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AGENDA DOCUMENTS t>l ......~-r.... '.'. .0 . ' J-. /i . ':V..~.~. p. / ~ 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 Meeting Dates in to City Clerk's Office Meeting: Dates in to City Clerk's Office 0 August 2. 2005 July 18,2005 (Noon.) 0 October 5, 2005 September 19,2005 (Noon) ~ August 16,2005 August 1,2005 (Noon) 0 October 18, 2005 October 3, 2005 (Noon) 0 September 6, 2005 August 15,2005 (Noon) 0 November 1, 2005 October 17, 2005 (Noon) 0 September 20, 2005 September 6, 2005 (Noon) 0 November 15, 2005 October 31, 2005 (Noon) 0 Administrative 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM 0 Public Hearing ~ Legal 0 Bids 0 UnfInished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place this request on the August 16, 2005 City Commission Agenda under Legal, Ordinance Second Reading. The applicant requested the tabling of this item from the August 2nd meeting to the August 16, 2005 meeting. The City Commission approved the subject request under Public Hearing and Legal, Ordinance - First Reading on July 19, 2005. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 05-109. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Gerrity Rezoning (REZN 05-004) Bradley Miller, Miller Land Planning Consultants, Inc. Bill Gerrity, Inc. NE 8th Avenue at NW 10th Street Request to rezone 2.54 acres from R-l-AA Single Family Residential to R-I-A Single Family Residential (Future Land Use classifIcation to remain Low Density Residential (LDR)) for the ultimate development of 10 single family residential lots. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES: City Manager's Signature Develop L.J. 'c-'.fl- Planning and Zo~g Director City Attorney / Finance / Human Resources S:\Planning\SHARED\WP\PROJECTS\Skylake\REZN 05-004\Agenda Item Request Gerrity Rezoning REZN 05004 8-16-05.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: FROM: THROUGH: DATE: PROJECT NAME/NUMBER: REQUEST: DEVELOPMENT DEPARTMENT PLANNING & ZONING DMSION MEMORANDUM NO. PZ 05-109 Chair and Members Planning and Development Board and Mayor and City Commission Dick Hudson, AICPW--- Senior Planner ~ Michael W. Rum~Q Director of Planning and Zoning June 15, 2005 Gerrity Rezoning (Sky Lake) REZN 05-004 Rezone the property from R-1-AA to R-1-A In order to subdivide the parcel consistent with abutting residential development Property Owner: Applica nt/Agent: Location: Parcel Size: Existing Land Use: Existing Zoning: Proposed Land Use: Proposed Zoning: Proposed Use: Adjacent Uses: PROJECT DESCRIPTION Bill Gerrity, Inc. Bill Gerrity, Inc./Miller Land Planning Consultants, Inc. On NW 8th Court north of Old Boynton Road and east of Congress Avenue (exhibit "A'') 2.54 acres Low Density Residential (LOR) R-l-AA Single Family Residential No change R-1-A Single Family Residential 10 single family lots The property Is surrQunded by single family residential development designated Low Density Residential (LOR) and zoned R -l-AA-Slngle Family Residential. Page 2 FIle Number: REZN 05-004 Gerrity (Sky Lake) Rezoning EXECUTIVE SUMMARY Staff recommends approval of. the requested land use amendment and rezoning for the following reasons: 1. The requested rezoning meets the criteria required for review found in the Land Development Regulations; 2. The rezoning is reasonably compatible with adjacent development and will provide additional single family homes to the market; however, 3. Approval should be conditioned on dedication of additional rights-of-way to ensure that abutting streets meet the minimum City standards. PROJECT ANALYSIS The parcel, which is the subject of this rezoning, totals 2.54 acres. Since the property Is designated Low Density Residential, no change to the land use designation is required; therefore, a review by the Florida Department of Community Affairs is not required. The criteria used to review both 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 and are required to be part of a staff analysis. a. Whether the proposed rezoning would be consistent with applicable comprehensive plan poliCies including but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Planning Division and the CitYs risk manager. 771e planning department shall also recommend limitations or requirements, which would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan. The property is not located in the hurricane evacuation zone; therefore the first part of the criterion is not applicable. Poliey 1.17.5 of the Land Use Element reads: "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. . . If .To the northeast and east of the subject property, lot widths In the Laurel Hills ~ addition were originally platted In 1951, with 50-foot widths. Lots In the Glen Arbor subdivision, the abutting property to the south, were platted In 1959, with widths averaging 65 feet. Both of these are Inconsistent with today's regulations for property In the R-1-M zoning district, which require a minimum lot frontage of 75 feet. For other surrounding property, platted more recentiy and Page 3 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning after subdivision regulations required an increase in lot sizes, properties have widths more consistent with the present requirements of the R-1-AA regulations. The proposed development of the subject parcel, with 10 lots each having 64 -foot frontage, will be consistent with surrounding development, and specifically with the abutting residential development to the south, where the property was platted with lot frontages ranging from 62 feet to 65 feet. It should be noted that the Land Development Regulations (Chapter 6-Required Improvements) require a minimum SO-foot