AGENDA DOCUMENTS
6.A.l
KRISPY KREME
LAND USE PLAN
AMENDMENT/REZONING
POSTPONED TO DECEMBER 26, 2001
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meetin2' Dates in to City Clerk's Office Meetin2'Dates in to City Clerk's Office
0 November 20, 2001 November 7, 200! (5000 p.m.) 0 January 15,2002 January J, 2002 (5000 p.m.)
0 December 4, 2001 November2!,2001 (5000p.m.) [gJ February 5, 2002 January 16,2002 (5000 p.m.)
0 December 18. 2001 December 5, 2001 (5000 p.m.) 0 February 19,2002 February 6, 2002 (SoOO p.m.)
0 January 2, 2002 Decemberl9,200! (SoOO p.m.) 0 March 5, 2002 February 20, 2002 (SoOO p.m.)
0 Administrative 0 Development Plans
NATURE OF 0 Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing [gJ Legal i
0 Bids 0 Ummished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the February 5,2002 City Commission Agenda under
Legal, Ordinances - Second Reading. Tbe City Commission approved this request on First Reading at their January 15,
2002 meeting. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ
01-222.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
KRISPY KREME
Scott Barber / Gee & Jenson
Krispy Kreme of South Florida, LLC
Between NW IU Avenue and Boynton Beach Boulevard [SR804] approximately 1,500
feet east ofNW 7th Street, opposite the intersection of Boynton Beach Boulevard and
West Industrial Avenue.
Request to amend the Comprehensive Plan Future Land Use Map designation on a 0.62
acre parcel from Medium Density Residential (9.86 du/ac) to Local Retail Commercial.
DESCRIPTION:
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNATIVES: N/A
. ~-e.OJ10
DevelopU"'-{~ent DJ~ctor
City Manager's Signature
~()7~
Planning and Zoning D ector City Attorney / Finance / Human Resources
S:\Planning\SHARED\WP\PROJECTS\krispy kreme\LUAR\Agenda Item RequestKrispy Kreme LUAR 2nd reading 2-5-02.dot
SoIBULLETlN\FORMSIAGENDA ITEM REQUEST FORM.DOC
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned
Meeting: Dates in to City Clerk's Office
Requested City Commission
Meetinl!Dates
Date Final Form Must be Turned
in to City Clerk's Office
0 November 20, 2001
0 December 4, 2001
0 December 18, 200 I
0 January 2, 2002
November 7, 2001 (5000 p.m.) [gJ January IS, 2002
November 21, 2001 (5:00 p.rn.) 0 February 5, 2002
December 5, 2001 (5:00 p.m.) 0 February 19, 2002
December 19, 2001 (SoOO p.m.) 0 March 5, 2002
January J, 2002 (5000 p.m.)
January 16,2002 (SoOO p.m.)
February 6, 2002 (SoOO p.m.)
February 20, 2002 (SoOO p.m.)
NATURE OF
AGENDA ITEM
o Administrative
o Consent Agenda
o Public Hearing
o Bids
o Announcement
o City Manager's Report
o Development Plans
o New Business
[gJ Legal :
o Ummished Business
o Presentation
RECOMMENDATION: Please place this request on the January 15, 2002 City Commission Agenda under
Legal, Ordinances - First Reading. Tbe City Commission Board approved request with a vote of 4-1 at their January 2,
2002 meeting. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ
01-222.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
KRISPY KREME
Scott Barber / Gee & Jenson
Krispy Kreme of South Florida, LLC
Between NW I" A venue and Boynton Beach Boulevard [SR804] approximately 1,500
feet east ofNW 7th Street, opposite the intersection of Boynton Beach Boulevard and'
West Industrial Avenue.
Request to amend the Comprehensive Plan Future Land Use Map designation on a 0.62
acre parcel from Medium Density Residential (9.86 du/ac) to Local Retail Commercial.
DESCRIPTION:
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
City Manager's Signature
~(-~ ~I.I '-Iw Me[ IZ/MI'F
Planning and Zoninf; Director City Attomey / Finance / Human Resources
S:\Planning\5HARED\WP\PROJECTS\krispy kreme\LUAR\Agenda Item RequestKrispy Kreme LUAR 1st reading 141S..Q2.dot
SoIBULLETIN\FORMSIAGENDA ITEM REQUEST FORM. DOC
DEVELOPME:'>iT DEPARTME:'>iT
PLANNING & ZOl'<1:NG DIv1:SIO:'>i
MEMORAi'iDIDf NO. PZ 01-222
TO:
Chairman and Members
Planning and Development B0ir1 ____
Dick Hudson, Senior PlannerW
Michael W. Rumpf M 1..:T2-
Director of Planning and. Zoning
FROM:
THROUGH:
DATE:
December 10, 2001
PROJECT DESCRIPTION
Project! Applicant: Krispy Kreme of South Florida, LLC
Agent: Scott Barber / Gee & Jenson, Inc.
Owner(s): Salvador and Norma Sentmanat, Anthony Mannino, August Vultaggio,
Giuseppe Vultaggio and Pletra LoPiccolo
Location: Four parcels all being south of Boynton Beach Boulevard [SR804]
approximately 1,500 feet east of ",V 7" Street). Having mailing addresses
of633NW I" Avenue, 3015 S. Ocean Boulevard - Apartment H, 1501
NW 2'd Avenue and 3015 S. Ocean Boulevard- 1'10.404. West Industrial
Avenue intersects with BOynton Beach Boulevard immediately north of
the subject property. (See Exhibit A)
File No: Land Use Amendment:Rezoning (LUAR 01-008)
Property Description: Vacant properly consisting of 0.36 acres classified Medium Density
Residential (MeDR) and zoned Duplex Residential (R-2), and 0.26 acres
of developed property, containing one' duplex residential building and
classified Medium Density Residential and zoned Duplex Residential (R-
2). Total properly to be reclassified and rezoned equals 0.62 acres.
,
"
Proposed change/use: To reclassify the subject property from Medium Densitj Residential to
Local Retail Commercial (LRC). ar.d rezone from Duple" Residenlial (R-
2) to Neighborhood Commercial (C-2). The subject property will be
combined with a 0.42 acre vacant p:lrce! to the \vest, \vhich is currently
classified Local Retail Commercial (LRC) ar.d zoned Neighborhood
Commercial (C-2), to assemble a :: 1.0.. acre site to be developed as a t2s,
food restaurant \vith J rinve through t~:J.tur~.
Page 2
File Number: LUAR 0 1-008
Krispy Kreme Doughnuts
Adjacent Land Uses and Zoning:
North: Right-of-way of West BO)11ton Beach Boulevard (SR 804), then property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2), and developed with a service statIOn
(Texaco) to the northwest; to the nor:heast the intersection of BO)11ton Beach Boulevard and \Vest
Industrial Avenue and farther east, right-of-way of Industrial Avenue then developed prope:1y
classified Industrial (I) and zoned Light Industrial (M-I) (the locations of Lloyds Auto Elecrric and
Foster Oil).
South: Right-of-way ofNW I" Avenue, then property classified Low Density Residential, zoned Single
family Residential (R-I-A) and developed with single family homes.
East: Property classified MediumDensity Residential (lV[eDR), zoned Duplex Residential (R-2) and
developed with duplex (two family) homes.
West: Vacant property classified Local Retail Commercial (LRC), zoned Neighborhood Commercial (C-2)
and under ownership of the applicant. Farther west is developed property classified Local Retail
COITl1T\ercial (LRC), zoned Neighborhood Commercial (C-2) and occupied by a dental/medIcal office
building.
PROJECT A.:'iAL YSIS
The parcels, which are the subject of this land use amendment, total 0.62 acre. Because of the size
of the property under consideration, the Florida Department of Community Affairs classiiies this
amendment as a "small scale" amendment. A "small-scale" amendment is adopted prior to
forwarding to the Florida Department of Comrnunity Affairs and is not reviewed for compliance
,vith the state, regional and local comprehensive plans prior to adoption.
