REVIEW COMMENTS
8.B.I
ASPEN GLEN (ANEX 06-006)
ANNEXATION
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING &. ZONING DIVISION
MEMORANDUM NO. PZ 06-073
Chair and Members
Planning and Development Board and
Mayor and City Commission
Kathleen Zeitler ~
Planner ~
Michael W. Rumpfi'
Director of Planning and Zoning
May 16, 2006
Aspen Glen PUD/ANEX 06-006 and LUAR 06-013
Annexation of a 9.34-acre parcel; Amend the Future Land Use
designation from Palm Beach County Medium Residential, 5 units
per acre (MR-5) to Low Density Residential (LDR) and rezone from
Palm Beach County Agricultural Residential (AR) to Planned Unit
Development (PUD).
Property Owner:
Applicant! Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Lawrence Development Group, LLC
Leonard Albanese (Managing Member)
Bradley Miller
Miller Land Planning Consultants, Inc.
7216 Lawrence Rd (PCN: 00-43-45-07-00-000-3050) (4.5 acres)
3904 71st Lane S (PCN: 00-43-45-07-00-000-3060) (4.8 acres)
(see Exhibit "AIf)
9.34 acres
Palm Beach County Medium Density Residential (MR-5)
(max. 5.0 du/ac)
Palm Beach County Agricultural-Residential (AR)
Low Density Residential (LDR) (max. 4.84 du/ac)
Planned Unit Development (PUD)
45 single-family detached zero lot line homes
Page 2
File Number: LUAR 06-013
Aspen Glen PUD
Adjacent Uses:
North:
Single-family residential development (Jonathan's Grove) within
the City of Boynton Beach designated Low Density Residential
(LDR) and zoned R1-A;
South:
Single-family zero-lot line residential development (Nautica Sound
Phase I) within the City of Boynton Beach designated Low Density
Residential (LDR) and zoned Planned Unit Development (PUD);
East:
Single-family zero-lot line residential development (Nautica Sound
Phase II) within the City of Boynton Beach designated Low
Density Residential (LDR) and zoned Planned Unit Development
(PUD);
West:
Right-of-way for Lawrence Road, and further west, single-family
zero-lot line development (Palmyra Estates) within unincorporated
Palm Beach County designated MR-5 and zoned PUD. To the
southwest across Lawrence Road, single-family zero-lot line
residential development (Anderson PUD) within the City of
Boynton Beach designated Low Density Residential (LDR) and
zoned PUD.
EXECUTIVE SUMMARY
Staff recommends approval of the requested annexation, land use amendment, and rezoning
for the following reasons:
1. The request is consistent with the objectives of the City's annexation program;
2. The requested land use amendment is consistent with the City's adopted Comprehensive
Plan, including the requirements for concurrency;
3. Annexation of the subject property will eliminate a pocket of an unincorporated county
area surrounded on three sides by the City boundary; and,
4. The requested land use and zoning are consistent with surrounding development.
PROJECT ANALYSIS
Mr. Bradley Miller, agent for the property owner, Lawrence Development Group, LLC is proposing to
annex into the City of Boynton Beach 9.34 acres located on the east side of Lawrence Road
approximately one-quarter mile south of Hypoluxo Road. The subject property has 334 feet of
frontage on Lawrence Road, a depth of 1,220 feet, and currently consists of two (2) vacated
residential parcels (7216 Lawrence Road, and 3904 7151 Lane South) having a total of (4) units
according to County Property Appraiser records.
Page 3
File Number: LUAR 06-013
Aspen Glen PUD
Accompanying this request for annexation are requests to amend the Future Land Use Map of the
Comprehensive Plan to classify the annexed land as "Low Density Residential" and to rezone this
property to a Planned Unit Development (PUD). The proposed PUD would provide for the
construction of 45 single-family zero-lot line dwelling units with a gross density of 4.82 dwelling
units per acre. Because the subject property is less than ten (10) acres, the Florida Department of
Community Affairs (DCA) classifies this as a "small scale" land use amendment. Unlike a "large-
scale" amendment of ten (10) acres or more, a "small-scale" amendment is adopted prior to
forwarding to the DCA, and is not reviewed for compliance with the state, regional, and local
comprehensive plans prior to adoption.
The subject property is surrounded on the south and east by the Nautica Sound PUD single-family
zero lot line development, to the north by the Jonathan's Grove single-family development, and to
the west (across Lawrence Road) by zero lot line development in Palmyra Estates and Anderson
PUD. The proposed density and type of residential use (zero lot line) is consistent with the
development found in the Nautica Sound, Palmyra Estates, and Anderson PUD communities, and will
be compatible with the adjacent Jonathan's Grove Subdivision.
