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REVIEW COMMENTS Hudson, Dick (Orran) From: Sent: To: Cc: Subject: Kemmer, Rodger Wednesday, January 26,20059:43 AM Hudson, Dick (Orran) Bingham, William; Carter, Ray LUAR 05-001 (Knollwood Groves) LUAR 05-002 (High Ridge) Dick, As these projects involve residential occupancies, no adverse impacts to the Fire Rescue Department are anticipated, It will of course generate additional calls for service and traffic, but plans for adding additional fire stations should accommodate these projects, We anticipate a new Station #5 at Gateway and 1-95 will be completed prior to the completion of these projects, It is assumed that neither project will have structures over three stories, and will comply with all codes and ordinances, Ro~e,1" M4KIffe,I", CFPS Deputy Chief/Fire Marshal 1 KNOLLWOOD GROVES PUD EXECUTIVE SUMMARY Staff recommends approval of the requested land use amendment and rezoning for the following reasons: 1. The requested land use amendment is consistent with the City's adopted Comprehensive Plan, including the requirements for concurrency; 2. The requested land use and zoning are consistent with surrounding development; however, 3. While the proposed Master Plan meets the minimum requirements of the code, there are several issues that must be worked out with the County; therefore, 4. Staff would require that a final Master Plan, to be approved prior to final adoption of the rezoning, will address the issues of right-of-way width for the continuation of Miner Road and the provision of access and utility connections for an adjacent isolated parcel to the southwest, lying in the unincorporated area. Th.e Citl} 01 Bol}l1tOlll3each. DEVELOPMENT DEPARTMENT PLANNING AND ZONING DIVISON 100 E. Boynton Beach Boulevard P.O. Box 310 Boynton Beach, Florida 33425-0310 TEL: 561-742-6260 FAX: 561-742-6259 To: From: Date: Re: www,boynton-beach,org Marshall Gage, Police Chief William Bingham, Fire Chief Peter Mazzella, Assistant Director, Utilities Jody Rivers, Parks Superintendent Dick ~r Planner January 21, 2005 Impacts of proposed land use amendmentjrezoning upon City facilities and services Projects: File Numbers: Land Use Amendment, and Rezoning LUAR 05-001jKnollwood Groves PUD LUAR 05-002-High Ridge MEMORANDUM For your review and comments, attached please find the application and exhibits for the above referenced project. Please review the application and transmit formal written comments to me bye-mail by 5:00 p.m. on Wednesday, January 27, 2005. These comments should address the impacts your department can expect from redevelopment under the requested land use amendment compared with the demands generated by the existing land use and development. Any recommendations that you believe will enhance the project are also welcome. If you have any questions regarding the requested information, please do not hesitate to call me at 6264. S:\Plannlng\SHARED\WP\PROJECTS\Hlgh Rldge- New Urban Communities\Impact Analysis Request.dot TO: FROM: THROUGH: DATE: PROJECT NAME/NUMBER: REQUEST: DEVELOPMENT DEPARTMENT PLANNING & ZONING DIVISION MEMORANDUM NO. PZ 05-022 Chair and Members Planning and Development Board and Mayor a~i~l~~mission Dick Hudsgr,~cp Senior Planner Michael W. Rumpf Director of Planning and Zoning January 12, 2005 Knollwood Groves PUD/LUAR 05-001 Amend the future land use designation from Agriculture (A) to Low Density Residential and rezone from AG Agricultural to PUD 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 Knollwood Groves, Inc. DRHI, Inc,fJulian Bryan & Associates, Inc. Southwest corner of the intersection of Lawrence Road and the LWDD L-20 Canal (Approximately 1 mile south of Hypoluxo Road) (Exhibit "A") :t30.683 acres Agriculture (A) AG Agricultural Low Density Residential (LDR) PUD Planned Unit Development 145 single-family homes Right-of-way of the LWDD L-20 Canal then single family residential development (Manor Forest) designated Low Density Page 2 File Number: LUAR 05-001 Knollwood Groves PUD Residential and zoned PUD Planned Unit Development South: To the southeast, developed single family residential (Nautica) designated Low Density Residential and zoned PUD Planned Unit Development. To the southwest, vacant land in unincorporated Palm Beach County designated MR-5 Single Family Residential (5 dujac) and zoned AR-Agricultural Residential East: Right-of-way of Lawrence Road then single family residential development (Citrus Glen) designated Low Density Residential and zoned PUD Planned Unit Development West: To the northwest, vacant land in unincorporated Palm Beach County designated MR-5 Single Family Residential (5 dujac) and zoned AR-Agricultural Residential. To the southwest, single family residential development (Sunset Cay) also located in unincorporated Palm Beach County, designated RTU Residential Transitional Urban district. EXECUTIVE SUMMARY Staff recommends approval of the requested land use amendment and rezoning for the following reasons: 1. The requested land use amendment is consistent with the City's adopted Comprehensive Plan, including the requirements