This amendment request presents a unique situation. The property is being assembled from
property owned by six individuals. The western property consists of vacant land totaling :to.78
acre and is bisected from north to south into two land use classifications and two zoning districts.
The western portion of approximately i:0.42 acre is classified Local Retail Commercial (LRC) and
zoned Neighborhood Commercial (C-2). The eastern portion equals approximately 0.36 acre, is
classified Medium Density Residential (lVleDR), zoned Duplex Residential (R-2) and is a subject of
this request. The :to.26 acre parcel to the east is currently under separate ownership (Salvador and
Norma Sentmanat) and is also a subject of this request. It is classified Medium Density Residential
(lVleDR), zoned Duplex Residential (R-2) and is occupied by a duplex (two family) structure (See
Exhibit "B").
,
,
The criteria used to review Comprehensive Plan arnenements and rezonings are listed in Article 2,
Section 9, Administration and Enforcement, [tern C. Comprehensive Plan Amendments: Re:onings.
These criteria are required to be part of a staff analysis when Ihe proposed change includes an
amendment to the Comprehensive Plan Future Land Use Map.
a. Whether the proposed re=oning would be consistent with aDolleable cotlIorelzen:n\e
plan policies including but not lim:!,;;'d to, a prohibition ag;l~llS[ any incr;ase in
dwelling unit density exceeding 50 !i! the fwrrica.ne evacualwn zone without wriU2,'l
approval of the Palm Beach COW,,) Emergency Planning Division alld the eilY'S risk
manager. The planning departmen: s/rc:!! also recommend limir.:::tiolIs or requiremr!l!:s.
Page 3
File Number: LUAR 01-008
Krispy Kreme Doughnuts
which would hINe to be imposed on subsequent development of the properly, in order
to comply with policies contained in the comprehensive plan.
According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion
of Supply and Demand for Commercial Land" the following is recommended:
"The Future Land Use Plan which is proposed for the City and area to be annexed by the
City will accommodate all of the anticipated demand for commercial land through build-
out. Therefore, the City should not change the land use to commercbl categories, beyond
that which is shown on the proposed Future Land Use Plan, except for minor boundary
adjustments, small infill parcels, or cormnercial uses of a highly specialized nature, which
have special location or site requirements, and therefore cannot, be easily accommodated
on already designated commerCial areas."
. . This direction is repeated in Policy 1.19.6 of the Land Use Element.
"The City shall not allow commercial acreage which is greater than the demand which has
been projected, unless it can be demonstrated that the additional commercial acreage would
not require the proportion of commercial acreage on the City's Future Land Use Map to
exceed the proportion of commercial acreage on the Palm Beach County Future Land Use
Map. The City shall not allow commercial unless a particular property is unsuitable for"
other uses, or a geographic need exists which cannot be fulfilled by existing commercially-
zoned property, and the commercia! use would comply with all other applicable
comprehensive plan policies."
The subject property is not located within the hurricane evacuation zone. Rather than increase
residential densities, the requested amendment will reduce the total number of existing housing
stock by two units.
The request will add a total of :t27,OOO square feet to the existing commercial node that exists on
both sides of Boynton Beach Boulevard in this area and may be viewed as a minor boundary
adjustment. It is not likely that any beneficial commercial development could occur on the
:i:18,OOO square foot portion of the propert"j currently designated for commercial development
while simultaneously providing adequate screening and buffering for the adjacent neighborhood.
According to the applicant, the resulting commercially-designated parcel will add the necessary
property to allow for greater circulation efficiency.
.
,
,
b. Whether the proposed re::oning would be contrmy to the established land use palrern.
or would create an isolated district unrelated to adjacent and nearby disfri..C[S, or
would constitute a grant of special pnvilege to an individual property owner as
contrasted with the protection of the public welfare.
The proposed rezoning would not create an isolo:ed disrrict, but would represent a minor
enlargement of an existing commercial node. !l would relate to the adjacent lands to the west.
which are under the same ownership and to proFerry both farther west and across Boynton Beach
Boulevard that are already developed for Local Retail Commercial uses. The requirements tor
buffer walls between residential and commercial disrricts, coupled with the city's landscaping (e.g.
barrier) requirements, ensure that impacts of commercial developments on resider:tial
developments are ameliorated.
Page 4
File Number: LUAR 01-008
Krispy Kreme Doughnuts
c. Whether changed or changing conditions make the proposed rezoning desirable.
There are no changed or changing conditions that make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other publicfaci/ities.
The parcels, which are the subject of this land use amendment, total 0.62 acre. Only applications
involving parcels larger than one (I) acre are required to include comparisons of water demand and
sewage flow estimates.
The Palm Beach County Traffic Division' has reviewed the traffic study for the entire project and has
determined that it meets the Traffic Performance Standards of Palm Beach County. The Traffic
. Division Engineer recommended that the City "review traffic operations at the project access
driveway, with emphasis on left-turns in and out of the site. The forecasted peak hour volumes
indicate the need fOLprovision of a westbound left-turn land on Boynton Beach Boulevard onto the
site. Also, adequate safety measures should be considered to accommodate left-turns out of the
project site."
With respect to solid waste; the Solid Waste Authority (SW A) has stated, in a letter dated January 6,
1999, 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, at which time compliance with all requirements of the city and local drainage permitting
authorities must be demonstrated.
e. Whether the proposed rezoning would be compatible with the current and fillure use
of adjacent and nearby properties, or would affect the property values of adjacent or
nearby properties. .
As stated above, the proposed zoning would be compatible with current uses of adjacent properties
to both the north and the west. The buffering and landscape requirements expressed in both the
comprehensive plan and the zoning code will serve to lessen any negative effects the commercial
development would have on the existing residential development.
.
,
, -
f Whether the property is ph,vsically and economically developable under the existing
zoning.
As stated above, it is doubtful that any beneficial commercial development could occur on Ihe
:t 18,000 square foot portion of the property currently designated for commercial development
without leaving minimal land available for buffering purposes. A duplex dwelling might be
constructed on the residentially designated portion; however, the locatlon adjacent to Boynton
Beach Boulevard and the southbound entrance ramp to 1-95 make this location less than desirable
for residential development. The eastern-most parcel is currently de'ieloped with a duplex
dwelling.
g. Whether the proposed rezoning is of a scale which is reasonably related 10 the needs
of the neighborhood and the city as a whole.
Page 5
File Number: LUAR 01-008
Krispy Kreme Doughnuts
The subject rezoning and subsequent use of the property would represent a positive contribution to
the commercial corridor of Boynton Beach Boulevard.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
There are a number of sites elsewhere in the city where the development of the proposed use would
not necessitate a land use amendment and rezoning. These locations may not afford the proximity
to a state road (Boynton Beach Boulevard-SR804) or an interstate highway (1-95) that this location
provides.
CONCLUSIONS/RECOMMENDA nONS
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, with
the aclmowledgement that buffering and other design requirements intended to maximize
compatibility with adjacent uses and traffic related comments will be applied at time of site
plan/conditional use review. If the Planning and Development Board or the City Commission
recommends conditions, they will be included within Exhibit "C".
A IT ACHl'vfENTS
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LOCATION MAP
EXHIBIT "A"
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Requested City Commission
Meetinl! Dates
D November 20, 2001
o December 4, 200 t
o December 18, 200 I
rg] January 2, 2002
NATURE OF
AGENDA ITEM
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Date Final Form Must be Turned
in to City Clerk's Oftice
Date Final Form Must be Turned
in to City Clerk's Office
Requested City Commission
Meetim!: Dates
November 7, 2001 (5:00 p.m.) 0 January 15, 2002
November 21,2001 (5:00 p.rn.) 0 February 5, 2002
December 5, 2001 (5:00 p.m.) D February 19,2002
December 19,2001 (5:00 p.m.) 0 March 5, 2002
January 3, 2002 (5;00 p.m.)
