REVIEW COMMENTS
7.A.l
HIGH RIDGE/NEW URBAN
COMMUNITIES (ANEX 05-001)
ANNEXATION
TO:
FROM:
THROUGH:
DATE:
PROJECT NAMEjNUMBER:
REQUEST:
DEVELOPMENT DEPARTMENT
PLANNING & ZONING DIVISION
MEMORANDUM NO. PZ 05-024
Chair and Members
Community Redevelopment Agency Board
Hanna Matras ,)), t\
Planner
Michael W. Rumpf
Director of Planning and Zoning
January 20, 2005
High Ridgej ANEX 05-00l-LUAR 05-002
To annex the property; to amend the Future Land Use
Designation from Palm Beach County's MR-5 (Medium Density
Residential, maximum 5 dwelling units per acre (dujacre) and
LR-2 (Low Density Residential, 2 dujacre) to HDR (High Density
Residential, 10.8 dujacre) and rezone from Palm Beach County's
Single Family Residential (RS) to Planned Unit Development
(PUD).
Property Owner:
Applicantj Agent:
Location:
Parcel Size:
Existing Land Use:
Existing Zoning:
Proposed Land Use:
Proposed Zoning:
Proposed Use:
PROJECT DESCRIPTION
Paramount Investment Group and George Kechriotis
New Urban CommunitiesfTimothy L. Hernandez and Roger
Decapito
Northwest corner of High Ridge Road and Miner Road (Exhibit
"AfT)
:t18.44 acres
Palm Beach County's land use designations of MR-5 Medium
Density Residential with an underlying maximum residential
density of 5 dwelling units per acre (dujacre) and LR-2 Low
Density Residential with an underlying residential density of 2
dwelling units per acre (dujacre)
RS Single Family Residential (Palm Beach County)
High Density Residential (10.8 dujacre)
Planned Unit Development
48 single family homes and 126 town homes
File Number: LUAR 05-002-ANEX 05-001
High Ridge
Adjacent Uses:
North:
Single family homes in unincorporated Palm Beach county,
designated LR-2 Low Density Residential (2 dujacre) and
zoned RS Single Family Residential.
South:
The right-of-way of Miner Road, then developed property
(flex space warehouse) designated Industrial (I) and zoned
Ml Light Industrial; further south a townhome development
(Canterbury, currently under construction), with a density of
approximately 9.9 dujacre, designated Industrial (1) and
zoned Planned Industrial Development (PID); to the
southwest, undeveloped property within unincorporated Palm
Beach County designated Industrial (IND) and zoned Single
Family Residential (RS).
East:
The right-of-way of High Ridge Road, then, to the northeast,
Cedar Ridge Estates, with single family homes and
townhomes (townhomes built at 8.04 dujacre), designated
Low Density Residential (LDR) and zoned Planned Unit
Development (PUD). To the northwest, High Ridge
Commerce Park, developed properties designated Industrial
(I) and zoned Planned Industrial Development (PID).
West:
To the west, undeveloped property (High Ridge Country
Club) designated Low Density Residential (LDR) and zoned
R1AA Single Family Residential.
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 and
relevant policies in the Comprehensive Plan.
2. Annexation of the said property will reduce a pocket of an unincorporated county area
surrounded on three sides by the City boundary.
3. Even though the requested land use amendment and rezoning is inconsistent with the
recommendation of the Land Use Problems and Opportunities section of the
Comprehensive Plan's Future Land Use Support Document, which advises Low Density
Residential land use designation for the subject parcel, it would not create significant
land conflicts. The review of the uses in the surrounding area shows reasonably
comparable densities. Moreover, the project design establishes an appropriate transition
from non-residential to residential uses and from the higher to the lower residential
densities.
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File Number: LUAR 05-00i-ANEX 05-001
High Ridge
4. 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.
5. The proposed development meets the standards for development within the PUD zoning
district.
PROJECT ANALYSIS
The parcels which are the subject of this land use amendment total 18.44 acres; therefore, the
proposed land use change qualifies as a large-scale amendment pursuant to Chapter 163 F.5.
