REVIEW COMMENTS
TO:
FROM:
THROUGH:
DATE:
PROJECT NAME/NUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING &. ZONING DIVISION
MEMORANDUM NO. PZ 04-101
Chairman and Members
Community Redevelopment Agency Board
Mayor an~Ci Commission
Dick Hud AICP
Senior PI ner ...0
~~
Michael W. Rumpf I
Director of Planning and Zoning
May 5, 2004
Oceanside/LUAR 04-003
To amend the Future Land Use designation from Local Retail
Commercial to Special High Density Residential and Rezone from
C-3 Community Commercial to IPUD Infill Planned Unit
Development
Property Owner:
Applicant/Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
Adjacent Uses:
North:
PROJECT DESCRIPTION
Southern Homes of Palm Beach, V LLC
Hector Garcia/Carlos Ballbe of Keith and Ballbe, Inc.
West side of South Federal Highway, approximately 1,000 feet
south of Old Dixie Highway. (Exhibit "A")
:t2.26 acres
Local Retail Commercial
C-3 Community Commercial
Special High Density Residential (20 du/ac)
IPUD Infill Planned Unit Development
45-unit Multi-family Development
Developed commercial property (self-storage facility) designated
Local Retail Commercial and zoned C-3 Community Commercial
Page 2
File Number: LUAR 04-003
Oceanside
South:
Vacant property located in unincorporated Palm Beach County,
designated CH/5(Commercial High Intensity with an underlying
residential density of 5 du/ac) and zoned CG (Commercial
General)
East:
Right-of-way of Federal Highway then property located in
unincorporated Palm Beach County designated CH/5(Commercial
High Intensity with an underlying residential density of 5 du/ac)
and zoned CG (Commercial General).
West:
Developed residential property located in unincorporated Palm
Beach County, designated Medium Residential 5 and zoned RM
Multi-family Residential
EXECUTIVE SUMMARY
Staff recommends approval of the requested land use amendment and rezoning for the
following reasons:
1. The request is consistent with the intent of the Comprehensive Plan;
2. It will not create additional impacts on infrastructure that have not been anticipated in
the Comprehensive Plan and will be compatible with adjacent land uses;
3. It will represent redevelopment and enhancement of the Federal Highway Corridor; and
4. Will contribute to the overall economic development of the City and will increase the
range of housing opportunities for residents of Boynton Beach.
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.
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 du/ac with densities ranging from 21 du/ac (Colonial Club) to 32.2 du/ac
(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
Page 3
File Number: LUAR 04-003
Oceanside
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 2.26 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.
Even though the requested density for the site is greater than 10 dulac, the parcel is less than
10 acres in size, is located within the expanded Community Redevelopment Area, and would be
considered an urban redevelopment project.
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
requirements, which would have to be imposed on subsequent development of the
property, in order to comply with policies contained in the comprehensive plan.
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. "
Page 4
File Number: LUAR 04-003
Oceanside
The subject property is located in Planning Area V (Entrances to the City) in the Federal
Highwav 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.
Parcels lying on west and southwest of the subject property are in unincorporated Palm Beach
County and are designated for single-family residential with a density of S dujac. In addition,
property within the City having C-3 Community Commercial zoning may develop as multi-family
residential at a density of 10.8 dujac and in the County, property with CHjS land use has the
alternative of developing at S dujac.
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
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.
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File Number: LUAR 04-003
Oceanside
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 developed to
its fully-allowed potential as a commercial use, it would generate 3,073 average daily trips
compared to 421 average daily trips generated by the proposed multi-family development, or
2,652 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 projects demands are expected to be 19,350
gallons for water and 8,708 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 10-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 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.
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 developed as a sales office for the rezoning applicant, Southern
Homes, and is developable under current commercial zoning.
Page 6
File Number: LUAR 04-003
Oceanside
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 aI/owed.
Residential densities of 20 dujac 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 dujac; 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.
MASTER/SITE PLAN ANALYSIS
The IPUD regulations are intended for use 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 Infill Planned Unit Development 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.
The site plan shows forty-five (45) 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
represent a relatively high quality of architectural design and materials
The maximum density allowed by the Special High Density Residential land use classification is
20 dujac, the applicant proposes a density of 19.9 dujac. 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.
Page 7
File Number: LUAR 04-003
Oceanside
Building setbacks are as follows:
Front:
Side
Rear
10 feet
5 feet
10 feet
A recreation area of approximately 0.08 acre will be located along the north boundary of the
development. The proposed recreation area would include a pool area, and a clubhouse of
approximately 1,800 sq. ft. with clubroom, kitchenette and bathrooms.
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 and will be compatible with adjacent land uses. It will represent
redevelopment and enhancement of the Federal Highway Corridor, will contribute to the overall
economic development of the City and will increase the range of housing opportunities for
residents of Boynton Beach. Therefore, staff recommends that the subject request be
approved. If the Planning and Development Board or the City Commission recommends
conditions, they will be included within Exhibit "B".
ATTACHMENTS
S:\Planning\SHARED\WP\PROJECTS\Southem Homes of Palm Beach\Oceanside\LUAR Q4-003\STAFF REPORT NEW,doc
OCEANSIDE: LOCATION MAP
EXHIBIT A
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LEGEND
...., City Boundary
Future Land Uses:
LRC - Local Retail Commercial