January 16, 2002 (5:00 p.m.)
February 6, 2002 (SoOO p.m.)
February 20, 2002 (SoOO p.m.)
o Administrative
o Consent Agenda
[gJ Public Hearing
o Bids
o Announcement
o City Manager's Report
o Development Plans
o New Business
o Legal
o Unfinished Business
o Presentation
RECOMMENDATION: Please place this request on the January 2, 2002 City Commission Agenda under
Public Hearing. The Planning and Development Board with a 4 to 3 vote, recommended that the subject request be
denied. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 01-222.
PROGRAM IMPACT:
FISCAL IMP ACT:
ALTERNATIVES:
/(;
Develo ment epartment Director
~U )/da~
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
DESCRIPTION:
KRISPY KREME
Scott Barber / Gee & Jenson
Krispy Kreme of South Florida, LLC
Between NW I" A venue and Boynton Beach Boulevard [SR804] approximately 1,500
feet east ofNW 7th Street, opposite the intersection of Boynton Beach Boulevard and
West Industrial Avenue.
Request to amend the Comprehensive Plan Future Land Use Map designation on a 0.62
acre parcel from Medium Density Residential (9.86 du/ac) to Local Retail Commercial
and; to rezone from Duplex Residential (R-2) 10 Neighborhood Commercial (C-2).
N/A
N/A
N/A
City Manager's Signature
I'hlkf. /?vmfF
Planning and Zonin Director City Attorney / Finance / Human Resources
S:\PlanningISHARED\WP\PROJECTS\krispy kreme\LUAR\Agenda Item RequestKrispy Kreme LUAR 1-2-02.dot
SolBULLETlNIFORMSIAGENDA ITEM REQUEST FORM DOC
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 01-222
TO:
Chairman and Members
Planning and Development B~/____
Dick Hudson, Senior PlannerW
Michael W. Rumpf r1 i.;!2-
Director of Planning and Zoning
FROM:
THROUGH:
DATE:
December 10, 200 I
PROJECT DESCRIPTION
Project! Applicant: Krispy Kreme of South Florida, LLC
Agent: Scott Barber / Gee & Jenson. Inc.
Owner(s): Salvador and Norma Sentmanat, Anthony Mannino, August Vultaggio,
Giuseppe Vultaggio and Pietra LoPiccolo
Location: Four parcels all being south of Boynton Beach Boulevard [SR804]
approximately 1,500 feet east of NW 1'h Street). Having mailing addresses
01'633 NW I" Avenue, 3015 S. Ocean Boulevard -Apartment H, 1501
NW 2nd Avenue and 3015 S. Ocean Boulevard - No. 404. West Industrial
Avenue intersects with Boynton Beach Boulevard immediately north of
the subject property. (See Exhibit A)
File No: Land Use Amendment.Rezoning (LUAR 01-008)
Property Description: Vacant property consisting 01'0.36 acres classified Medium Density
Residential (MeDR) and zoned Duplex Residential (R-2), and 0.26 acres
of developed property. containing one duplex residential building and
classified Medium Density Residential and zoned Duplex Residential (R-
2). Total property to be reclassified and rezoned equals 0.62 acres.
Proposed change/use: To reclassify the subject property from Medium Density Residential 10
Local Retail Commercial (LRC). and rezone from Duplex Residential (R-
2) to Neighborhood Commercial (C-2). The subject property will be
combined with a 0.42 acre vacant parcel to the west, which is currently
classified Local Retail Commercial (LRC) and zoned Neighborhood
Commercial (C-2), to assemble a :+:1.04 acre Slle to be developed as a fast
food restaurant with a drive through feature.
Page 2
File Number: LUAR 01-008
Krispy Kreme Doughnuts
Adjacent Land Uses and Zoning:
North: Right-of-way of West Boynton Beach Boulevard (SR 804), then property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2), and developed with a service station
(Texaco) to the northwest; to the northeast the intersection of Boynton Beach Boulevard and West
Industrial Avenue and farther east, right-of-way of Industrial Avenue then developed property
classified Industrial (I) and zoned Light Industrial (M-I) (the locations of Lloyds Auto Electric and
Foster Oil).
South: Right-of-way ofNW I" Avenue, then property classified Low Density Residential, zoned Single
family Residential (R-I-A) and developed with single family homes.
East: Property classified MediumDensity Residential (MeDR), zoned Duplex Residential (R-2) and
developed with duplex (two family) homes.
West: Vacant property classified Local Retail Commercial (LRC), zoned Neighborhood Commercial (C-2)
and under ownership of the applicant. Farther west is developed property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2) and occupied by a dental/medical office
building.
PROJECT AL'iAL YSIS
The parcels, which are the subject of this land use amendment, total 0.62 acre. 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.
This amendment request presents a unique situation. The property is being assembled from
property owned by six individuals. The western property consists of vacant land totaling :1:0.78
acre and is bisected from north to south into two land use classifications and two zoning districts.
The western portion of approximately :1:0.42 acre is classified Local Retail Commercial (LRC) and
zoned Neighborhood Commercial (C-2). The eastern portion equals approximately 0.36 acre, is
classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and is a subject of
this request. The :1:0.26 acre parcel to the east is currently under separate ownership (Salvador and
Norma Sentmanat) and is also a subject of this request. It is classified Medium Density Residential
(MeDR), zoned Duplex Residential (R-2) and is occupied by a duplex (two family) structure (See
Exhibit "B").
The 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 City's risk
manager. The planning department shall also recommend limirations or requirements,
Page 3
File Number: LUAR 01-008
Krispy Kreme Doughnuts
which would have to be imposed on subsequent development of the property, in order
to comply with policies contained in the comprehensive plan.
According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion
of Supply and Demand for Commercial Land" the following is recommended:
"The Future Land Use Plan which is proposed for the City and area to be annexed by the
City will accommodate all of the anticipated demand for commercial land through build-
out. Therefore, the City should not change the land use to commercial categories, beyond
that which is shown on the proposed Future Land Use Plan, except for minor boundary
adjustments, small infill parcels, or commercial uses of a highly specialized nature, which
have special location or site requirements, and therefore cannot, be easily accommodated
on already designated commercial areas."
'This direction is repeated in Policy 1.19.6 of the Land Use Element.
"The City shall not allow commercial acreage which is greater than the demand which has
been projected, unless it can be demonstrated that the additional commercial acreage would
not require the proportion of commercial acreage on the City's Future Land Use Map to
exceed the proportion of commercial acreage on the Palm Beach County Future Land Use
Map. The City shall not allow commercial unless a particular property is unsuitable for
other uses, or a geographic need exists which cannot be fulfilled by existing commercially-
zoned property, and the commercial use would comply with all other applicable
comprehensive plan policies."
The subject property is not located within the hurricane evacuation zone. Rather than increase
residential densities, the requested amendment will reduce the total number of existing housing
stock by two units.
The request will add a total of :1:27,000 square feet to the existing commercial node that exists on
both sides of Boynton Beach Boulevard in this area and may be viewed as a minor boundary
adjustment. It is not likely that any beneficial commercial development could occur on the
:1: 18,000 square foot portion of the property currently designated for commercial development
while simultaneously providing adequate screening and buffering for the adjacent neighborhood.
According to the applicant, the resulting commercially-designated parcel will add the necessary
property to allow for greater circulation efficiency.
b. Whether the proposed rezoning would be contral}' 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 represent a minor
enlargement of an existing commercial node. It would relate to the adjacent lands to the west,
which are under the same ownership and to property bolh farther west and across Boynton Beach
Boulevard that are already developed for Local Retail Commercial uses. The requirements for
buffer walls between residential and commercial districts, coupled wilh the city's landscaping (e.g.
barrier) requirements, ensure that impacts of commercial developments on residential
developments are ameliorated.