right-of-way width for local streets in subdivisions and states, "The new subdivision shall provide for the incorporation and compatible development of present and future streets. . ." The survey for the subject property shows platted rights-of-way of only 30 feet; therefore, staff recommends a dedication of additional rights-of-way for the three street segments abutting the subject property. b. Whether the proposed rezoning would be contrary to the established land use pattem/ 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 apparently create an isolated district, which could be viewed as "spot zoning"; however, the present single family residential zoning district and the requested single family residential zoning district differ in minimum lot size (8,000 square feet as opposed to 7,500 square feet). Front and rear setback requirements are the same for each district, side setback requirement are 2-1/2 feet less, and minimum living area requirements are 250 square feet less for the R-1-A district; however, these should have minimum to no impacts on the neighborhood. As discussed above, the resulting residential lots would relate to the abutting . lands to the south, which have an average lot frontage of 65 feet. Granting this request would not constitute a grant of special privilege to an individual property owner. c. Whether changed or changing conditions make the proposed rezoning desirable. The changes to the land development regulations, requiring greater lot frontage for property developed under the R-l-AA zoning, have made some of the adjacent properties, which were developed prior to adoption of the present code, nonconforming. The applicant is proposing to develop the subject property in a pattern similar to these adjacent properties. d. Whether the proposed use would be compatible with utility systems/ roadways/ and other public facilities. At the current density, the property could be developed for 8 single family homes; the requested density would allow for an additional 2 single family residences for a total of 10. The increase of 2 units will have place minimal demands on the water and sewer systems. The applicant has stated that the traffic impacts from the proposed development will add 1,000 trips per day (based on 10 trips per day for the use) but only 20 more than If developed under the present zoning. 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- Page 4 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning year planning period. The School District of Palm Beach County has reviewed the application and has determined that adequate capacity exists to accommodate the resident population. Lastly, drainage will also be reviewed in detail as part of the review of the conditional use application, and must satisfy all requirements of the city and local drainage permitting authorities. e. Whether the proposed rezoning would be compatible with the current and future use of adjacent and nearby properties, or would affect the property values of adjacent or nearby properties. As discussed earlier under Items "a" and "b", the proposed rezoning would be compatible with adjacent properties. f. Whether the property is physically and economically developable under the existing zoning, Under the present R-l-AA zoning the property could be subdivided into 8 lots; whereas, under the requested R-l-A zoningl it could be subdivided into 10 lots. In either case, there would be sufficient land remaining to increase the right-of-way widths for the abutting substandard streets. 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. Criteria for evaluating the benefits of the proposed development to the needs of the neighborhood and the City include service demands, density, use, value and consistency with Comprehensive Plan policies. As indicated above, ample capacity exists to serve the maximum potential service needs generated by the proposed project. The proposed density is consistent with that allowed by the land use designation, and while it is slightly higher than that of the single-family residential property to the north, it is similar to that of the adjacent developed property to the south. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is alreadya//owed. While over 340 small scattered vacant residential lots exist throughout the city (a total of 72 acres), there are only three properties designated for low density residential development, including the subject site, which are greater than 2 acres in size. 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 condition that additional rights-of-way be provided to widen Page 5 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning adjacent streets to meet minimum City standards. If the Planning and Development Board or the City Commission recommends conditions, they will be included within Exhibit "B". ATTACHMENTS J:\SHRDATA\Plannlng\HUDSON\COMP PLAN PROCESS\STAFF REPORT NEW.doc LOCATION MAP Gerrity Property REZN 05-004 t r; ,.. I t; :I: S ,.. I t; ~ I ~ ~ :I: ~ .-/1 ,~I~ I HW9THWAYI ~ f V' ~ ~z - vr~ ~ s ~ NW 8TH AVE I J~~ NW 10TH AVE 21 ~ :I: ~ J ~ / I t ~t ~i I ~ NW 6TH AVE / z :& 21 :I: ~ - f-- I--- I ~ t ; ( ~./ r / ~;Q V' :~~'W~~ ,~~~ ~ J NW 6TH AVE OLD BOYNTON RD I I I 300 150 o 300 Feet Exhibit A f--- I-- I-- I-- ~ I- L- Z "'\:& /' ~ :I: !:l "\ N A EXHIBIT "B" Conditions of Approval Project name: Gerrity Rezoning File number: REZN 05-004 Reference: Rezoning application prepared by Miller Land Planning Consultants, Inc. I DEPARTMENTS I INCLUDE I REJECT I I PLANNING AND ZONING I I I 1. Provide additional rights-of-way, easements and related X improvements as required by the Engineering Department for NW 10th Street, NW 8th Court, and the unnamed street (NW 9th Avenue) on the north; and provide a utility easement (if required) along the south property line. ADDmONAL PLANNING AND DEVELOPMENT BOARD CONDmONS 1. To be determined. ADDmONAL CITY COMMISSION CONDmONS 1. To be determined. "Friday, July 22,200510:57 AM MLPC 5612721042 p.02 MILLER LAND PLANNING CONSULTANTS, INC. 298 PINEAPPLE GROVE WAY DELRAY BEACH, FLORIDA 33444 PHONE . 