REVIEW COMMENTS
TO:
FROM:
THROUGH:
DATE:
PROJECT NAMEjNUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 04-100
Chairman and Members
Community Redevelopment Agency Board,
Mayor and ity mmission
Dick , AICP
Senior Planner
Michael W. RumPft(\~
Director of Planning and Zoning
May S, 2004
BayfrontjANEX 04-00l-LUAR 04-001
To annex the property, amend the Future Land Use Designation
from CHjS (Palm Beach County) to Special High Density
Residential (20 dujac) and rezone from GC General Commercial
(Palm Beach County) to Infill Planned Unit Development (IPUD).
Property Owner:
Applicantj Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Southern Homes of Palm Beach V, LLC
Southern Homes of Palm Beach V, LLCjCarlos J. Ballbe of Keith &
Ballbe, Inc.
West side of South Federal Highway, approximately one-quarter
mile south of Old Dixie Highway. (Exhibit "A")
:t2.46 acres
CHjS Commercial High Intensity with an underlying residential
density of S dwelling units per acre (dujac) (Palm Beach County)
CG Commercial General (Palm Beach County)
Special High Density Residential (20 dujac)
IPUD Infjll Planned Unit Development
48-unit apartment community
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File Number: LUAR 04-001-ANEX 04-001
Bayfront
Adjacent Uses:
North:
Property within the City of Boynton Beach designated Local Retail
Commercial (LRC) and zoned C-3 Community Commercial
occupied by a single-family residence.
South:
To the southeast, developed property (motel) in unincorporated
Palm Beach County designated CHIS and zoned CG. To the
southwest, property within the City of Boynton Beach designated
General Commercial (GC) and zoned C-4 General Commercial.
East:
The right-of-way of South Federal Highway, then vacant property
in unincorporated Palm Beach County designated MR-S Medium
Density Residential (S du/ac) and zoned RM-Multi-Family
Residential.
West:
To the northwest, developed property (church) within the City of
Boynton Beach designated General Commercial (GC) and zoned
C-4 General Commercial. To the southwest, property in
unincorporated Palm Beach County designated CHIS and zoned
CG occupied by a single-family dwelling.
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The request is consistent with the objectives of the City's annexation program, relevant
policies in the Comprehensive Plan, and the adopted Federal Highway Corridor
Community Redevelopment Plan.
2. The requested land use amendment and rezoning will allow the development of a
project that will be a benefit to the city, both fiscally and esthetically.
3. The proposed development meets the standards expected when a project is developed
in the IPUD zoning district.
4. There is a long-standing lack of demand for retail commercial land in the vicinity and a
high proven demand for residential land use in the Federal Highway corridor.
BACKGROUND
When the Comprehensive Plan was adopted in 1989, it was envisioned that the properties along
the Federal Highway Corridor south of the intersection of Old Dixie Highway would eventually
be annexed into the City and form a retail-oriented corridor, consistent with the land use
designations and zoning categories assigned by both the City and Palm Beach County and in
effect at that time. For example, the "Problems and Opportunities" section of the support
documents suggested that an appropriate use in this area would be new car dealerships.
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File Number: LUAR 04-001-ANEX 04-001
Bayfront
Over the past several years, the City has seen a shift from the perpetuation of small commercial
uses along the corridor to residential uses, particularly those with densities greater than 10.8
units per acre. Higher density development was facilitated by the City's Comprehensive Plan
through the establishment of the Special High Density Residential classification, intended to
support redevelopment in the coastal area. This type of development furthered the pattern that
existed in the corridor, south of Woolbright Road, before the adoption of the current
Comprehensive Plan. At the time of its adoption, there were already 4 developments that
exceeded 10.8 dujac with densities ranging from 21 dujac (Colonial Club) to 32.2 dujac
(Seagate). The shift has served to replace marginal and sub-standard commercial uses with
residential projects that have enhanced the esthetics of the corridor, as well as the City's tax
base. The remaining viable neighborhood-serving commercial uses are being concentrated into
nodes located at major intersections along Federal Highway-Woolbright Road, Gulfstream
Boulevard, and Old Dixie Highway. The request for a land use amendment and rezoning for the
subject property continues this trend.