Following local board review and City Commission public hearing, a "large-scale" amendment is
transmitted to the Florida Department of Community Affairs for review for compliance with the
state, regional and local comprehensive plans prior to adoption. Following the review period of
approximately 60 days, DCA provides the City with a report of their findings in an "Objections,
Recommendations and Comments (ORC) Report". The City then has 60 days to either (1)
adopt the amendment as transmitted, (2) adopt the amendment with changes in response to
the ORC report, or (3) determine not to adopt the amendment and inform DCA of that decision.
According to Florida Statutes Chapter 163, large-scale amendments may only be adopted during
two amendment cycles each calendar year. This amendment request is a part of the 1st round
of amendments for the 2005 calendar year.
This proposed amendment is being reviewed for transmittal to the Florida Department of
Community Affairs (DCA). After transmittal and DCA review, the proposed amendment will be
scheduled for adoption in June 2005.
The proposed land use amendment is inconsistent with one of the recommendations included in
the Comprehensive Plan. The recommendation is advisory and not a part of a plan policy.
Nevertheless, staff is required to review the petition against the following eight (8) criteria by
which land use amendments and rezonings are to be reviewed as indicated in Section 9.C.7.:
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.
The aforementioned recommendation is contained in Section VIII, Land Use Problems and
Opportunities, of the Future Land Use Support Document. Initially adopted into the
Comprehensive Plan with the intent of directing development and redevelopment activities in
nine (9) planning areas within the city, recommendations of Section VIII have at present
advisory character only.
The subject property is located in planning area 58. The recommendation reads:
"The unplatted parcels on the west side of High Ridge Road, immediately north of the Miner
Road right-of-way should be annexed, however, prior to development (...) should be placed in
the Low Density Residential Land use category'~
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File Number: LUAR 05-002-ANEX 05-001
High Ridge
This recommendation is also referenced in the High Ridge Road Corridor Study, published by
the Palm Beach County in 1997. The study has not been adopted and it is supposed to be
conveyed to the local governments as an informational item to be considered at the time of
annexation and jor development approval for any of the reviewed sites. The objectives of the
study include maintaining the predominantly residential character of the area, keeping densities
and housing types in new residential projects consistent with those in existing developments
and limiting access and traffic on High Ridge Road.
The subject property is located in the southernmost vicinity of the study, Area 3, and is referred
to as Tract B. The proposed use is residential as recommended, but the applicant is requesting
High Density Residential land use. However, the proposed use should not create significant land
use conflicts given that (1) to the south and southeast, the adjoining properties have an
industrial land use designation; (2) there are town homes to the east of the project, developed
at a density of 8.09 dujacre (townhome density only); (3) the R1AA, single family zoning of the
property to the west of the project, carries a maximum density of 5.4 dujacre, which
corresponds to Moderate Density Residential land use designation, rather than the Low Density
Residential actually on the ground and; (4) the applicant proposes single family homes along
the west and north perimeter of the project, minimizing the land use conflict with either existing
(to the north) or future (to the west) single family homes. Such master plan layout establishes
the project as a transition from non-residential to residential uses and from the higher to the
lower residential densities west, north and northeast of the property. Finally, the density
proposed for the project is 9.44 dujacre, below the maximum of 10.8 dujacre allowed in the
High Density Residential land use.
A number of comprehensive plan policies of the Future Land Use Element and Housing Element
support the amendment. These include:
. Urban sprawl-discouraging policies under Objective 1.13 of the Land Use Element, such as
Policy 1.13.4:
1.13.4: "The City shall further discourage urban sprawl; (A) Prevent the presence or frequency
of the primary indicators of urban sprawl through continuous promotion of compact
developments within the City's urban service areas, while requiring the maximization of all
public services for each development in the most cost effective manner possible (..);
. Policies concerned with housing choices for the community, under Objective 1.19 of the
Land Use Element and Objective 6.1 of the Housing Element, such as policy 1.19.1 and
policy 6.1.1:
1.19.1: "The City shall continue efforts to encourage a full range of housing choices (..)"
6.1.1: The City shall provide information, technical assistance, and explore possible incentives
with the private sector to maintain a housing production capacity sufficient to meet the
community needs. Possible incentive could include (...) density increases";
. Policies promoting the principles of using the New Urbanism in development and
redevelopment, under Objective 1.22.