561/272-0082 FAX -561/272-1042 July 22. 200S Dick Hudson CITY OF BOYNTON BEACH PLANNING & ZONING DEPARTMENT 100 E. Boynton Beach Boulevard Boynton Beach, FL 33425..0310 RE: Sky Lake Dear Dick: ThiS letter requests a postponement from the August 2nd City Commission meeting for the above referenced project to the August 16ft! City Commission meeting. Please contact our office for any questions or commenb. Sincerely, MILLER LAND PLANNING CONSULTANTS, INC--.. ~p 6, _;iUU-- President cc: Bill Gerrity M:'\M l P C\PROJECTS\SIcy l.c~e\o.loIuckon 072:20S..wpd · Friday, July 22,200510;57 AM Cate: 7/2212005 Time: 10:57:33 AM Recipient: Company: MILLER LAND PLANNING CONSULTANTS, INC. DicK Hudson CITY OF BOYNTON BEACH Sent By: Nicole Simpson Pages: 2 Subject: Sky Lake Message: Please see attached. The original is in the mail. Thank you. MLPC 5612721042 p.01 298 PIneapple Grove Way Delrcy Beoch, FL 33444 Phone 561/272.0082 Fax 561/272.1 042 Ernoil nicc;ll.@mlpc.n.t Fax Number: 742-6259 Voice Number: 561/742-6264 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 Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office ~ August 2, 2005 July 18, 2005 (Noon.) D October 5, 2005 September 19,2005 (Noon) D August 16,2005 August 1,2005 (Noon) D October 18, 2005 October 3, 2005 (Noon) D September 6, 2005 August 15,2005 (Noon) D November 1,2005 October 17, 2005 (Noon) 0 September 20, 2005 September 6, 2005 (Noon) D November 15, 2005 October 31, 2005 (Noon) D Administrative D Development Plans NATURE OF D Consent Agenda D New Business AGENDA ITEM D Public Hearing [gJ Legal D Bids D Unfinished Business D Announcement D Presentation D City Manager's Report RECOMMENDATION: Please place this request on the August 2,2005 City Commission Agenda under Legal, Ordinance- Second Reading. The City Commission approved the subject request on July 19,2005 under Public Hearing and Legal, Ordinance - First Reading. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 05-109. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Gerrity Rezoning (REZN 05-004) Bradley Miller, Miller Land Planning Consultants, Inc. Bill Gerrity, Inc. NE 8th Avenue at NW 10th Street Request to rezone 2.54 acres from R-l-AA Single Family Residential to R-l-A Single Family Residential (Future Land Use classification to remain Low Density Residential (LDR)) for the ultimate development of 10 single family residential lots. PROGRAM IMPACT: FISCAL IMPACT: ALTERNATIVES' City Manager's Signature 1 ~ c-L Pla.nniIig and Z~g Director City Attorney I Finance I Human Resources S:\Planning\SHARED\WP\PROJECTS\Skylake\REZN 05-004\Agenda Item Request Gerrity Rezoning REZN 05004 8-2-05.dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: FROM: THROUGH: DATE: PROJECT NAME/NUMBER: REQUEST: DEVELOPMENT DEPARTMENT PLANNING & ZONING DMSION MEMORANDUM NO. PZ 05-109 Chair and Members Planning and Development Board and Mayor and City Commission Dick Hudson, AICPW-- Senior Planner ~ Michael w. Rum-;<lQ Director of Planning and Zoning June 15, 2005 Gerrity Rezoning (Sky Lake) REZN 05-004 Rezone the property from R-1-AA to R-1-A in order to subdivide the parcel consistent with abutting residential development Property Owner: Applicant{ Agent: Location: Parcel Size: Existing land Use: Existing Zoning: Proposed Land Use: Proposed Zoning: Proposed Use: Adjacent Uses: PROJECT DESCRIPTION Bill Gerrity, Inc. Bill Gerrity, Inc./Miller Land Planning Consultants, Inc. On NW 8th Court north of Old Boynton Road and east of Congress Avenue (Exhibit "A") 2.54 acres Low Density Residential (LDR) R-l-AA Single Family Residential No change R-1-A Single Family Residential 10 single family lots The property Is surrounded by single family residential development designated Low Density ResIdential (LOR) and zoned R -l-AA-Slngle Family Residential. Page 2 Ale Number: REZN 05-004 Gerrity (Sky Lake) Rezoning EXECUnvE SUMMARY Staff recommends approval of .the requested land use amendment and rezoning for the following reasons: 1. The requested rezoning meets the criteria required for review found in the Land Development Regulations; 2. The rezoning Is reasonably compatible with adjacent development and will provide additional single family homes to the market; however, 3. Approval should be conditioned on dedication of additional rights-of-way to ensure that abutting streets meet the minimum City standards. PROJECT ANALYSIS The parcel, which is the subject of this rezoning, totals 2.54 acres. Since the property is designated Low Density Residential, no change to the land use designation is required; therefore, a review by the Florida Department of Community Affairs is not required. The criteria used to review both 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 and are required to be part of a staff analysis. 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. 