Master Plan
The applicant is proposing to rezone from Agricultural Residential (AR) to a Planned Unit
Development (PUD). The required Master Plan submitted for the proposed PUD indicates one (1)
internal cul-de-sac street with direct access to Lawrence Road. The proposed 50 foot right-of-way is
located through the middle of the subject property due to the narrowness of the parcel. A total of
45 single-family lots are proposed with access only from the internal street. The Master Plan
indicates zero lot line development with a typical lot size of 45 feet by 110 feet (4,950 square feet).
Proposed minimum building setbacks would be 15 to 20 feet in front, 0 feet on one side, 10 feet on
the other side, and 10 feet to the rear. The Master Plan zero lot line detail indicates the maximum
lot coverage is 58% (2,875 square feet).
Following approval of this request for annexation, land use amendment, and rezoning, the project
will require a site plan approval and plat approval prior to the issuance of any building permits for
the project. The attached conditions of approval for the Master Plan (see Exhibit "C") specify some
of the more important requirements of the forthcoming site plan approval, platting, and permitting.
Review Based on Criteria
The criteria used to review Comprehensive Plan amendments and rezonings are listed in the
Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C.
Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff
analysis when the proposed change includes an amendment to the Comprehensive Plan Future
Land Use Map.
a. Whether the proposed rezoning would be consistent with applicable comprehensive
plan policies including but not limited to, a prohibition against any increase in
dwelling unit density exceeding 50 in the hurricane evacuation zone without written
approval of the Palm Beach County Emergency Planning Division and the City's risk
manager. The planning department shall also recommend limitations or
Page 4
File Number: LUAR 06-013
Aspen Glen PUD
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 subject property is not located in the hurricane evacuation zone, therefore the referenced
policy is not applicable; however, other applicable objectives and policies contained in the
comprehensive plan include:
''Policy 1.17.5
The City shall continue to maintain and improve the character of existing
single-family and lower-density neighborhoods, by preventing conversions to
higher densities, except when consistent with adjacent land uses, or with
implementing redevelopment plans including the Boynton Beach 20/20
Redevelopment Master Plan.
Policy 1.19.1
The City shall continue efforts to encourage a full range of housing choices,
by allowing densities which can accommodate the approximate number and
type of dwellings for which the demand has been projected in the Housing
and Future Land Use Elements"
The subject property is located in the City's future annexation area, and is located outside the
area of the City covered by the Bovnton Beach 20/20 Redevelooment Master Plan. The
proposed project is similar in density and type of development to the subdivisions surrounding
it. Therefore it is consistent with the directions of Policy 1.17.5. The provision of single family
homes, as proposed on this site, offsets the recent trend in the City to develop multi-family
projects and townhouses, thereby increasing the range of housing choices available to the
market, and providing consistency with Policy 1.19.1. However, in this area we have
consistently approved single-family projects, not multi-family and town home projects.
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
developments surrounding the site. The proposed PUD is for a single-family residential
community that is complimentary to the development patterns in the area along the Lawrence
Road corridor, especially adjacent developments.
c. Whether changed or changing conditions make the proposed rezoning desirable.
The proposed land use amendment and rezoning are the minimum changes to the property, to
naturally accompany the annexation of this property from Palm Beach County. The proposed
amendment is consistent with the future land use classification as recommended on the Future
Land Use Map for this unincorporated area, and is consistent with surrounding land uses and
zonings, both in the City and the adjacent unincorporated area.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
Page 5
File Number: LUAR 06-013
Aspen Glen PUD
The proposed land use amendment and rezoning is compatible with utility systems, roadways,
and public facilities. The City already provides water and sewer service to the subject property.
Based on the City's adopted Levels of Service (LOS) for potable water (200 gallons per capita per
day (GPCD) and sewer service (90 GPCD), the projected demand is expected to be 19,350
gallons for water and 8,708 GPCD for sewer service. The City's utility plants currently have
unreserved capacity to serve the projected demands of the proposed project. With respect to
solid waste, the Palm Beach County Solid Waste Authority has stated that adequate capacity
exists to accommodate the county's municipalities throughout the 10-year planning period.
The traffic study prepared by the applicant's consultant indicates the project anticipates a traffic
generation rate of 450 new trips per day, with available roadway capacity on Lawrence Road.
The Palm Beach County Traffic Division has reviewed and approved the project for traffic
concurrency and notes a project build-out date of 2008.
Approval is pending from the School District of Palm Beach County in determining that adequate
capacity exists to accommodate the projected student population generated from the proposed
project. School concurrency is required prior to site plan approval (see Exhibit "C"- Conditions of
Approval). Lastly, drainage will also be reviewed in detail as part of the review of the building
permit 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 compatibility of the requested land use designation and rezoning has been discussed
above. Surrounding development is low density residential developed at a density of 4.84
dwelling units per acre. The density of the proposed PUD is slightly less, 4.82 dwelling units per
acre. The current uses within adjacent developments are all single-family residential
(detached), with most being zero lot line development, similar to the proposed project.
f. Whether the property is physically and economically developable under the existing
zoning.