PROJECT ANALYSIS
The parcels, which are the subject of this land use amendment, total 2.46 acres. 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.
State annexation law allows the annexation of enclaves that are less than 10 acres without the
consent of property owners; however, in this instance, the annexation is at the request of the
property owner. Currently, objectives of the annexation program include annexing all enclaves
less than 10 acres in all areas of the City that meet adopted level-of-services standards, and
incrementally annexing enclave properties with the intent to reduce them below the lO-acre
threshold.
Pursuant to Section 9.C.2(2) of the Land Development Regulations, staff is not required to
review the petition against the eight (8) criteria by which land use amendments and rezonings
are to be reviewed as indicated in Section 9.C.7. where the proposed zoning is consistent with
zoning or land use recommendations contained in the Comprehensive Plan. Usually in those
instances, staff analysis relates only to consistency with other relevant portions of the
Comprehensive Plan, the city's annexation program and service capability. In this instance,
however, the analysis serves to strengthen the case for requesting a land use different from
that of abutting properties.
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.
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File Number: LUAR 04-001-ANEX 04-001
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Over the past several years, the City has seen a shift from the perpetuation of small commercial
uses along the corridor to residential uses, particularly those with densities greater than 10.8
units per acre. Higher density development was facilitated by the City's Comprehensive Plan
through the establishment of the Special High Density Residential classification, intended to
support redevelopment in the coastal area. Land use amendments and rezonings, which
change designations from commercial use to residential use are particularly consistent with two
policies in the Comprehensive Plan:
''Policy 1.17.1
The City shall continue to discourage additional commercial and industrial
uses beyond those which are currently shown on the Future Land Use Map,
except where access is greatest and impacts on residential land uses are
least"; and
''Policy 1.19.7
The City shall continue to change the land use and zoning to permit only
residential or other non-commercial uses in areas where the demand for
commercial uses will not increase, particularly in the Coastal Area. "
The subject property is located in Planning Area V (Entrances to the City) in the Federal
Hil}hwav Corridor Communitv Redevelooment Plan, which was adopted by the City on May 16,
2001. The plan's recommendations for this planning area include the following:
"Encourage a variety of housing. Develop intensity standards that allow for a
variety of housing styles and types at intensities that will assist in supporting the
downtown area and general economic expansion." (p. 80); and
"Require a transition to the adjacent gateway neighborhoods. Create
development standards in the city entrance communities that establish a logical
transition to the gateway communities. Building scale, massing and placement should
be less intense than that of the adjacent planning areas, but substantial enough to
announce an arrival in the City." (p. 81)
In concert with the recommendations cited, the residential density of the proposed
development will help to support the downtown commercial core, as well as the recognized
commercial nodes in the corridor. In addition, it is proposed at a scale and massing that will
provide a transition into the downtown area, where development standards allow greater
densities and more intense massing of buildings.
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 changing development pattern in the Federal Highway corridor has seen an increase in the
number of residential developments with densities greater than 10.8 dujac. This type of
development furthers the pattern that existed in the corridor, south of Woolbright Road, before
the adoption of the current Comprehensive Plan. At the time of its adoption, there were
already 4 developments that exceeded 10.8 dujac with densities ranging from 21 dujac
(Colonial Club) to 32.2 dujac (Seagate). The shift in the development pattern has served to
replace marginal and sub-standard commercial uses with residential projects that have been an
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File Number: LUAR 04-001-ANEX 04-001
Bayfront
enhancement to the esthetics of the corridor, as well as the City's tax base, supporting existing
commercial nodes and the downtown core.
The requested map amendment and rezoning would serve to increase the range of housing
opportunities available in the redevelopment area. At the same time, they will increase allowed
residential density adjacent to existing single family homes.
c. Whether changed or changing conditions make the proposed rezoning desirable.
The request for conversion of parcels designated for commercial uses to multi-family residential
for condominium and townhouse development has become more prevalent in the Federal
Highway corridor in the last four years. While not the case in this instance, often the
conversion serves to remove marginal, and sometimes undesirable, commercial uses.
