FUTURE LAND USE ATLAS AMENDMENT STAFF REPORT AMENDMENT ROUND 14-1 BCC ADOPTION PUBLIC HEARING, APRIL 28, 2014

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1 Item: 3.A.1 FUTURE LAND USE ATLAS AMENDMENT STAFF REPORT AMENDMENT ROUND 14-1 BCC ADOPTION PUBLIC HEARING, APRIL 28, 2014 I. General Data Project Name: Burt Reynolds Ranch (LGA ) Request: Acres: Location: Project Manager: Applicant: Agent/Applicant: Staff Recommendation: II. Site Data Current FLU: Existing Land Use: Current Zoning: Current Dev. Potential Max: Proposed FLU: Proposed Zoning: Dev. Potential Max/Conditioned: Tier/Tier Change: Utility Service: Overlay/Study: RR-10, CR/RR-10 and CL/RR-10 to RR-5 and CL/RR acres South of Indiantown Road, along west side of Jupiter Farms Road Stephanie Gregory, Planner K. Hovnanian Jupiter Farms LLC/School Board of Palm Beach County Gentile, Glass, Holloway, O'Mahoney & Associates, Inc./School Board Staff recommends approval based upon the findings and conclusions contained within this report. Current Future Land Use Rural Residential, 1 unit per 10 acres (RR-10) on acres, Commercial Recreation with an underlying Rural Residential, 1 unit per 10 acres (CR/RR-10) on 15 acres and Commercial Low with an underlying Rural Residential, 1 unit per 10 acres (CL/RR-10) on 4.4 acres Vacant and feed store Agricultural Residential (AR), Community Commercial (CC) and Commercial Recreation (CRE) Residential, 15 dwelling units, commercial recreation (up to 32,670 square feet) and commercial (up to 19,166 square feet) Proposed Future Land Use Change Rural Residential, 1 unit per 5 acres (RR-5) on acres and Commercial Low with an underlying 1 unit per 5 acres (CL/RR-5) on 2.77 acres Rural Residential Planned Unit Development (RR-PUD) Residential, 30 dwelling units and commercial (up to 12,066 square feet) General Area Information for Site Rural Tier No Change None Jupiter Farms Neighborhood Plan Comm. District: Commissioner Valeche, District FLUA Amendment Staff Report 1 Burt Reynolds Ranch (LGA )

2 III. Hearing History Local Planning Agency: Approval, motion by Judy Daversa seconded by Thomas Dennis, passed in a 13-0 vote at the December 13, 2013 public hearing. Commission discussion included whether well and septic meets level of service standards, that the existing FLUs on the site might result in uses that are less compatible with the neighborhood and how the open space will be designed and function for both private and public access. Four members of the public spoke. Two members spoke in opposition, stating that the amendment will impact traffic on Jupiter Farms Road and the site should be used for agricultural education. One member spoke in support stating that the applicant has been sensitive to the needs of the community and the plan will offer environmental benefits as well as retain the feed store. Two members of the public submitted questions regarding the amendment. Board of County Commissioners Transmittal Public Hearing: Transmit, motion by Comm. Burdick, seconded by Comm. Valeche, passed in a 7-0 vote at the January 27th public hearing. The Board discussion included a comment by the District Commissioner that the applicant had successfully worked with the community to create a proposal that would not change the character of the area, specifically noting that it was less density than the existing Jupiter Farms. Two members of the public, residents of the Acreage area, spoke in opposition to the amendment stating that clustering would result in higher densities and that the property owner could return for additional density in the future. Staff clarified that to further increase density would require a subsequent amendment and the applicant stated that the open space would be secured through a conservation easement. State Review Comments: The State Land Planning Agency issued a letter dated March 5, 2014 stating the Agency identified no comment related to important state resources and facilities within the Agency's authorized scope of review that will be adversely impacted by the amendment if adopted. There were no negative comments received from the other state mandated amendment review agencies; however, the Treasure Coast Regional Planning Council recommended that "the County continue to work with residents in the Jupiter Farms community to illustrate the benefits associated with clustering the residential units, and continue to work with members of the community to resolve outstanding concerns related to the proposed project." Board of County Commissioners Adoption Public Hearing: T:\Planning\AMEND\14-1\Reports-Agendas\4-BCCAdopt\Word\3-A-1_14-1-FLUA-BurtReynolds-Rpt-Revised.doc 14-1 FLUA Amendment Staff Report 2 Burt Reynolds Ranch (LGA )