Page 4
File Number: LUAR 01-008
Krispy Kreme Doughnuts
c. Whether changed or changing conditions make the proposed rezoning desirable.
There are no changed or changing conditions that make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The parcels, which are the subject of this land use amendment, total 0.62 acre. Only applications
involving parcels larger than one (I) acre are required to include comparisons of water demand and
sewage flow estimates.
The Palm Beach County Traffic Division has reviewed the traffic study for the entire project and has
determined that it meets the Traffic Performance Standards of Palm Beach County. The Traffic
. Division Engineer recommended that the City "review traffic operations at the project access
driveway, with emphasis on left-turns in and out of the site. The forecasted peak hour volumes
indicate the need for provision of a westbound left-turn land on Boynton Beach Boulevard onto the
site. Also, adequate safety measures should be considered to accommodate left-turns out of the
project site."
With respect to solid waste; the Solid Waste Authority (SW A) has stated, in a letter dated January 6,
1999, 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, at which time compliance with all requirements of the city and local drainage permitting
authorities must be demonstrated.
e. Whether the proposed rezoning would be compatible with the current and fit/ure use
of adjacent and nearby properties. or would affect the property values of adjacent or
nearby properties.
As stated above, the proposed zoning would be compatible with current uses of adjacent properties
to both the north and the west. The buffering and landscape requirements expressed in both the
comprehensive plan and the zoning code will serve to lessen any negative effects the commercial
development would have on the existing residential development.
f Whether the property is physicalZv and economicalzv developable under the existing
zoning.
As stated above, it is doubtful that any beneficial commercial development could occur on the
:!: 18,000 square foot portion of the property currently designated for commercial development
without leaving minimal land available for buffering purposes. A duplex dwelling might be
constructed on the residentially designated portion; however, Ihe locatIOn adjacent to Boynton
Beach Boulevard and the southbound entrance ramp to 1-95 make this location less than desirable
for residential development. The eastern-most parcel is currently developed with a duplex
dwelling.
g. Whether the proposed rezoning is of a scale which is reasonabzv related to the needs
of the neighborhood and the city as a whole.
Page 5
File Number: LUAR 01-008
Krispy Kreme Doughnuts
The subject rezoning and subsequent use of the property would represent a positive contribution to
the commercial corridor of Boynton Beach Boulevard.
h. Whether there are adequate sites elsewhere ill the city for the proposed use, ill
districts where such use is already allowed.
There are a number of sites elsewhere in the city where the development of the proposed use would
not necessitate a land use amendment and rezoning. These locations may not afford the proximity
to a state road (Boynton Beach Boulevard-SR804) or an interstate highway (1-95) that Ihis location
provides.
CONCLUSIONS/RECOMMENDA nONS
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, with
the aclmowledgement that buffering and other design requirements intended to maximize
compatibility with adjacent uses and traffic related comments will be applied at time of site
plan/conditional use review. If the Planning and Development Board or the City Commission
recommends conditions, they will be included within Exhibit "C".
A TI ACHMENTS
r\.SHRDATAIPlanning\SHARED\ WP\PROlECTS\l..nspy kmne\LUARIKrispy Kreme staff report1.doc
LOCATION MAP
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CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned
Meelino Dates in to City Clerk's Office
Requested City Commission
Meetinl! Dates
Date Final Form Must be Turned
in to City Clerk's Office
o November 20, 2001
o December 4, 2001
[8J December l8, 2001
o January 2. 2002
November 7.2001 (5:00 p.rn.) 0 January 15, 2002
November 21,2001 (5:00 p.rn.) 0 February 5. 2002
December 5. 2001 (5:00 p.rn.) 0 February 19, 2002
December 19, 2001 (5:00 p.m.) 0 March 5, 2002
January 3, 2002 (5:00 p.m.)
January 16,2002 (5:00 p.m.)
February 6, 2002 (5:00 p.m.)
February 20,2002 (5:00 p.m.)
NATURE OF
AGENDA ITEM
o Administrative
o Consent Agenda
[gJ Public Hearing
o Bids
o Announcement
o City Manager's Report
o Development Plans
o New Business
o Legal
o Unfmished Business
o Presentation
RECOMMENDATION: Please maintain this request on the December 18, 2001 City Commission Agenda under
Consent Agenda. The public hearing has been postponed to the December 26, 200 I Planning and Development Board
meeting in order to meet requirements for notice and advertising. This amended schedule would place the public hearing
before the City Commission on January 2, 2002. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 01-222.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
KRISPY KREME
Scott Barber I Gee & Jenson
Dynamic Doughnuts Florida Realty, Inc. and
Krispy Kreme of South Florida, LLC
Between NW I" Avenue and Boynton Beach Boulevard [SR804] approximately 1,500
feet east ofNW 7ili Street, opposite the intersection of Boynton Beach Boulevard and
West Industrial Avenue.
Request to amend the Comprehensive Plan Future Land Use Map designation on a 0.62
acre parcel from Medium Density Residential (9.86 dulac) to Local Retail Commercial
and; to rezone from Duplex Residential (R-2) to Neighborhood Commercial (C-2).
LOCATION:
DESCRIPTION:
PROGRAM IMPACT: N/A
FISCAL IMPACT: N/A
ALTERNAT~ N/A
! . f!V{1
Delrerop ent Department'Director
City Manager's Signature
- "'.., / ?
//......r'.' ~'--__ "
Planning and Zonmg1)irector City Attorney I Finance I Human Resources
S:\Planning\SHARED\WP\PROJECTS\krispy kreme\LUAR\Agenda Item RequestKrispy Kreme LUAR 12-18-01.dot
So\BULLETlN\FORMSIAGENDA ITEM REQUEST FORM.DOC
DEVELOPMENTDEPART~ffiNT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 01-222
TO: Chairman and Members
Planning and Development Board
FROM: Dick Hudson, Senior Planner
THROUGH: Michael W. Rumpf
Director of Planning and Zoning
DATE: October 15, 2001
PROJECT DESCRIPTION
Project/Applicant: Dynamic Doughnuts Florida Realty, Inc. and Krispy Kreme of South Florida,
LLC
Agent: Scott Barber / Gee & Jenson, Inc.
Owner: Salvador and Norma Sentmanat & Anthony Mannino
Location: Northwest 1 ;t Avenue (between NW 1 ;t Avenue and Boynton Beach Boulevard
[SR804] approximately 1,500 feet east ofNW 7m Street). West Industrial
Avenue intersects with Boynton Beach Boulevard immediately north of the
subject property. (See Exhibit A)
File No: Land Use Amendment/Rezoning (LUAR 01-008)
Property Description: Vacant property consisting of 0.36 acres classified Medium Density Residential
(MeDR) and zoned Duplex Residential (R-2), and 0.26 acres of developed
property, containing one duplex residential building and classified Medium
Density Residential and zoned Duplex Residential (R-2). Total property to be
reclassified and rezoned equals 0.62 acres.
Proposed change/use: To reclassify the subject property from Medium Density Residential to Local
Retail Commercial (LRC), and rezone from Duplex Residential (R-2) to
Neighborhood Commercial (C-2). The subject property will be combined with a
0.42 acre vacant parcel to Ihe west, which is currently classified Local Relail
Commercial (LRC) and zoned Neighborhood Commercial (C-2), to assemble a
:1:1.04 acre site to be developed as a fast food restaurant with a drive through
feature.