The proposed project is a compact, high density, new urban development as promoted by
policy 1.13.4. and by policies under Objective 1.22. It would provide 48 single family homes to
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File Number: LUAR 05-00:i:"ANEX 05-001
High Ridge
meet a significant demand for single family product in the environment where the new home
market is dominated by townhomes (relatively few single family homes were build in the City in
recent years). It will also provide 126 town homes, a product for which a strong demand
continues as demonstrated by sales in recently completed similar projects.
The subject property is not located in the hurricane evacuation zone, so the Future Land Use
Element Policy 1.12.1 pertaining to residential developments in hurricane evacuation zone does
not apply.
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 will not be contrary to the established land use pattern, will not create
an isolated district, nor will it constitute a grant of special privilege to the owner. As argued in
item (a) above, the applicant proposes single family homes along the north and the west
perimeters of the property, where either developed single family homes or vacant single family
lots abut the property. Similarly, Cedar Ridge Estates, east of the property, is developed with
both townhomes and single family homes, the latter being specifically placed to transition unit
type and density to the single family homes north of the project in the unincorporated county.
Cedar Ridge townhomes are developed at the density of 8.09 du/acre (as compared with the
9.44 du/acre for the proposed project). Another townhome development, Canterbury, a recently
approved project with a density of 9.9 du/acre, is located about 1,350 feet (1/4 of a mile) south
from the subject property.
c. Whether changed or changing conditions make the proposed rezoning desirable.
There have been changes that make the proposed land use amendment and zoning desirable.
The population growth rates within the county and the city have been significantly higher than
expected over the past decade, fuelling a very strong demand for housing. Increasing the
density when it is feasible is one way to accommodate this demand. Land is becoming
increasingly scarce; few larger parcels of 2 or more acres for residential development exist in
the city. Consequently, land prices escalated; the need to assemble parcels has further
increased the development costs. As a result, a town home has become a preferred residential
product, and it has been readily embraced by the market as part of an urban lifestyle. The
product is desirable in view of the scarcity of land and anti-sprawl and transit-oriented
development increasingly promoted in South Florida and reflected in the city's Comprehensive
plan. The Tri-Rail station is located approximately 112 mile from the proposed development; a
bus stop is located nearby on High Ridge Road.
These changes have taken hold since the Comprehensive Plan was amended through 1998
EAR. The transformation of Quantum from an Industrial Park into a mixed use area with 1000
residential units illustrates the trend. Some 426 of these units are town homes; as indicated in
(b), Canterbury, a recently approved Quantum townhome project with a density of 9.9 du/acre,
is located about 1,350 feet south from the subject property.
The proposed use of the property will represent a transition from the multifamily, commercial
and industrial uses south and southeast of the property to low density residential to the west
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File Number: LUAR 05-002-ANEX 05-001
High Ridge
and north. Moreover, the industrial and commercial development (either existing or recently
approved) in close proximity of the project will provide employment opportunities.
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
with single family homes under the current county land use designation, it would generate 750
average daily trips as compared to 1,362 average daily trips generated by the proposed project
(a mix of single family detached-attached dwellings), or 612 more trips per day. If the maximum
density at the proposed land use designation were utilized, 1,393 average daily trips would be
generated, an increase of 643 trips over the existing land use potential. The review of the
existing traffic conditions on the directly impacted link, High Ridge Road, indicates that the
number of average daily trips in 2003 (with the peak season factored in) was 5,312, while the
capacity at the level of service "D" on the said link was 15,400. Therefore, a significant unused
capacity exists; in fact, the road is effectively operating at a level of service "B". The analysis
shows volume-to capacity ratios for High Ridge Road (at the level of service "D") in 2008 and
2025 at 0.47 and 0.54, respectively. The ratios indicate that, on the long run, the road would still
be operating at the better level of service "B". At present, the Palm Beach 2030 Transportation
Proposed Cost Feasible Plan shows High Ridge Road at two lanes; the previous county
recommendation to widen the right-of-way to four lanes has been revised.
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 78,648
gallons for water and 35,392 GPCD for sewer service. The City's utility plants currently have
unreserved capacity to serve the projected demands of the proposed project. Required
infrastructure improvements will include a pump station for sewer; water access is adjacent to
the property.
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 concurrency determination is valid for one year from January 7, 2005, 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. The projected unit pricing ranges from $300- to
$400 thousand for the townhomes and from $400- to $600 thousand for the single family
homes.