717e planning department shall also recommend limitations or requirements, which would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan. The property is not located In the hurricane evacuation zone; therefore the first part of the criterion is not applicable. Policy 1.17.5 of the Land Use Element reads: "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. . ." .To the northeast and east of the subject property, lot widths In the Laurel Hills 5th addition were originally platted In 1951, with SO-foot widths. Lots In the Glen Arbor subdivision, the abutting property to the south, were platted In 1959, with widths averaging 65 feet. Both of these are Inconsistent with today's regulations for property In the R-1-AA zoning district, which require a minimum lot frontage of 75 feet. For other surrounding property, platted more recently and Page 3 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning after subdivision regulations required an Increase In lot sizes, properties have widths more consistent with the present requirements of the R-l-AA regulations. The proposed development of the subject parcel, with 10 lots each having 64 -foot frontage, will be consistent with surrounding development, and specifically with the abutting residential development to the south, where the property was platted with lot frontages ranging from 62 feet to 65 feet. It should be noted that the Land Development Regulations (Chapter 6-Required Improvements) require a minimum 50-foot right-of-way width for local streets in subdivisions and states, "The new subdivision shall provide for the incorporation and compatible development of present and future streets. . ." The survey for the subject property shows platted rights-of-way of only 30 feet; therefore, staff recommends a dedication of additional rights-of-way for the three street segments abutting the subject property. 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 apparently create an isolated district, which could be viewed as "spot zoning"; however, the present single family residential zoning district and the requested single family residential zoning district differ in minimum lot size (8,000 square feet as opposed to 7,500 square feet). Front and rear setback requirements are the same for each district, side setback requirement are 2-1/2 feet less, and minimum living area requirements are 250 square feet less for the R-1-A district; however, these should have minimum to no impacts on the neighborhood. As discussed above, the resulting residential lots would relate to the abutting . lands to the south, which have an average lot frontage of 65 feet. Granting this request would not constitute a grant of special privilege to an individual property owner. c. Whether changed or changing conditions make the proposed rezoning desirable. The changes to the land development regulations, requiring greater lot frontage for property developed under the R-l-AA zoning, have made some of the adjacent properties, which were developed prior to adoption of the present code, nonconforming. The applicant is proposing to develop the subject property in a pattern similar to these adjacent properties. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. At the current density, the property could be developed for 8 single family homes; the requested density would allow for an additional 2 single family residences for a total of 10. The increase of 2 units will have place minimal demands on the water and sewer systems. The applicant has stated that the traffic impacts from the proposed development will add 1,000 trips per day (based on 10 trips per day for the use) but only 20 more than if developed under the present zoning. With respect to solid waste, the Palm Beach County Solid Waste Author/ty has stated that adequate capacity exists to accommodate the county's municipalities throughout the 10- Page 4 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning year planning period. The School District of Palm Beach County has reviewed the application and has determined that adequate capacity exists to accommodate the resident population. Lastly, drainage will also be reviewed in detail as part of the review of the conditional use applicationr 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. As discussed earlier under Items "all and "bll, the proposed rezoning would be compatible with adjacent properties. f. Whether the property is physically and economically developable under the existing zoning. Under the present R-1-AA zoning the property could be subdivided into 8 lots; whereasr under the requested R-1-A zoning, it could be subdivided into 10 lots. In either case, there would be sufficient land remaining to increase the right-of-way widths for the abutting substandard streets. 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. Criteria for evaluating the benefits of the proposed development to the needs of the neighborhood and the City include service demandsr density, user value and consistency with Comprehensive Plan policies. As indicated above, ample capacity exists to serve the maximum potential service needs generated by the proposed project. The proposed density is consistent with that allowed by the land use designationr and while it is slightly higher than that of the single-family residential property to the northr it is similar to that of the adjacent developed property to the south. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. While over 340 small scattered vacant residential lots exist throughout the city (a total of 72 acres), there are only three properties designated for low density residential development, including the subject siter which are greater than 2 acres in size. CONCLUSIONSI RECOMMENDATIONS As indicated hereinr 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 condition that additional rights-oF-way be provided to widen Page 5 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning adjacent streets to meet minimum City standards. If the Planning and Development Board or the City Commission recommends conditions, they will be included within Exhibit "B". ATTACHMENTS J:\SHRDATA\Plannlng\HUDSON\COMP PLAN PROCESS\STAFF REPORT NEW,doc LOCATION MAP Gerrity Property REZN 05-004 Exhibit A l; ~ ,. I Iii ~ ,. I t; ~ I I ~ :z: ~ - - - - - - I I I~ - z ~ /' NW 10TH AVE =~ ~~ :z: ~ ~ .