Adjacent Land Uses and Zoning:
North: Right-of-way of West Boynton Beach Boulevard (SR 804), then property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2), and developed with a service station
(Texaco) to the northwest; to the northeast the intersection of Boynton Beach Boulevard and West
Page 2
File Number: LUAR 01-008
Krispy Kreme Doughnuts
Industrial Avenue and farther east, right-of-way of Industrial Avenue then developed property
classified Industrial (1) and zoned Light Industrial (M-I) (the locations of Lloyds Auto Electric and
Foster Oil).
South: Right-of-way ofNW l;t Avenue, then property classified Low Density Residential, zoned Single
family Residential (R-I-A) and developed with single family homes.
East: Property classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and
developed with duplex (two family) homes.
West: Vacant property classified Local Retail Commercial (LRC), zoned Neighborhood Commercial (C-2)
and under ownership of the applicant. Farther west is developed property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2) and occupied by a dental/medical office
building.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 0.62 acre. 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.
This amendment request presents a unique situation. The property is being assembled from property
owned by two separate parties. The western property, under single ownership, consists of vacant land
totaling :to.78 acre and is bisected from north to south into two land use classifications and two zoning
districts. The western portion of approximately :to.42 acre is classified Local Retail Commercial (LRC)
and zoned Neighborhood Commercial (C-2). The eastern portion equals approximately 0.36 acre, is
classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and is a subject of this
request. The :to.26 acre parcel to the east is currently under separate ownership and is also a subject of
this request. It is classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and is
occupied by a duplex (two family) structure (See Exhibit "C").
The 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 City's risk manager. The planning
department shall also recommend limitations or requirements, which H'ould have to be
imposed on subsequent development of the property. in order to comply with policies
contained in the comprehensive plan.
According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion of
Supply and Demand for Commercial Land" the following is recommended:
Page 3
File Number: LUAR 01-008
Krispy Kreme Doughnuts
"The Future Land Use Plan which is proposed for the City and area to be annexed by the City
will accommodate all of the anticipated demand for commercial land through build-out.
Therefore, the City should not change the land use to commercial categories, beyond that which
is shown on the proposed Future Land Use Plan, except for minor boundary adjustments, small
infill parcels, or commercial uses of a highly specialized nature, which have special location or
site requirements, and therefore cannot, be easily accommodated on already designated
commercial areas."
This direction is repeated in Policy 1.19.6 of the Land Use Element.
"The City shall not allow commercial acreage which is greater than the demand which has been
projected, unless it can be demonstrated that the additional commercial acreage would not require
the proportion of commercial acreage on the City's Future Land Use Map to exceed the
proportion of commercial acreage on the Palm Beach County Future Land Use Map. The City
shall not allow commercial unless a particular properly is unsuitable for other uses, or a
geographic need exists which cannot be fulfilled by existing commercially-zoned properly, and
the commercial use would comply with all other applicable comprehensive plan policies."
The subject properly is not located within the hurricane evacuation zone. Rather than increase residential
densities, the requested amendment will reduce the total number of existing housing stock by two units.
The request will add a total of :t27,OOO square feet to the existing commercial node that exists on both
sides of Boynton Beach Boulevard in this area and may be viewed as a minor boundary adjustment. It is
not likely that any beneficial commercial development could occur on the :t18,OOO square foot portion of
the properly currently designated for commercial development while simultaneously providing adequate
screening and buffering for the adjacent neighborhood. According to the applicant, the resulting
commercially-designated parcel will add the necessary properly to allow for greater circulation efficiency.
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 represent a minor enlargement of
an existing commercial node. It would relate to the adjacent lands to the west, which are under the same
ownership and to properly both farther west and across Boynton Beach Boulevard that are already
developed for Local Retail Commercial uses. The requirements for buffer walls between residential and
commercial districts, coupled with the city's landscaping (e.g. barrier) requirements, ensure that impacts
of commercial developments on residential developments are ameliorated.
c. Whether changed or changing conditions make the proposed rezoning desirable.
There are no changed or changing conditions that make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and other
public facilities.
Page 4
Pile Number: LUAR 01-008
Krispy Kreme Doughnuts
The parcels, which are the subject of this land use amendment, total 0.62 acre. Only applications
involving parcels larger than one (I) acre are required to include comparisons of water demand and sewage
flow estimates.
The Palm Beach County Traffic Division has reviewed the traffic study for the entire project and has
determined that it meets the Traffic Performance Standards of Palm Beach County. The Traffic Division
Engineer recotIll11ended that the City "review traffic operations at the project access driveway, with
emphasis on left-turns in and out of the site. The forecasted peak hour volumes indicate the need for
provision of a westbound left-turn land on Boynton Beach Boulevard onto the site. Also, adequate safety
measures should be considered to accotIll11odate left-turns out of the project site."
With respect to solid waste; the Solid Waste Authority (SWA) has stated, in a letter dated January 6,1999,
that adequate capacity exists to accotIll11odate the county's municipalities throughout the lO-year planning
period.
Lastly, drainage will also be reviewed in detail as part of the review of the conditional use application, at
which time compliance with all requirements of the city and local drainage permitting authorities must be
demonstrated.
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 above, the proposed zoning would be compatible with current uses of adjacent properties to
both the north and the west. The buffering and landscape requirements expressed in both the
comprehensive plan and the zoning code will serve to lessen any negative effects the cotIll11ercial
development would have on the existing residential development.
f Whether the property is physically and economicalZv developable under the existing zoning.
As stated above, it is doubtful that any beneficial cotIll11ercial development could occur on the :t 18,000
square foot portion of the property currently designated for cotIll11ercial development without leaving
minimal land available for buffering purposes. A duplex dwelling might be constructed on the
residentially designated portion; however, the location adjacent to Boynton Beach Boulevard and the
southbound entrance ramp to 1-95 make this location less than desirable for residential development. The
eastern-most parcel is currently developed with a duplex dwelling.
g. Whether the proposed rezoning is of a scale which is reasonablv related to the needs of the
neighborhood and the city as a whole.
The subject rezoning and subsequent use of the property would represent a positive contribution to the
commercial corridor of Boynton Beach Boulevard.
h. Whether there are adequate sites elsewhere in the ciry for the proposed use, in districts
where such use is already allowed.
There are a number of sites elsewhere in the city where the development of the proposed use would not
necessitate a land use amendment and rezoning. These locations may not afford the proximity to a state
road (Boynton Beach Boulevard-SR804) or an interstate highway (1-95) that this location provides.
Page 5
File Number: LUAR 01-008
Krispy Kreme Doughnuts
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, with the aclmowledgement that
buffering and other design requirements intended to maximize compatibility with adjacent uses and traffic
related comments will be applied at time of site plan/conditional use review. If the Planning and
Development Board or the City Commission recommends conditions, they will be included within
Exhibit "C".
ATTACHMENTS
l:\SHRDA T AIPlanninglSHARED\ WPIPROJECTSlkrispy kreme\LUARIKrispy Kreme staffreport.doc
CITY OF BOYNTON BEACH
AGENDA ITEM REQUEST FORM
Requested City Commission Date Final Form Must be Turned Requested City Commission Date Final Form Must be Turned
Meetine: Dates in to City Clerk's Office Meetine: Dates in to City Clerk's Office
0 Nov~ber20,2001 N<wember 7, 2001 (SoOO p.m.) 0 January IS, 2002 January J, 2002 (Sooo p.m.)
[gJ December 4, 2001 November21,2001 (SoOOp.m.) 0 February 5, 2002 January 16,2002 (SoOO p.m.)
0 0 ,
December 18, 2001 December S, 2001 (Sooo p.m.) February 19,2002 February 6, 2002 (SoOO p.m.)