The property is physically developed with a total of 4 dwelling units under the existing County
zoning district. However, the two (2) existing parcels are much larger than surrounding PUD
development, and at a lesser density than allowed by the County MR-5 land use designation. If
redeveloped in the County, with a density of up to 5 dwelling units per acre (46 units), the
subject property would need to be rezoned from AR to another County residential district
consistent with MR-5. Economically, it is conducive for the property to be developed similar to
the surrounding residential PUD development, whether developed in the City (45 units) or the
County (46 units). However, the subject property should be developed in the City because it is
an enclave surrounded on 3 sides by city limits, is located in the City's annexation area, and
already receives city utilities and services.
Page 6
File Number: LUAR 06-013
Aspen Glen PUD
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 land use amendment and rezoning will allow for development of single-family
zero lot line homes at a scale comparable, consistent, and compatible with adjacent existing
development. The size of the subject parcel will afford a development similar in nature to
surrounding residential development, and will contribute to the range of housing opportunities
available in the City.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
The subject property is located in the City's annexation area and designated for Low Density
Residential development. Both the type of housing (single-family detached zero lot line) and
density (4.82 units per acre) proposed for the PUD is consistent with surrounding development
in the City. There are very few comparable-sized vacant parcels within the City which could
accommodate such a development.
CONCLUSIONS/RECOMMENDATIONS
In conclusion, and as indicated herein:
1. This request is consistent with the objectives of the City's annexation program;
2. The requested land use amendment is consistent with the City's adopted Comprehensive
Plan, including the requirements for concurrency;
3. Annexation of the subject property will eliminate a pocket of an unincorporated county
area surrounded on three sides by the City boundary;
4. The requested land use and zoning are consistent with surrounding development;
5. The request will not create additional impacts on infrastructure that cannot be
accommodated by the City at present; and,
6. The proposed development will contribute to the overall economic development of the
City.
In addition, the proposed Master Plan meets the minimum requirements of the City's Land
Development Regulations. Therefore, staff recommends approval of the request for
annexation, land use amendment, and rezoning subject to satisfying all recommended
conditions (see Exhibit "C" - Conditions of Approval).
If the Planning and Development Board or the City Commission recommends conditions, they
will be included within Exhibit "C".
ATTACHMENTS
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EXHIBIT "C"
MASTER PLAN
Conditions of Approval
Project name: Aspen Glen
File number: LUAR 06-013
Reference: 2nd review olans identified as a Master Plan with a Mav 15. 2006 Planning and Zoning date stamo
marking
I II
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: NONE
PUBLIC WORKS - Traffic
Comments: NONE
ENGINEERING DIVISION
Comments:
1. At the time of site plan submittal, provide a master storm water management
plan outlining the primary and secondary drainage and storm water treatment
facilities needed for the subdivision. The master storm water management
plan shall consist of an engineering drawing; a written report indica1ing the
method of drainage; existing water elevations; recumng high water
elevations; the proposed design water elevations; one hundred-year storm
elevation; drainage structures; canals; ditches; storm water treatment
methods; necessary percolation; detention and management areas; and any
other informa1ion pertaining to the control and management of storm and
ground water. (Chapter 3, Article IV, Section 3.T.)
UTILITIES
Comments:
2. The proposed Master Plan is an existing site located within the Utilities'
service area, and is located where water and sanitary sewer utility support is
available. Additional comments will be provided at 1he time of site plan
submittal.
FIRE
Comments: NONE
POLICE
Comments: NONE
ANEX 06-006, LUAR 06-013
CONDITIONS OF APPROVAL
05/17/06
PAGE 2
I II
DEPARTMENTS INCLUDE REJECT
BUILDING DIVISION
Comments: NONE
PARKS AND RECREATION
Commenls: NONE
FORESTER/ENVIRONMENTALIST
Comments:
3. At the time of site plan submittal, the applicant must indicate the disposition
of the existing trees on lhe site in accordance with the Tree Preservation
Ordinance.
PLANNING AND ZONING
Comments:
4. Prior to site plan approval, the project must obtain approval from the School
District of Palm Beach County regarding school concurrency.
5. The applicanl is responsible for compliance with Ordinance 05-060, the "Art
in Public Places" program, and must demonstrate their participation. The
fees associated with this program shall be due at the time of permitting.
6. If potable water is to be used for irrigation purposes, the use of drought
toleranl plant species (per the Soulh Florida Water Management District
Manual) shall be maximized and the irrigation system should have water
conserving designs (such as a drip system), where possible.