for concurrency; 2. The requested land use and zoning are consistent with surrounding development; however, 3. While the proposed Master Plan meets the minimum requirements of the code, there are several issues that must be worked out with the County; therefore, 4. Staff would require that a final Master Plan, to be approved prior to final adoption of the rezoning, will address the issues of right-of-way width for the continuation of Miner Road and the provision of access and utility connections for an adjacent isolated parcel to the southwest, lying in the unincorporated area. PROJECT ANALYSIS The parcels, which are the subject of this land use amendment, total :t30.683 acres. Because of the size of the property under consideration, the Florida Department of Community Affairs classifies this amendment as a "large-scale" amendment. Following local board review and City Commission public hearing, a "large-scale" amendment is transmitted to the Florida Department of Community Affairs (DCA) 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) Page 3 File Number: LUAR 05-001 Knollwood Groves PUD 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 request is part of cycle 1 for calendar year 2005. Master Plan Reauirements The regulations for the Planned Unit Development zoning district require that a master plan, including multi-year phases be submitted and reviewed for approval at the time of rezoning to PUD. The Master Plan accompanying the application is preliminary only. There are several issues to be resolved before a final Master Plan can be approved, which will occur prior to final adoption of the land use amendment and rezoning. The primary issues involve with Palm Beach County's requirement for right-of-way dedication for the continuation of Miner Road westward to Military Trail. Currently, Minor Road stops at Lawrence Road; however, the County's Long-Range Transportation Improvement Plan calls for a right-of-way of 110 feet along the north boundary of the property, while the Master Plan shows a dedication of only 80 feet. The requested dedication would not align with the improved portion of the roadway. Both the proposed right- of-way width and alignment are under discussion with the County. These issues must be settled prior to submittal of the revised Master Plan. Currently, the Master Plan shows one entrance off Miner Road. A 25-foot wide landscape buffer separates the residential lots from Minor Road and 10-foot landscape buffer easements are provided on the other three sides of the development. A lake/water management tract of 5.37 acres is located along Lawrence Road, and a 0.69-acre recreation area is centered on the entrance and double loop roads, which are shown with 40-foot right-of-way widths that provide circulation through the development. Individual lots are not shown but are noted as having a typical size of 45 feet by 107 feet. The preliminary master plan included with the application, meets only the minimum criteria for submittal, and will be revised and reviewed again prior to adoption for details such as setbacks, preliminary drainage plans and specific consistency with adjacent planned developments. Staff has identified a potentially landlocked parcel in the unincorporated area abutting the subject property to the southwest. The County is requesting that the proposed development provide a 50-foot access easement and utility connections to the landlocked parcel. These provisions should be a condition of zoning approval. Review Based on Criteria The criteria used to review Comprehensive Plan amendments and rezonings are listed in the Land Development Regulations, Chapter 2, Section 9, Administration and Enforcement, Item C. Comprehensive Plan Amendments: Rezonings. These criteria are required to be part of a staff analysis when the proposed change includes an amendment to the Comprehensive Plan Future Land Use Map. a. Whether the proposed rezoning would be consistent with applicable comprehensive plan policies including but not limited to, a prohibition against any increase in dwelling unit density exceeding 50 in the hurricane evacuation zone without written approval of the Palm Beach County Emergency Planning Division and the City's risk Page 4 File Number: LUAR 05-001 Knollwood Groves PUD 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 subject property is not located in the hurricane evacuation zone, therefore the referenced policy is not applicable; however, other applicable objectives and policies contained in the comprehensive plan include: ''Policy 1.17.5 The City shall continue to maintain and improve the character of existing single-family and lower-density neighborhoods, by preventing conversions to higher densities, except when consistent with adjacent land uses, or with implementing redevelopment plans including the Boynton Beach 20/20 Redevelopment Master Plan. Policy 1.19.1 The City shall continue efforts to encourage a full range of housing choices, by allowing densities which can accommodate the approximate number and type of dwellings for which the demand has been projected in the Housing and