0 January 2, 2002 December 19,2001 (5000p.m.) 0 March 5, 2002 February 20, 2002 (Sooo p.m.)
0 Administrative 0 Development Plans
NATURE OF [gJ Consent Agenda 0 New Business
AGENDA ITEM 0 Public Hearing 0 Legal
0 Bids 0 Ummished Business
0 Announcement 0 Presentation
0 City Manager's Report
RECOMMENDATION: Please place this request on the December 4,2001 City Commission Agenda under
Consent Agenda. The public hearing has been postponed to the December 26, 200 I Planning and Development Board
meeting in order to meet requiremeuts for notice and advertising. This amended schedule would place the public hearing
before the City Commissiou on January 2, 2002. For further details pertaining to the request, see attached Department of
Development Memorandum No. PZ 01-222.
EXPLANATION:
PROJECT NAME:
AGENT:
OWNER:
LOCATION:
KRISPY KREME
Scott Barber / Gee & Jenson
Dynamic Doughnuts Florida Realty, Inc. and
Krispy Kreme of South Florida, LLC
Between NW I" Avenue and Boynton Beach Boulevard [SR804] approximately 1,500
feet east ofNW 7th Street, opposite the intersection of Boynton Beach Boulevard and
West Industrial Avenue.
Request to amend the Comprehensive Plan Future Land Use Map designation on a 0.62
acre parcel from Medium Density Residential (9.86 du/ac) to Local Retail Commercial
and; to rezone from Duplex Residential (R-2) to Neighborhood Commercial (C-2).
DESCRIPTION:
PROGRAM IMPACT:
FISCAL IMPACT:
ALTERNATIVES:
City Manager's Signature
~/-:jMl.
City Attorney / Finance / Human Resources
SoIBULLETlN\FORMSIAGENDA ITEM REQUEST FORM.DOC
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 01-222
TO: Chairman and Members
Planning and Development Board
FROM: Dick Hudson, Senior Planner
THROUGH: Michael W. Rumpf
Director of Planning and Zoning
DATE: October 15, 2001
PROJECT DESCRIPTION
Project/Applicant: Dynamic Doughnuts Florida Realty, Inc. and Krispy Kreme of South Florida,
LLC
Agent: Scott Barber / Gee & Jenson, Inc.
Owner: Salvador and Norma Sentmanat & Anthony Mannino
Location: Northwest I" Avenue (between NW I" Avenue and Boynton Beach Boulevard
[SR804] approximately 1,500 feet east ofNW 7''' Street). West Industrial
A venue intersects with Boynton Beach Boulevard immediately north of the
subject property. (See Exhibit A)
File No: Land Use Amendment/Rezoning (LUAR 01-008)
Property Description: Vacant property consisting of 0.36 acres classified Medium Density Residential
(MeDR) and zoned Duplex Residential (R-2), and 0.26 acres of developed
property, containing one duplex residential building and classified Medium
Density Residential and zoned Duplex Residential (R-2). Total property to be
reclassified and rezoned equals 0.62 acres.
Proposed change/use: To reclassifY the subject property from Medium Density Residential to Local
Retail Commercial (LRC), and rezone from Duplex Residential (R-2) to
Neighborhood Commercial (C-2). The subject property will be combined with a
0.42 acre vacant parcel to the west, which is currently classified Local Retail
Commercial (LRC) and zoned Neighborhood Commercial (C-2), to assemble a
:t1.04 acre site to be developed as a fast food restaurant with a drive through
feature.
Adjacent Land Uses and Zoning:
North: Right-of-way of West Boynton Beach Boulevard (SR 804), then property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2), and developed with a service station
(Texaco) to the northwest; to the northeast the intersection of Boynton Beach Boulevard and West
Page 2
File Number: LUAR 01-008
Krispy Kreme Doughnuts
Industrial Avenue and farther east, right-of-way of Industrial Avenue then developed property
classified Industrial (I) and zoned Light Industrial (M-I) (the locations of Lloyds Auto Electric and
Foster Oil).
South: Right-of-way ofNW I" Avenue, then property classified Low Density Residential, zoned Single
family Residential (R-I-A) and developed with single family homes.
East: Property classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and
developed with duplex (two family) homes.
West: Vacant property classified Local Retail Commercial (LRC), zoned Neighborhood Commercial (C-2)
and under ownership of the applicant. Farther west is developed property classified Local Retail
Commercial (LRC), zoned Neighborhood Commercial (C-2) and occupied by a dental/medical office
building.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 0.62 acre. 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.
This amendment request presents a unique situation. The property is being assembled from property
owned by two separate parties. The western property, under single ownership, consists of vacant land
totaling :1:0.78 acre and is bisected from north to south into two land use classifications and two zoning
districts. The western portion of approximately :1:0.42 acre is classified Local Retail Commercial (LRC)
and zoned Neighborhood Commercial (C-2). The eastern portion equals approximately 0.36 acre, is
classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and is a subject of this
request. The :1:0.26 acre parcel to the east is currently under separate ownership and is also a subject of
this request. It is classified Medium Density Residential (MeDR), zoned Duplex Residential (R-2) and is
occupied by a duplex (two family) structure (See Exhibit "C").
The 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 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.
According to the Comprehensive Plan Future Land Use Support Document, under the "Discussion of
Supply and Demand for Commercial Land" the following is recommended:
Page 3
File Number: LUAR 01-008
Krispy Kreme Doughnuts
"The Future Land Use Plan which is proposed for the City and area to be annexed by the City
will accommodate all of the anticipated demand for commercial land through build-out.
Therefore, the City should not change the land use to commercial categories, beyond that which
is shown on the proposed Future Land Use Plan, except for minor boundary adjustments, small
infill parcels, or commercial uses of a highly specialized nature, which have special location or
site requirements, and therefore cannot, be easily accommodated on already designated
commercial areas,"
This direction is repeated in Policy 1.19.6 of the Land Use Element.
"The City shall not allow commercial acreage which is greater than the demand which has been
projected, unless it can be demonstrated that the additional commercial acreage would not require
the proportion of commercial acreage on the City's Future Land Use Map to exceed the
proportion of commercial acreage on the Palm Beach County Future Land Use Map. The City
shall not allow commercial unless a particular property is unsuitable for other uses, or a
geographic need exists which cannot be fulfilled by existing commercially-zoned property, and
the commercial use would comply with all other applicable comprehensive plan policies."
The subject property is not located within the hurricane evacuation zone. Rather than increase residential
densities, the requested amendment will reduce the total number of existing housing stock by two units.
The request will add a total of :t27,OOO square feet to the existing commercial node that exists on both
sides of Boynton Beach Boulevard in this area and may be viewed as a minor boundary adjustment. It is
not likely that any beneficial commercial development could occur on the :t18,OOO square foot portion of
the property currently designated for commercial development while simultaneously providing adequate
screening and buffering for the adjacent neighborhood. According to the applicant, the resulting
commercially-designated parcel will add the necessary property to allow for greater circulation efficiency.
b. Whether the proposed rezoning would be contra/}' 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 represent a minor enlargement of
an existing commercial node. It would relate to the adjacent lands to the west, which are under the same
ownership and to property both farther west and across Boynton Beach Boulevard that are already
developed for Local Retail Commercial uses. The requirements for buffer walls between residential and
commercial districts, coupled with the city's landscaping (e.g. barrier) requirements, ensure that impacts
of commercial developments on residential developments are ameliorated.
c. Whether changed or changing conditions make the proposed rezoning desirable.
There are no changed or changing conditions that make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility 'ystems, roadways, and other
public facilities.
Page 4
File Number: LUAR 01-008
Krispy Kreme Doughnuts
The parcels, which are the subject of this land use amendment, total 0.62 acre. Only applications
involving parcels larger than one (I) acre are required to include comparisons of water demand and sewage
flow estimates.