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File Number: LUAR 05-002-ANEX 05-001
High Ridge
f. Whether the property is physically and economically developable under the existing
zoning.
With annexation into the City, the Palm Beach County land use designation and zoning must be
changed to the city land use designation and zoning district. Physically, the property could be
developed with single family homes under the city's Low- or Moderate Density Residential land
use designations and corresponding single family zoning districts. However, the current
economics of the market (chiefly very high land prices) could make it unfeasible for the
property to be developed at a significantly lower density.
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 is reasonably related to both (see above
section "c".
h. Whether there are adequate sites elsewhere in the city for the proposed use/ in
districts where such use is already allowed.
There are currently no vacant residential lots within the city to accommodate a project of the
proposed scale and density.
MASTER PLAN ANALYSIS
It is a basic expectation that anyone requesting the use of the PUD 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 a PUD Planned Unit Development must be accompanied by a
detailed master plan.
The maximum density allowed by the High Density Residential land use classification is 10.8
dujacre; the applicant proposes a density of 9.44 dujacre. The master plan (Exhibit "B") shows
forty-eight (48) single family lots and 126 townhomes in 19 structures. The average unit size
would be 1,900 square feet for the town homes and 2,600 square feet for the single family
homes. The townhome buildings extend along the south and east perimeters of the property.
A drainage lake at the property's center incorporates a recreation area; the pool and cabana are
located on a small peninsula. The lake tract occupies approximately 2.45 acres.
The master plan shows three access points, all from High Ridge Road. This is contrary to the
recommendation of the High Ridge Corridor 5tudyfor primary access for the subject property to
be on Miner Road. However, given the property configuration (the lot frontage at Miner Road is
only 458 feet) and the proximity of the Miner RoadjHigh Ridge Road intersection, the feasibility
of this recommendation is questionable. The study also recommends that any secondary access
on High Ridge Road be aligned with the entrance to the Cedar Ridge PUD. The master plan
shows the suggested alignment for the primary access point.
The proposed master plan reflects the basic tenets of the New Urbanism; in fact, the
development would be the first new urban community in Boynton Beach containing detached
single family homes.
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File Number: LUAR 05-002-ANEX 05-001
High Ridge
The new urban design features include:
1. Smaller building setbacks
The proposed building setbacks are generally smaller that those in existing or approved PUDs
(see below). Such setbacks foster proximity between the public and private realms, thus
facilitating closer interactions among inhabitants and creation of a real community in a social
sense of this term.
Building setbacks are as follows:
For the single family homes:
Front:
Side
Rear
For townhome structures:
Front:
Side
Rear
15 feet (as opposed to 20-25 feet in other PUDs)
5 feet (as opposed to 6-15 feet in other PUDs)
10 feet (as opposed to 15-25 feet in other PUDs)
10 feet (up to 20 in other PUDs)
5 feet (up to 10 in other PUDs)
5 feet (up to 10 in other PUDs)
2. Rear garages accessed from alleys
This feature contributes to a pedestrian-friendly environment which down plays the role of an
automobile.
3. Front porches and balconies
These features also facilitate creation of a more friendly community, offering opportunities for
people to get to know others in the neighborhood.
4. Spatially defined open spaces
Likewise, these facilitate community interactions. For example, the lake resides completely in
the public realm, with no private access for any of the residences.
5. A non-gated community
CONCLUSIONS/RECOMMENDATIONS
The request is consistent with the objectives of the City's annexation program and relevant
policies in the Comprehensive Plan. Even though it is inconsistent with the recommendation of
the Land Use Problems and Opportunities of the Comprehensive Plan's Future Land Use
Support Document, which advises Low Density Residential land use designation for the subject
parcel, it would not create significant land conflicts and is justified in part by current land
development trends and characteristics within the area and in Quantum Park. 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 and a development that meets the standards expected
in the PUD zoning district. Therefore, staff recommends that the subject request be approved.
8
File Number: LUAR 05-002-ANEX 05-001
High Ridge
If the Community Redevelopment Agency Board or the City Commission recommends
conditions, they will be included within Exhibit "CIf,
ATTACHMENTS
S:\Planning\SHARED\WP\PROJECTS\High Ridge' New Urban Communities\LUAR OS,002\STAFF REPORT High Ridge.doc
9
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