Additionally, adoption of the IPUD regulations in June 2002, provided an attractive incentive for
redevelopment and infill projects on smaller parcels in the Federal Highway corridor. These two
changes in conditions serve to make the proposed rezoning desirable.
d. Whether the proposed use would be compatible with utility systems, roadways, and
other public facilities.
The applicant has provided a traffic analysis that indicates that if the property were redeveloped
as a commercial use, it would generate 3,247 average daily trips compared to 439 average daily
trips generated by the proposed multi-family development, or 2,808 fewer trips per day.
According to link analysis, preformed by Kimley-Horn and Associates during the TCEA application
process, the Federal Highway roadway from 23rd Avenue to George Bush Boulevard has a daily
capacity of 29,300 trips at LOS "D", with Average Annual Daily Trips (MDT) for the year 2003 at
22,772.
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 demands are expected to be 20,640
gallons for water and 9,288 GPCD 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 lO-year
planning period.
The School District of Palm Beach County has reviewed the application and has issued a
statement that the project complies with the adopted Level of Service (LOS) for school
concurrency. The concurrency determination is valid for one year from March 24, 2004, the date
of issuance.
Lastly, drainage will also be reviewed in detail as part of the site plan approval process, and
must satisfy all requirements of the city and local drainage permitting authorities.
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File Number: LUAR 04-001-ANEX 04-001
Bayfront
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 proposed rezoning will be compatible with adjacent and nearby properties, and will only
serve to increase the value of these properties.
f. Whether the property is physically and economically developable under the existing
zoning.
The property is currently vacant and most probably could be developed; however, with
annexation into the City, the Palm Beach County zoning must be changed to a city zoning
district. C-3 Community Commercial would most nearly correspond with Palm Beach County's
Commercial General zoning district, and the property could be developed under C-3 Commercial
zoning.
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 requested land use amendment and rezoning present the opportunity for redevelopment in
a highly visible entrance corridor to the City and will also support the current trend toward
greater residential uses in this area, economic revitalization, and downtown redevelopment.
h. Whether there are adequate sites elsewhere in the city for the proposed use, in
districts where such use is already allowed.
Residential densities of 20 du/ac are permitted in the Federal Highway corridor to encourage
infill development and redevelopment. There are a limited number of sites elsewhere in the city
where residential development could occur at a density of 10.8 du/ac; however, those sites do
not offer the opportunity for redevelopment and infill development that this location affords.
Nor would development of those available sites serve to promote the goals of the Community
Redevelopment Agency and the Federal Highway Corridor Community Redevelopment Plan.
MASTERISITE PLAN ANALYSIS
The IPUD regulations are intended to be used in situations where new development or
redevelopment is proposed within an already developed area or neighborhood located in the
"Federal Highway Corridor Community Redevelopment Plan "Study Areas I and V. (The site for
Bayfront is in Area V.) A mixture of uses, including residential, retail commercial and office,
may be allowed to the extent that no land use conflicts will result and the basic intent of the
Zoning Code and the Comprehensive Plan will be followed.
It is a basic expectation that anyone requesting the use of the IPUD district will develop to
standards that exceed the City's basic development standards in terms of site design, building
architecture and construction materials, amenities and landscape design. To that end, all
applications for rezoning to an IPUD must be accompanied by a detailed master plan or site
plan. In this instance, an application for site plan approval has been submitted and is being
reviewed concurrent with this request.
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File Number: LUAR 04-001-ANEX 04-001
Bayfront
The site plan shows forty-eight (48) multi-family units in 5 structures, each containing three
stories. Designs shown for the buildings are a derivative of Mediterranean architecture with
stucco walls, S-tile roofs and decorative moldings, appliques columns and balconies; all
representative of a relatively high quality architectural design and materials
The maximum density allowed by the Special High Density Residential land use classification is
20 dulac, the applicant proposes a density of 19.5 dulac, The proposed units are a mix of
single-story and two-story condominiums ranging between two (2) and three (3) bedrooms.
Each of the five (5) buildings would contain a variety of unit types. According to the floor plans
the smallest unit would be 1,260 square feet in area and the largest unit would be 1,640 square
feet.
Building setbacks are as follows:
Front:
Side
Rear
10 feet
5 feet
10 feet
A recreation area of approximately 0.11 acre will be located near the center of the
development. The proposed recreation area would include a pool area, and a clubhouse of
approximately 1,800 sq. ft. that includes a clubroom with kitchenette and bathrooms.