-/" ^ NWOTHWAY \ ~ ~~~z - /r~ - s ~ t ~t ~ \ ~i I ~ I == /(' NW6THAVE ~ ~ ~~ ~ \~ ~ #t ~V ~W~V OLD BOYNTON RD ~ Y ~ I I I I I r--.... ~:::::: - t ~'I"~~'; -'" ; '" ;!:~i~,~i!i II NW 8TH AVE / I - I ~ :z: ~ "\ NW 6TH AVE 'I,' '", t' '''~,r \(r/ _ ',. \,.. ,. . (:,~" . 300 150 o 300 Feet N A EXHIBIT "B" Conditions of Approval Project name: Gerrity Rezoning File number: REZN 05-004 Reference: Rezoning application prepared by Miller Land Planning Consultants. Inc. I DEPARTMENTS I INCLUDE I REJECT I PLANNING AND ZONING 1. Provide additional rights-of-way, easements and related X improvements as required by the Engineering Department for NW 10th Street, NW 8th Court, and the unnamed street (NW 9th Avenue) on the north; and provide a utility easement (if required) along the south property line. ADDmONAL PLANNING AND DEVELOPMENT BOARD CONDmONS 1. To be determined. ADDmONAL cm COMMISSION CONDmONS 1. To be determined. 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 Meeting Dates in to City Clerk's Office Meeting Dates in to City Clerk's Office 0 Apri15,2005 March 14,2005 (Noon.) 0 June 7, 2005 May 16, 2005 (Noon) 0 April 19, 2005 Apri14,2005 (Noon) 0 June 21, 2005 June 6, 2005 (Noon) 0 May 3, 2005 April 18,2005 (Noon) 0 July 5, 2005 June 20, 2005 (Noon) 0 May 17,2005 May 2, 2005 (Noon) [gJ July 19, 2005 July 5,2005 (Noon) 0 Administrative 0 Development Plans NATURE OF 0 Consent Agenda 0 New Business AGENDA ITEM [gJ Public Hearing [gJ Legal 0 Bids 0 UnfInished Business 0 Announcement 0 Presentation 0 City Manager's Report RECOMMENDATION: Please place this request on the July 19, 2005 City Commission Agenda under Public Hearing and Legal, Ordinance - First Reading. The Planning and Development Board recommended that the subject request be approved on June 28, 2005, subject to all staff comments. For further details pertaining to the request, see attached Department of Development Memorandum No. PZ 05-109. EXPLANATION: PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Gerrity Rezoning (REZN 05-004) Bradley Miller, Miller Land Planning Consultants, Inc. Bill Gerrity, Inc. NE 8th A venue at NW 10th Street Request to rezone 2.54 acres from R-l-AA Single Family Residential to R-I-A Single Family Residential (Future Land Use classification to remain Low Density Residential (LOR)) for the ultimate development of 10 single family residential lots. PROGRAM IMPACT: N/A FISCAL IMPACT: N/A ALTERNA~~ if Develo~nt Director City Manager's Signature /LrJc /1/ Planning and Zo~tlliector City Attorney / Finance / Human Resources J:\SHRDA T A \Planning\SHARED\ WP\PROJECTS\Skylake\REZN 05-004\Agenda Item Request gERRITY rezn 05-004 7-19-05 .dot S:\BULLETIN\FORMS\AGENDA ITEM REQUEST FORM.DOC TO: FROM: THROUGH: DATE: PROJECT NAME/NUMBER: REQUEST: DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 05-109 Chair and Members Planning and Development Board and Mayor and City Commission Dick Hudson, AICP~ Senior Planner ~ Michael W. Rum;<lQ Director of Planning and Zoning June 15, 2005 Gerrity Rezoning (Sky Lake) REZN 05-004 Rezone the property from R-1-AA to R-1-A in order to subdivide the parcel consistent with abutting residential development Property Owner: Applicant! Agent: Location: Parcel Size: Existing Land Use: Existing Zoning: Proposed Land Use: Proposed Zoning: Proposed Use: Adjacent Uses: PROJECT DESCRIPTION Bill Gerrity, Inc. Bill Gerrity, Inc./Miller Land Planning Consultants, Inc. On NW 8th Court north of Old Boynton Road and east of Congress Avenue (Exhibit "A") 2.54 acres Low Density Residential (LDR) R-1-AA Single Family Residential No change R-1-A Single Family Residential 10 single family lots The property is surrounded by single family residential development designated Low Density Residential (LDR) and zoned R-1-AA-Single Family Residential. Page 2 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning EXECUnvE SUMMARY Staff recommends approval of ,the requested land use amendment and rezoning for the following reasons: 1. The requested rezoning meets the criteria required for review found in the Land Development Regulations; 2. The rezoning is reasonably compatible with adjacent development and will provide additional single family homes to the market; however, 3. Approval should be conditioned on dedication of additional rights-of-way to ensure that abutting streets meet the minimum City standards. PROJECT ANALYSIS The parcel, which is the subject of this rezoning, totals 2.54 acres. Since the property is designated Low Density Residential, no change to the land use designation is required; therefore, a review by the Florida Department of Community Affairs is not required. The criteria used to review both 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 and are required to be part of a staff analysis. 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. 