Future Land Use Elements" The subject property is located outside the area of the City covered by the Bovnton Beach 20/20 Redevelooment Master Plan; however, the proposed development is similar in density and type of development to the developments surrounding it. Therefore it is consistent with the directions of Policy 1.17.5. The provision of single family homes, as proposed on this site, offsets the recent trend in the City to develop multi-family projects and townhouses, thereby increasing the range of housing choices available to the market, and providing consistency with Policy 1.19.1. b. Whether the proposed rezoning would be contrary to the established land use pattern, or would create an isolated district unrelated to adjacent and nearby districts, or would constitute a grant of special privilege to an individual property owner as contrasted with the protection of the public welfare. The proposed rezoning would not create an isolated district, but would relate to the adjacent developments surrounding the site. c. Whether changed or changing conditions make the proposed rezoning desirable. It is unfortunate that this is the last agricultural parcel left in the City and has been viewed as somewhat of an institution; however, the costs of agricultural production and the fluctuating market conditions, have taken their toll on small grove operations throughout the state. The proposed land use amendment and rezoning are the minimum changes to the property, and are consistent with surrounding land uses and zonings, both in the City and the adjacent unincorporated area. d. Whether the proposed use would be compatible with utility systems, roadways, and other public facilities. Page 5 File Number: LUAR 05-001 Knollwood Groves PUD 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 72,600 gallons for water and 32,670 GPCD for sewer service based on an average of 2.5 persons-per- household and 145 houses in the development. The City's utility plants currently have unreserved capacity to serve the projected demands of the proposed project. Traffic analysis prepared by the applicant's consultants, shows that the proposed land use designation is consistent with the Transportation Element of the Palm Beach County Comprehensive Plan. The County Engineer has stated that the Traffic Division has no objections to the proposed change in land use. 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 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. The compatibility of the requested land use designation and rezoning has been discussed above. With the requested land use amendment, the property becomes more compatible with adjacent properties but would probably have a value-neutral effect on adjacent properties. f. Whether the property is physically and economically developable under the existing zoning. The property is currently in use as an agribusiness and has been for many years. It could continue as such, and the site could also be developed with one accessory residence. The pressures currently affecting agribusiness are briefly discussed above; therefore, it may not be economically feasible for the property to continue under this use. 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 size of the subject parcel will afford a development similar in nature to surrounding residential development and will contribute to the range of housing opportunities available in the City. h. Whether there are adequate sites elsewhere in the city for the proposed use, in districts where such use is already allowed. This is one of the last parcels of such size left in the city that could be developed for single family detached residences. Only one other parcel of similar size, the property surrounding the High Ridge Country Club, is designated for low density residential development. Page 6 File Number: LUAR 05-001 Knollwood Groves PUD CONCLUSIONSI RECOMMENDATIONS As indicated herein, this request is consistent with the intent of the Comprehensive Plan; will not create additional impacts on infrastructure that cannot be accommodated by the City at present; will be compatible with adjacent land uses and will contribute to the overall economic development of the City. While the proposed Master Plan meets the minimum requirements of the code, there are several issues that must be resolved with the County; therefore, staff would require that a final Master Plan, to be approved prior to final adoption of the rezoning, must address the issues of right-of-way width for the continuation of Miner Road and the provision of access and utility connections for the parcel to the southwest, lying in the unincorporated area. 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\Knollwood Groves PUD\LUAR OS-OOl\STAFF REPORT Knollwood PUD.doc Knollwood Groves PUD LUAR 05-001 1 II '! I 1"\ --- _~ U~Cll[~ q ~r~~~ 11- \\\f'Y f~ , ! 1 ?" ' ~', ,T .~I l ~:? "( :s= jtc I SHERATON BOANZA It:J f- - 'II n.,U' I !t:::J tt \ J f~ -+ / ~ DM'" ~lCI ~IMJ- I KENSKILL KIRK;::D iRl~ \:\ ~ ) HALLMARK c"p.\.\.t: ~ ~ '.' ~)I-- '~;::. .~. ... 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