ADDITIONAL PLANNING & DEVELOPMENT BOARD CONDITIONS
Comments:
To be determined.
ADDITIONAL CITY COMMISSION CONDITIONS
Comments:
To be determined.
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Associates, Incorporated
ASPEN GLEN - LAWRENCE ROAD
MASTER STORMW ATER MANAGEMENT PLAN
(Per Boynton Beach Regulations - Chapter 3, Article IV, Section 3.T.)
April 24, 2006
General:
The subject site comprises approximately 9.34 acres of property located along the east side of Sims Road,
approximately Y2 mile south of Hypoluxo Road, in unincorporated Boynton Beach, Florida. The site is
presently occupied by an agricultural operation and is slated for development as a 45-unit single family
residential project. Please refer to the paving and drainage plans prepared by this office (Sheet 1 of9) for
the master stormwater plan design and specifications.
Drainage Criteria:
Runoff from the property will be collected by a series of on-site inlets and will be directed via culverts
into on-site dry retention areas for water quality and water quantity treatment purposes. Ultimately, the
permitted overflow will be controlled by a weir or bubble-up device and will discharge into the Lawrence
Road right-of-way, which, in turn connects hydraulically to the L WOO L-18 Canal, just south of
Hypoluxo Road.
The Site is located within the South Florida Water Management District 16 Drainage Basin. Accordingly,
there is a discharge limitation of 62.6 csm (62.6 cubic feet per second per square mile) for a 25-year
return frequency design event. This translates into an allowable discharge capacity of 0.91 cfs for the
project during a 25-year, 3-day storm event. In order to comply with the criteria, runoffwill be limited to
an allowable discharge of not more than 0.91 cfs for the project during a 25-year return frequency, 3-day
duration stonn event.
The greater of one inch of runoff over the entire site, or 2.5 inches of runoff over the impervious area is
required to be detained within the on-site treatment area. The parking areas within the Site are protected
from a 5-year design storm event, and the building pads will be prolected from a I OO-year stonn event in
accordance with criteria established by Palm Beach County, SFWMD. and FEMA.
Required Permits:
Drainage requirements
Department e L e
th s project will be governed by the City of Boynton Beach Engineering
rt rainage Districl, and the South Florida Water Management District.
. Pike. PE APR 0 5 "0
egistration # 42696" . I.. ,'vD5
/
O:\word_docs\2005\05093_Kensington\Drainage_Statement.doc
298 Pineapple Grove Way · Delray Beach, Florida 33444
Phone (561) 274-6500 Fax (561) 274-8558
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Associates, Incorporated
ASPEN GLEN - LAWRENCE ROAD
MASTER STORMW A TER MANAGEMENT PLAN
(Per Boynton Beach Regulations - Chapter 3, Article IV, Section 3.T.)
April 24, 2006
General:
The subject site comprises approximately 9.34 acres of property located along the east side of Sims Road,
approximately y, mile south of Hypoluxo Road, in unincorporated Boynton Beach, Florida. The site is
presently occupied by an agricultural operation and is slated for development as a 45-unit single family
residential project. Please refer to the paving and drainage plans prepared by this office (Sheet] of9) for
the master stonnwater plan design and specifications.
Drainage Criteria:
Runoff from the property will be collected by a series of on-site inlets and will be directed via culverts
into on-site dry retention areas for water quality and water quantity treatment purposes. Ultimately, the
permitted overflow will be controlled by a weir or bubble-up device and will discharge into the Lawrence
Road right-of-way, which, in turn connects hydraulically to the L WOO L-] 8 Canal, just south of
Hypoluxo Road.
The Site is located within the South Florida Water Management District] 6 Drainage Basin. Accordingly,
there is a discharge limitation of 62.6 csm (62.6 cubic feet per second per square mile) for a 25.year
return frequency design event. This translates into an allowable discharge capacity of 0.9] cfs for the
project during a 25-year, 3-day storm event. In order to comply with the criteria, runoff will be limited to
an allowable discharge of not more than 0.91 cfs for the project during a 25-year return frequency, 3-day
duration storm event.
The greater of one inch of runoff over the entire site, or 2.5 inches of runoff over the impervious area is
required to be detained within the on-site treatment area. The parking areas within the Site are protected
from a 5-year design storm event, and the building pads will be protected from a 1 OO-year storm event in
accordance with criteria established by Palm Beach County, SFWMD, and FEMA.
Required Permits:
Drainage requirements :'olj this project will be governed by the City of Boynton Beach Engineering
Department, e e)l"h Drainage District, and the South Florida Water Management District.
/
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/
./
U:\word_docs\2005\05093_Kensington\Drainage_Stalcment.doc
298 Pineapple Grove Way · Delray Beach, Florida 33444
Phone (561) 274-6500 Fax (561) 274-8558