177e planning department shall also recommend limitations or requirements, which would have to be imposed on subsequent development of the property, in order to comply with policies contained in the comprehensive plan. The property is not located in the hurricane evacuation zone; therefore the first part of the criterion is not applicable. Policy 1.17.5 of the Land Use Element reads: "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. . . fI To the northeast and east of the subject property, lot widths in the Laurel Hills 5th addition were originally platted in 1951, with 50-foot widths. Lots in the Glen Arbor subdivision, the abutting property to the south, were platted In 1959, with widths averaging 65 feet. Both of these are Inconsistent with today's regulations for property In the R-1-AA zoning district, which require a minimum lot frontage of 75 feet. For other surrounding property, platted more recently and Page 3 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning after subdivision regulations required an increase in lot sizes, properties have widths more consistent with the present requirements of the R-1-AA regulations. The proposed development of the subject parcel, with 10 lots each having 64 -foot frontage, will be consistent with surrounding development, and specifically with the abutting residential development to the south, where the property was platted with lot frontages ranging from 62 feet to 65 feet. It should be noted that the Land Development Regulations (Chapter 6-Required Improvements) require a minimum 50-foot right-of-way width for local streets in subdivisions and states, "The new subdivision shall proVide for the incorporation and compatible development of present and future streets. . ." The survey for the subject property shows platted rights-of-way of only 30 feet; therefore, staff recommends a dedication of additional rights-of-way for the three street segments abutting the subject property. 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 distri~ 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 apparently create an isolated district, which could be viewed as "spot zoning"; however, the present single family residential zoning district and the requested single family residential zoning district differ in minimum lot size (8,000 square feet as opposed to 7,500 square feet). Front and rear setback requirements are the same for each district, side setback requirement are 2-1/2 feet less, and minimum living area requirements are 250 square feet less for the R-1-A district; however, these should have minimum to no impacts on the neighborhood. As discussed above, the resulting residential lots would relate to the abutting . lands to the south, which have an average lot frontage of 65 feet. Granting this request would not constitute a grant of special privilege to an individual property owner. c. Whether changed or changing conditions make the proposed rezoning desirable. The changes to the land development regulations, requiring greater lot frontage for property developed under the R-1-AA zoning, have made some of the adjacent properties, which were developed prior to adoption of the present code, nonconforming. The applicant is proposing to develop the subject property in a pattern similar to these adjacent properties. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. At the current density, the property could be developed for 8 single family homes; the requested density would allow for an additional 2 single family residences for a total of 10. The increase of 2 units will have place minimal demands on the water and sewer systems. The applicant has stated that the traffic impacts from the proposed development will add 1,000 trips per day (based on 10 trips per day for the use) but only 20 more than if developed under the present zoning. 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- Page 4 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning year planning period. The School District of Palm Beach County has reviewed the application and has determined that adequate capacity exists to accommodate the resident population. Lastly, drainage will also be reviewed in detail as part of the review of the conditional use application, and must satisfy all requirements of the city and local drainage permitting authorities. e. Whether the proposed rezoning would be compatible wIth the current and future use of adjacent and nearby propertiesl or would affect the property values of adjacent or nearby properties. As discussed earlier under Items "alf and "blf, the proposed rezoning would be compatible with adjacent properties. f. Whether the property is physically and economically developable under the existing zoning. Under the present R-l-AA zoning the property could be subdivided into 8 lots; whereas, under the requested R-1-A zoning, it could be subdivided into 10 lots. In either case, there would be sufficient land remaining to increase the right-of-way widths for the abutting substandard streets. 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. Criteria for evaluating the benefits of the proposed development to the needs of the neighborhood and the City include service demands, density, use, value and consistency with Comprehensive Plan policies. As indicated above, ample capacity exists to serve the maximum potential service needs generated by the proposed project. The proposed density is consistent with that allowed by the land use designation, and while it is slightly higher than that of the single-family residential property to the north, it is similar to that of the adjacent developed property to the south. h. Whether there are adequate sites elsewhere in the city for the proposed usel in districts where such use is already allowed. While over 340 small scattered vacant residential lots exist throughout the city (a total of 72 acres), there are only three properties designated for low density residential development, including the subject site, which are greater than 2 acres in size. CONCLUSIONSI 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 condition that additional rights-of-way be provided to widen Page 5 File Number: REZN 05-004 Gerrity (Sky Lake) Rezoning adjacent streets to meet minimum City standards. If the Planning and Development Board or the City Commission recommends