The Palm Beach County Traffic Division has reviewed the traffic study for the entire project and has
determined that it meets the Traffic Performance Standards of Palm Beach County. The Traffic Division
Engineer recommended that the City "review traffic operations at the project access driveway, with
emphasis on left-turns in and out of the site. The forecasted peak hour volumes indicate the need for
provision of a westbound left-turn land on Boynton Beach Boulevard onto the site. Also, adequate safety
measures should be considered to accommodate left-turns out of the project site."
With respect to solid waste; the Solid Waste Authority (SW A) has stated, in a letter dated January 6, 1999,
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, at
which time compliance with all requirements of the city and local drainage permitting authorities must be
demonstrated.
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 above, the proposed zoning would be compatible with current uses of adjacent properties to
both the north and the west. The buffering and landscape requirements expressed in both the
comprehensive plan and the zoning code will serve to lessen any negative effects the commercial
development would have on the existing residential development.
f Whether the property is physically and economically developable under the existing zoning.
As stated above, it is doubtful that any beneficial commercial development could occur on the :t 18,000
square foot portion of the property currently designated for commercial development without leaving
minimal land available for buffering purposes. A duplex dwelling might be constructed on the
residentially designated portion; however, the location adjacent to Boynton Beach Boulevard and the
southbound entrance ramp to 1-95 make this location less than desirable for residential development. The
eastern-most parcel is currently developed with a duplex dwelling.
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 subject rezoning and subsequent use of the property would represent a positive contribution to the
commercial corridor of Boynton Beach Boulevard.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts
where such use is already allowed.
There are a number of sites elsewhere in the city where the development of the proposed use would not
necessitate a land use amendment and rezoning. These locations may not afford the proximity to a state
road (Boynton Beach Boulevard-SR804) or an interstate highway (1-95) that this location provides.
Page 5
File Number: LUAR 01-008
Krispy Kreme Doughnuts
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, with the acknowledgement that
buffering and other design requirements intended to maximize compatibility with adjacent uses and traffic
related comments will be applied at time of site plan/conditional use review. If the Planning and
Development Board or the City Commission recommends conditions, they will be included within
Exhibit "C".
ATTACHMENTS
l:\SHRDA T AIPlanningISHAREDIWPIPROJECTS\krispy kreme\LUAR\Krispy Kreme staff repol1_doc
NOTICE OF PUBLIC HEARING .
'iOTICE OF LAND USE AMENDME.
NOTICE OF REZONING
NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON
BEACH, FLORIDA, will conduct a PUBLIC HEARING, on Wednesday, December 26,2001 at 7:00 p.m.
in the CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, to consider this
request submitted by Scott Barber and Gee & Jenson on behalf of Krispy Kreme of South Florida, LLC.
The City Commission of THE CITY OF BOYNTON BEACH, FLORIDA, will also hold PUBLIC
HEARINGS to consider this request on Wednesday, January 2, 2002 and Tuesday, January 15, 2002,
each at 7:00 p.m., or as soon thereafter as the agenda permits at the CITY HALL COMMISSION
CHAMBERS, 100 East Boynton Beach Boulevard. The request is described as follows:
LOCATION:
Four parcels all being south of Boynton Beach Boulevard and having a mailin~
address of 633 NW 151 Avenue, 3015 South Ocean Blvd, Apt 4H, 1501 NW 2"
Avenue and 3015 S. Ocean Boulevard, No. 404.
REQUEST:
Amend the Comprehensive Plan Future Land Use Map:
From - Medium Density Residential (9.86 du/ac)
To - Local Retail Commercial
REQUEST:
Rezone:
From -
To -
Duplex Residential (R-2)
Neighborhood Commercial (C-2)
~ '" ...:
j I i
I L__~_ __ _"... ._...__.__ .--.J
i ~'~ i ,>,' -.. ~-. ,I C. :,,".
PROPOSED USE: Fast food restaurant with drive thru
LEGAL DESCRIPTION:
A :to.62 acre parcel, described as:
All of Lots 10, 11, 32, the west 15.00 feet of Lot 12 and all that portion of Lots 8, 9, 19 and the
west 15.00 feet of Lot 7 lying south of State Road 804 right-of-way, all of Block 2, LAKE
BOYNTON ESTATES PLAT 1, according to the Plat thereof as recorded in Plat Book 13, Page
32 of the Public Records of Palm Beach County, Florida.
(Insert Map Here)
This request can be viewed between the hours of 8:00 a.m. and 5:30 p.m. at the City of Boynton Beach
Planning and Zoning Division, 100 East Boynton Beach Boulevard.
All interested parties are notified to appear at said hearings in person or by attorney and be heard. Any
person who decides to appeal any decision of the Planning and Development Board or City
Commission with respect to any matter considered at these meetings will need a record of the
proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual
with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or
activity conducted by the City. Please contact Patricia Tucker (561) 742-6268, at least twenty-four (24)
hours prior to the program or activity in order for the City to reasonably accommodate your request.
CITY OF BOYNTON BEACH
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....EPARTMENT OF DEVELOPMEN ,
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 01-258
TO:
Janet Prainito
City Clerk
FROM:
nl)~
Michael W. Rumpf
Director of Planning and Zoning
DATE:
November 26, 2001
RE:
Krispy Kreme
LUAR 01-008
Accompanying this memorandum you will find one (1) copy of the application and related
documents for the above-reference application. The application fees for staff processing and
review have been forwarded to the Finance Department.
A notice for same has been prepared, pursuant to the requirements of S163.3184(15)(c) and
166.041(3)(c)2.b., F.S., for the December 26, 2001 Planning and Development Board Public
Hearing and the January 2, 2002 and January 15, 2002 City Commission Public Hearings, and
will be forwarded to your office after review by the City Attorney.
xc: Central File
Attachments
J:\SHRDATA\PLANNINGISHAREDlW?\PROJECTS\KRISPY KREME\LUARIlEGALNOT3.DOC
t\.::QUEST FOR PUBLISHING
LEGAL NOTICES AND/OR LEGAL ADVERTISEMENTS
A completed copy of this routing slip must accompany any request to have a Legal
Notice or Legal Advertisement published and must be submitted to the Office of the City
Attorney two working days prior to the newspaper's ad submittal deadline.
ORIGINATOR: PlanninQ and ZoninQ
PREPARED BY: Michael Rumpf
DATE PREPARED: November 26,2001
BRIEF DESCRIPTION OF NOTICE OR AD: Land Use Amendment and RezoninQ 633 NW
1st Avenue and 2 adiacent parcels to the west.
SPECIAL INSTRUCTIONS AND REQUIREMENTS: (Size of Headline, Type Size, Section
Placement, Black Border, etc.)
2 col x 10" (minimum size), 18 Pt. Headline, Black Border. Ad for PlanninQ and
Development Board meetinQ on December 26. 2001 at 7:00 p.m. and Citv Commission
meetinQs of January 2, 2002 and January 15, 2002 at 7:00 p.m.
SEND COPIES OF AD TO: Newspaper, property owners within 400 feet, applicant and
PlanninQ and ZoninQ Director.
NEWSPAPER(S} TO PUBLISH: The Post
DATE(S} TO BE PUBLISHED IN NEWSPAPER: December 16 and December 26,2001
DATE TO BE MAILED TO PROPERTY OWNERS November 26.2001
APPROVED BY:
(1) ~V~
(Originator)
(Date)
/'/zC~r
(2)
(City Attorney)
(Date)
RECEIVED BY CITY CLERK:
COMPLETED:
J:\sHRDATAIPLANNING\SHARED\WPIPROJECTSIKRI$PY KREME\LUARILEGALNQT3.DQC
NOTICE OF PUBLIC HEARING
NOTICE OF LAND USE AMENDMENT
NOTICE OF REZONING
NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON
BEACH, FLORIDA, will conduct a PUBLIC HEARING, on Wednesday, December 26,2001 at 7:00 p.m.
in the CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, to consider this
request submitted by Scott Barber and Gee & Jenson on behalf of Krispy Kreme of South Florida, LLC.
