within the Federal Highway right-of-way
will require FDOT approval and permitting.
7. Indicate to what standard the project is to be constructed; if the FDOT
Standard Specifications for Road & Bridge Construction and Standard Index
are to be used ~ the 2000 Specifications are recommended since they contain
both English and Metric units.
8. Provide written and graphic scales on all sheets.
9. Sections A-A, B-B, and C-C are indicated on Sheet DI of I but no typical
sections were found in the plan set.
10. Provide a detail for the paverblock driveways.
BUILDING DIVISION
Comments:
II. Sheet A-I - Pool House Front Elevation - shows a water feature and floor
plan shows a drinking fountain. ClarifY. Drinking Fountain shall comply with
2001 Florida Building Code, Section 11-4.1.3 (1O)(A).
PARKS AND RECREATION
Comments:
12. The Park and Recreation Facilities Impact Fee requirement for Single Family
Attached Homes is based on $771 per unit. Since there are 20 single family
attached homes shown on the plan, the fee is computed to be $15,420 ($ 771
x 20 units). Fee is due at the time of the first applicable building permit.
FORESTERlENVIRONMENTALIST
Comments:
13. The applicant should provide a tabular summary on sheet L-I showing that
the site contains a minimum of 50% native species. All trees must be
minimum of 12 feet in height. Revise plans.
I DEPARTMENTS l INCLUDE I REJECT I
PLANNING AND WNING
Comments:
14. Approval of this site plan is contingent upon the approval ofrezoning to Infill
Planned Unit Development (IPUD).
IS. The site plan tabular data indicates that the total pervious area is 0.74 acres or
42.7% of the total site. Likewise, the tabular data indicates the setbacks for
concrete patios for each townhouse, which can be built out in the future. In
the tabular data, provide the pervious area if all townhouses built concrete
patios pursuant to the PUD's self-imposed restrictions. In addition, on the
site plan, outline the area (in a soft dashed line) of the patio area if developed
according to the maximum allowable restrictions.
16. If a fence is required around the pool/clubhouse area, provide a detail of the
fence including the dimensions, material, and color (Chapter 4, Section 7.D.).
17. Fifty percent (50%) of site landscape materials must be native species.
Indicate the amount of native material in the plant list of the landscape plan
(Chapter 7.5, Article II, Section 5.P).
18. Coordinate with the City Forester / Environmentalist regarding the installation
of brick pavers and palm trees within the U.S. I right-of-way.
19. Staff recommends placing a Palm Tran bus shelter along Federal Highway.
The shelter dimensions are typically six (6) feet in width by nine (9) feet in
length. If a bus shelter is located nearby, staff would also recommend
collaborating with Palm Tran and the affected property owner (FDOT) in
order to upgrade the facility.
20. No signage was submitted with these plans. Any proposed sign will require
separate review and approval.
21. Provide a note on the plan stating that the proposed buffer wall be painted to
match the color of the buildings.
22. On the elevation sheet label all major exterior finishes to include the
manufacturer's name and color code.
23. A 24-foot backup is required for unit I and 20. A Waiver is required.
ADDITIONAL COMMUNITY REDEVELOPMENT BOARD AGENCY
CONDITIONS
Comments:
1. To be determined.
Conditions of Approval
4
DEPARTMENTS INCLUDE REJECT
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
1. To be determined.
S:\Planning\SHARED\V\P\PROJ ECTS\MERANO SA YlNWSP\COA.doc