conditions, they will be included within Exhibit "B". ATTACHMENTS J:\SHRDATA\Plannlng\HUDSON\COMP PLAN PROCESS\STAFF REPORT NEW.doc LOCATION MAP Gerrity Property REZN 05-004 Exhibit A - - Iii - i-- In t 1 l; I-- :z: ~ :c l- I E 0 :z: .... .... I ~ - I I I - -"I z 'll~I'~ J '\ ~ /' .. ' ;- ~.; "'''\i NW 10TH AVE = :I , ' .,... L' .. :z: :Z:f- " NW 9TH WAY ~-j ~ ~ \ ~ - i olO ~ -'" - ~ ~ NW 8TH AVE / 1 I--- I- U I---- :c t I 1 .... I---- I V ~ I--- :z: ~ ~ I---- - ~ 1 I--- l; :c NW 6TH AVE ~ t; r ~'W5THV ---{~<t\ ~ -~~ ~ OLD BOYNTON RD ~1-- t I -/ I ~ /\ \-- I r '/ ',I ". '(('7, \(~ ,~" :' 1\. (\' ",1/ 300 150 o 300 Feet N A EXHIBIT "B" Conditions of Approval Project name: Gerrity Rezoning File number: REZN 05-004 Reference: Rezoning application prepared by Miller Land Planning Consultants. Inc. DEPARTMENTS INCLUDE REJECT PLANNING AND ZONING 1. Provide additional ri g hts-of -way, easements and related X improvements as required by the Engineering Department for NW 10th Street, NW 8th Court, and the unnamed street (NW 9th Avenue) on the north; and provide a utility easement (if required) along the south property line. ADDmONAL PLANNING AND DEVELOPMENT BOARD CONDmONS 1. To be determined. ADDmONAL CITY COMMISSION CONDmONS 1. To be determined. Meeting Minutes Planning and Development Board Boynton Beach, Florida June 28, 2005 ago and stated Knollwood Groves was a canker infested orange grove. Mr. Maxwell took exception to this remark. Mr. Johnson explained that the City's Forester was not the person referred to by Mr. Maxwell. Mr. Maxwell was recommended to voice his concerns at the City Commission meeting. Since no one else wished to speak, the public hearing was clos,ed. Mr. Baldwin stated he lives across the street from the project and commended D.R. Horton for all the landscaping they have been installing. He felt they were doing an excellent job in screening the properties from each other. With regard to the arborist referred to by Mr. Maxwell, Mr. Bryan noted he was one of three firms that was recommended by Mr. Hallahan, since D.R. Horton was uncertain whom to hire and wanted to hire a quality person. The firm they selected was Tree Movers and they have evaluated the condition of the trees. The gentleman that spoke at the Commission Meeting was Jim Goldesitch who is an environmental consultant and is not an expert on trees. Motion Vice Chair Hay moved to approve the request for Site Plan approval to construct 148 zero lot-line single-family homes on a 36.17-acre parcel in the Planned Unit Development (PUD) zoning district, subject to the 44 staff Conditions with modifications to Condition #1, as read by Eric Johnson; the deletion of Condition #26; and comments regarding Conditions #29, #38 and #40. Motion seconded by Mr. Casaine and unanimously carried. C. RezoninQ 1. Project: Agent: Owner: Location: Gerrity Rezoning (REZN 05-004) Bradley Miffer, Miffer Land Planning Consultants, Inc. Biff Gerrity, Inc. NE 8th Avenue at NW 10th Street Description: Request to rezone 2.54 acres from R-1-AA Single family Residential to R-1-A Single Family Residential Future Land Use classification to remain Low Density Residential (LDR) for the development of 10 single- family residential lots. Bradley Miller, Miller Land Planning Consultants, Inc., 298 Pineapple Grove Way, Delray Beach, Florida, was present on behalf of the property owner, Biff Gerrity, Inc. Chairman Wische noted there was one staff comment and Mr. Miller agreed to the staff comment. 10 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 28, 2005 Dick Hudson, Senior Planner, presented slides of the area to be developed. The street on the north side of the property is not named and probably would be NW 9th Avenue when it is named. Mr. Miller noted many of the lots were platted in the 1950's and zoning standards since then have changed. They are requesting to be allowed the same lot sizes as the adjoining properties. They intend to extend the lot lines right on through to an average of 64' in width. Chairman Wische opened the public hearing. Kim McGow, 945 Legrace Circle, Boynton Beach, lives west of the property to be developed and had concerns about flooding in the area. She noted the City has performed significant drainage work and inquired if there would be a retention area included. Mr. Miller responded there would not be a specific retention area, but they will be including a drainage swale along the back of the lots to collect the drainage that would outfall into the street system. He noted they would have to go through the City's permitting process, the Lake Worth Drainage District and the South Florida Water Management District, which means three different agencies would be looking at the project from a drainage standpoint. Ed Tedtmann, 869 NW 8th Avenue, Boynton Beach, stated the project would abut his property to the north. He pointed out 25% of the parcel is low ground and questioned whether the entire parcel would be utilized because no site plan has been presented. He would like to know how the lots would be situated on the parcels. Mr. Tedtmann did not think the 25 abutting residents were properly noticed or provided with sufficient information about the project. He felt the notice should have included a summary of the City's zoning regulations so people who received the notice would be able to understand the rezoning of the property. He requested the Code be changed so that people would be sufficiently notified. He also mentioned there was a term called "minimum living area" that states 50% of the attached garages, roofed screen porches and 50% of utility rooms count towards the minimum living area. Also patios, decks and terraces were included and those are outside the structure. Mr. Tedtmann felt there was a problem with the definition of "living area." Architectural standards are used to design houses, not site plans or zoning. The language being used did not conform to architectural standards. He pointed out the applicant could build 1,250 square feet homes that would be comprised of half of the garage and laundry room, etc. Ms. Jaskiewicz pointed out that Mr. Tedtmann's concerns would be addressed at the site plan approval hearing. 