The City Commission of THE CITY OF BOYNTON BEACH, FLORIDA, will also hold PUBLIC
HEARINGS to consider this request on Wednesday, January 2, 2002 and Tuesday, January 15, 2002,
each at 7:00 p.m., or as soon thereafter as the agenda permits at the CITY HALL COMMISSION
CHAMBERS, 100 East Boynton Beach Boulevard. The request is described as follows:
LOCATION:
Four parcels all being south of Boynton Beach Boulevard and having a mailing
address of 633 NW 151 Avenue, 3015 South Ocean Blvd, Apt 4H, 1501 NW 2na
Avenue and 3015 S. Ocean Boulevard, No. 404.
REQUEST:
Amend the Comprehensive Plan Future Land Use Map:
From - Medium Density Residential (9.86 du/ac)
To - Local Retail Commercial
REQUEST:
Rezone:
From -
To -
Duplex Residential (R-2)
Neighborhood Commercial (C-2)
PROPOSED USE: Fast food restaurant with drive thru
LEGAL DESCRIPTION:
A :to.62 acre parcel, described as:
All of Lots 10, 11, 32, the west 15.00 feet of Lot 12 and all that portion of Lots 8, 9, 19 and the
west 15.00 feet of Lot 7 lying south of State Road 804 right-of-way, all of Block 2, LAKE
BOYNTON ESTATES PLAT 1, according to the Plat thereof as recorded in Plat Book 13, Page
32 of the Public Records of Palm Beach County, Florida.
(Insert Map Here)
This request can be viewed between the hours of 8:00 a.m. and 5:30 p.m. at the City of Boynton Beach
Planning and Zoning Division, 100 East Boynton Beach Boulevard.
All interested parties are notified to appear at said hearings in person or by attorney and be heard. Any
person who decides to appeal any decision of the Planning and Development Board or City
Commission with respect to any matter considered at these meetings will need a record of the
proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual
with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or
activity conducted by the City. Please contact Patricia Tucker (561) 742-6268, at least twenty-four (24)
hours prior to the program or activity in order for the City to reasonably accommodate your request.
CITY OF BOYNTON BEACH
PLANNING AND ZONING DIVISION
(561) 742-6260
PUBLISH: The Post
December 16, 2001 and
December 26,2001
J:\SHRDAT AIPlanningISHAREOIWP\PROJECTS\krlspy kreme\LUAR\legalnot3.doc
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GARY R. NIKOLITS, CFA
PALM BEACH COUNTY PRIPERTY APPRAISER
Key:
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DEPARTMENT OF DEVELOPMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 01-234
FROM:
Janet Prainito / /
City Clerk j); (r-
Michael w. Rumppt 1
Director of Planning and Zoning
TO:
DATE:
October 24, 2001
RE:
Krispy Kreme
LUAR 01-008
Accompanying this memorandum you will find one (1) copy of the application and related
documents for the above-reference application. The application fees for staff processing and
review have been forwarded to the Finance Department.
A notice for same has been prepared, pursuant to the requirements of S163.3184(15)(c) and
166.041 (3)(c)2.b., F.S., for the November 27, 2001 Planning and Development Board Public
Hearing and the December 4, 2001 and December 18, 2001 City Commission Public Hearings,
and will be forwarded to your office after review by the City Attorney.
xc: Central File
Attachments
J:\SHRDA TAIPLANNING\SHARED\WP\PROJECTS\KRISPY KREME\LUAR\LEGALNOT2.DQC
REQUEST FOR PUBLISHING
LEGAL NOTICES AND/OR LEGAL ADVERTISEMENTS
A completed copy of this routing slip must accompany any request to have a Legal
Notice or Legal Advertisement published and must be submitted to the Office of the City
Attorney two working days prior to the newspaper's ad submittal deadline.
ORIGINATOR: PlanninQ and ZoninQ
PREPARED BY: Michael Rumpf
DATE PREPARED: October 24,2001
BRIEF DESCRIPTION OF NOTICE OR AD: Land Use Amendment and RezoninQ 633 NW
1st Avenue and 2 adjacent parcels to the west.
SPECIAL INSTRUCTIONS AND REQUIREMENTS: (Size of Headline, Type Size, Section
Placement, Black Border, etc.)
2 col x 10" (minimum size), 18 pt. Headline, Black Border, Ad for PlanninQ and
Development Board meetinQ on November 27, 2001 at 7:00 p.m. and City Commission
meetinQs of December 4, 2001 and December 18, 2001, at 7:00 p.m.
SEND COPIES OF AD TO: Newspaper, property owners within 400 feet. applicant and
PlanninQ and ZoninQ Director.
NEWSPAPER(S) TO PUBLISH: The Post
DATE(S) TO BE PUBLISHED IN NEWSPAPER: November 17 and November 27,2001
DATE TO BE MAILED TO PROPERTY OWNERS October 27,2001
APPROVED BY:
(1{t.11!41);~
Origiilator);7 ,
fi;
(2)
(City Attorney)
(Date)
RECEIVED BY CITY CLERK:
COMPLETED:
J:\SHRDAT AIPLANNINGISHAREDlWPIPROJECTSIKRISPY KREMEILUAR\LEGALNOT2.DOC
.OTICE OF PUBLIC HEARING
NOTICE OF LAND USE AMENDMENT
NOTICE OF REZONING
NOTICE IS HEREBY GIVEN that the Planning and Development Board of THE CITY OF BOYNTON
BEACH, FLORIDA, will conduct a PUBLIC HEARING, on Tuesday, November 27, 2001 at 7:00 p.m. in
the CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, to consider this
request submitted by Scott Barber and Gee & Jenson on behalf of Dynamic Doughnuts Florida Realty,
Inc. and Krispy Kreme of South Florida, LLC. The City Commission of THE CITY OF BOYNTON
BEACH, FLORIDA, will also hold PUBLIC HEARINGS to consider this request on Tuesday, December
4,2001 and Tuesday, December 18, 2001, each at 7:00 p.m., or as soon thereafter as the agenda
permits at the CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard. The
request is described as follows:
LOCATION:
633 Northwest 1 ,I Avenue (between NW 1 ,I Avenue and Boynton Beach Boulevard
approximately 1,500 feet east of NW 7'h Street) and adjacent parcels lying west of
this address.
REQUEST:
Amend the Comprehensive Plan Future Land Use Map:
From - Medium Density Residential (9.86 du/ac)
To - Local Retail Commercial
REQUEST:
Rezone:
From -
To -
Duplex Residential (R-2)
Neighborhood Commercial (C-2)
PROPOSED USE: Fast food restaurant with drive thru
LEGAL DESCRIPTION:
A :to.62 acre parcel, described as:
All of Lots 10, 11, 32, the west 15.00 feet of Lot 12 and all that portion of Lots 8, 9 , 19 and the
west 15.00 feet of Lot 7 lying south of State Road 804 right-of-way, all of Block 2, LAKE
BOYNTON ESTATES PLAT 1, according to the Plat thereof as recorded in Plat Book 13, Page
32 of the Public Records of Palm Beach County, Florida.
(Insert Map Here)
This request can be viewed between the hours of 8:00 a.m. and 5:30 p.m. at the City of Boynton Beach
Planning and Zoning Division, 100 East Boynton Beach Boulevard.
All interested parties are notified to appear at said hearings in person or by attorney and be heard. Any
person who decides to appeal any decision of the Planning and Development Board or City
Commission with respect to any matter considered at these meetings will need a record of the
proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual
with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or
activity conducted by the City. Please contact Patricia Tucker (561) 742-6268, at least twenty-four (24)
hours prior to the program or activity in order for the City to reasonably accommodate your request.
Location Map
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