CONCLUSIONS/RECOMMENDATIONS
The request is consistent with the objectives of the City's annexation program, relevant policies
in the Comprehensive Plan, and the adopted Federa/ Hiohwav Corridor Communitv
Redeve/ooment Plan. The requested land use amendment and rezoning will allow the
development of a project that will be a benefit to the city, both fiscally and esthetically; support
recognized commercial nodes and the downtown commercial core, and the proposed
development meets the standards expected when a project is developed in the IPUD zoning
district. Therefore, staff recommends that the subject request be approved. If the Community
Redevelopment Agency Board or the City Commission recommends conditions, they will be
included within Exhibit "B".
ATTACHMENTS
S:\Plannlng\SHARED\WP\PROJECTS\SOUthem Homes of Palm Beach\BAYFRONl\LUAR Q4-001\STAFF REPORT NEW.doc
BAYFRONT: LOCATION MAP
EXHIBIT A
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LEGEND
City Boundary
Future Land Uses:
LRC - Local Retail Commercial
GC General Commercial
R Recreational
I....
Bayfront
Boynton Beach, Florida
Transportation Analysis
INTRODUCTION
The Bayfront project is a proposed residential community to be located on US 1 (Federal
Highway) in Boynton Beach. More specifically, this site is located on the west side of
Federal Highway in the vicinity of Turner Road. The area of the subject site is
approximately 2.46 acres. According to the City of Boynton Beach's land use plan, the
current land use designation for the subject is site is "commercial".
The proposed development for this site consists of 48 residential apartment units. As a
result, a land use amendment for this site is required. The purpose of this report is to
document the difference in daily trip generation between the existing and proposed land
use designations.
TRIP GENERATION
In order to document the daily trip generation potential of the existing land use, a likely
development scenario must be established. For the 2.46-acre parcel that is designated as
commercial, a 30% floor-area ratio was assumed. This would yield a likely development
potential of 32,150 square feet of retail/commercial space. As mentioned previously,
the proposed development consists of 48 dwelling units.
The trip generation for the existing and proposed land use designations was determined
using the trip generation formulas and rates published in the Institute of Transportation
Engineer's (ITE) Trip Generation (7th Edition). For the purposes of trip generation, we
offer the following information:
Existinf! and Proposed Land Use Desif!nation
Retail! Commercial (ITE Land Use #110, "Shopping Center"):
Weekday trip generation: Ln(T) = 0.65 Ln(X) + 5.83
PM Peak Hour: Ln (T) = 0.66 Ln(X) + 3.40 [48% in! 52% out]
Residential (ITE Land Use #220, "Apartment")
Weekday trip generation: T = 6.01 (X) + 150.35
PM Peak Hour: T = 0.55 (X) + l7.65 [65% in! 35% out]
O:\Pmduction\Jobs\8oyD.l<HI BeachlBayfhlnllBay1tootRq>ort 02..o&-04.doc
Carter::Burgess
Table I below summarizes the trip generation associated with the existing and proposed
development.
Table 1
Bayfront
Trip Generation Summary
Daily PM Peak Hour Trips
Land Use Size Trips In Out Total
Existing Land Use
Commercial 32,150 SF 3,247 142 154 296
Proposed Land Use
Residential 48DU 439 29 15 44
Difference: -2,808 -113 -139 -252
Source: ITE Trip Generotion (7th Edition) and Corter & Burgess, Inc. (2004).
As indicated in Table 1 above, the proposed development is projected to generate 2,808
fewer trips on a daily basis and 252 fewer trips on a PM peak hour basis when compared
with the existing land use designation and potential development scenario.
CONCLUSIONS
Based upon the foregoing trip generation analysis, it is anticipated that the proposed land
use designation will generate fewer vehicle trips on a daily and PM peak hour basis as
compared with the development potential of the existing land use designation. As a
result, the proposed land use modification should not have an adverse impact on the
City's transportation network.
G:\I'rodudioo\Jobs\BojmIOll8eachlBayfrootIBayfiuIlRq>Ol102-%-04.doc
Carter::Burgess