11 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 28, 2005 Motion Mr. Cwynar moved to approve the request to rezone 2.54 acres from R-1-AA Single Family Residential to R-1-A Single Family Residential Future Land Use classification to remain Low Density Residential (LOR) for the ultimate development of 10 single-family residential lots, subject to staff comments. Motion seconded by Mr. Baldwin and unanimously carried. D. Maior Site Plan Modification 1. Project: Agent: Owner: Location: Bethesda Hospital (MSPM 05-005) Shayne Conover, Kilday & Associates Bethesda Memorial Hospital, Inc. 2815 S. Seacrest Boulevard Description: Request for Major Site Plan Modification to construct a four-story, 86,167 square foot addition to the Hospital, to accommodate a Comprehensive Heart Center Kieran Kilday, Planner, 1551 Forum Place, West Palm Beach, Florida, is the agent for the project and pointed out agenda items F.1 and G.1 are related to this item. The Board agreed to move up the other two items after this item is heard. Chairman Wische pointed out there were 20 staff comments and asked the agent if there were any comments he did not agree with or needed clarification on. Mr. Kilday responded they agree with all staff comments. Ed Breese, Principal Planner, pointed out the three items are inter-related. There is a code review to amend the height within the PUD District, in which the Hospital is located, to increase the height from 45' to 60' feet. Also staff is recommending that the setback be increased for hospital structures within the PUD District to be three-times the additional height above 45'. Therefore, if the building were to go 60', an additional 15' setback would be required, in addition to the 30' existing setback, for a total setback of 45'. Mr. Breese requested that even though the items would be addressed together, he would like separate motions for each. Chairman Wische opened the public hearing. Since no one wished to speak, the public hearing was closed. Mr. Cwynar inquired if the Hospital still had power lines above ground. Mr. Kilday stated there were power lines on the west property line that were still above ground. Also, there are transformers at the ground level. Mr. Cwynar asked if the lines could be buried and Mr. Kilday stated it is something they could look into. Mr. Cwynar would like to see as many power lines underground since the events of the last hurricane season. 12 NOTICE OF PUBLIC HEARINC:. 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, June 28, 2005 at 6:30 p.m. in the CITY HALL COMMISSION CHAMBERS, 100 East Boynton Beach Boulevard, to consider this request submitted by Miller Land Planning Consultants, Inc. on behalf of Bill Gerrity, Inc. The City Commission of THE CITY OF BOYNTON BEACH, FLORIDA, will also hold public hearings to consider this request on Tuesday July 19, 2005 and Tuesday August 2,2005. Each hearing will take place 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: NW 8th Avenue at NW 10th Street REQUEST: Rezone: From - To- R-1-AA R-1-A PROPOSED USE: 10 single family residential lots LEGAL DESCRIPTION: TRACT 19 OF SUBDIVISION OF SECTION 29 AND 20, TOWNSHIP 45 SOUTH OF RANGE 43 EAST, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE(S) 20, OF THE PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA. 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. PUBLISH: The Post June 18, 2005 and June 28, 2005 CITY OF BOYNTON BEACH PLANNING AND ZONING DIVISION (561) 742-6260 MILLER LAND PLANNING CONSULTANTS, INC. 298 PINEAPPLE GROVE WAY DELRA Y BEACH, FLORIDA 33444 PHONE . 561/272~2 FAX. 561/272-1042 LETTER OF TRANSMITTAL Date: June 24, 2005 To: Sheri Coale CITY OF BOYNTON BEACH PLANNING & ZONING DEPARTMENT 100 E. Boynton Beach Boulevard Boynton Beach, FL 33425-0310 Subject Sky Lake We are providing: [!] Attached o Under Separate Cover Via: o US Mail [!] Courier/Hand Delivery o Overnight Delivery o Pick Up The follow!n Co les Date 6-24-05 Descri tion Affadavit for sent out notices w/ owners list These are being transmitted as check below: [!] For your use 0 As requested o For your reference & file 0 [!] For your review & comment Other as indicated below Remarks: cc: From: Bradlev D. Miller, AICP . AFFIDA VIT RE: Sky Lake 08-43-45-20-01-000-0190 I/We, the undersigned do certify that to the best of my knowledge the attached ownership list, 400' radius map and mailing labels are a complete and accurate representation of the real estate property and property owners within at least 400 feet of the above-referenced subject property. This reflects the most cu"ent records on file in the Palm Beach County Property Appraiser's Office. The notification was postmarked 6/17/05, 10 days in advance of the public hearing. Site signs were posted on the premises 10 days in advance of the public hearing in accordance with City Ordinance 04-007. as evidenced by photographs of the signs showing their placement on the property. Sincerely, BJ<ftOlDj 6. Jf{~1G .~ Jf;&fl~FIOrMa ~m:~VI"'~",,, c 1~ ~\ Notary PublIc . Slate of F~ . .. IWI"-KI i' · .iMt'Qmlilllbl~IUD>> ~~~f!1l Commtlllon " 00224289 ""III"~'" IIondedBv NalIonal NoIarv Assn. 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