3 14-1 FLUA Amendment Staff Report 3 Burt Reynolds Ranch (LGA )

4 IV. Background/History The acre subject site is located approximately 1.8 miles south of Indiantown Road on the west side of Jupiter Farm Road within the Rural Tier. This site was previously the film production studio for actor Burt Reynolds and was purchased by the School District of Palm Beach County in 1999 for a future school site. On April 17, 2013 the School District approved a sale and purchase agreement to sell the subject site to K. Hovnanian as it was deemed excess property because enrollment projections in Jupiter Farms did not warrant an additional need for facilities. The site currently has three future land use designations as described below: The majority of the site, acres, has a designation of Rural Residential, 1 unit per 10 acres (RR-10). This portion of the site is heavily vegetated with both native and nonnative invasive tree and shrub species. It also contains several manmade lakes as well as a private airplane landing strip that was approved by the Board of County Commissioners (BCC) in 1982 via Resolution R This portion of the site also has an Agricultural Residential (AR) Zoning Designation. The southeast corner of the property, comprising 15 acres, was previously a film production studio. This portion of the site received a land use amendment in 1992 from Rural Residential, 1 unit per 10 acres (RR-10) to Commercial Recreation with an underlying Rural Residential, 1 unit per 10 acres (CR/RR-10) via ordinance This approval was subject to the condition that the "designation of the subject property to the commercial recreation category amendment is for the limited purpose of allowing zoning for a film production facility." This portion of the site also received a rezoning in 1993 from AR to CRE (Commercial Recreation) as well as Class A conditional use for a motion picture production studio. Currently this portion of the site includes two warehouses, totaling 14,610 square feet; up to 32,670 square feet of film production could be constructed on the site. Finally, the existing 4.4 acre site that contains the 6,132 square foot Town and Country Feed and Supply store built in 1978 which has a land use designation of Commercial Low with an underlying Rural Residential, 1 unit per 10 acres (CL/RR-10). The feed store has frontage on Jupiter Farms Road and was originally approved in It was rezoned in 1990 from AR to Commercial General (CG) and finally from CG to its current zoning district of Community Commercial (CC) in 2001 to be consistent with its existing FLU designation. In addition, this site is located within the Jupiter Farms Neighborhood Plan (JFNP). The JFNP was created by the residents with technical assistance from the County's Planning, Zoning and Building Department as well as the Treasure Coast Regional Planning Council. The plan was adopted by the Board of County Commissioners on July 5, 1994 via resolution R For a brief history of the area, residential development began to replace agriculture beginning in the early 1960's when the land was subdivided for future home sites. The first homes were subsequently built in the late 1960s and early 1970s. During the creation of the 1989 Comprehensive Plan, this area was given a future land use designation of RR-10 despite the average density of the area being 1 unit per 1.7 acres FLUA Amendment Staff Report 4 Burt Reynolds Ranch (LGA )

5 V. Intent of the Amendment The intent of the amendment is to change the future land use designation on the acre portion of the RR-10, the 15 acre CR/RR-10 and 1.63 acres of the CL/RR-10 to Rural Residential, 1 unit per 5 acres (RR-5). The remaining 2.77 acres CL/RR-10 to retain the feed store is proposed to remain CL but increase the underlying residential designation from RR-10 to RR-5. In total, acres of RR-5 and 2.77 acres of CL/RR-5 is proposed. This would result in the increase of 15 dwelling units (for a total of 30 units) and the loss of potential to develop 32,670 square feet of commercial recreation uses as well as 7,100 square feet of commercial low uses. In addition, the applicant is requesting a concurrent rezoning from Agricultural Residential (AR), Commercial Recreation (CRE) and Community Commercial (CC) to Rural Residential Planned Unit Development (RR-PUD) on acres via application ZV/SV/PDD The applicant's intent is also to retain the existing feed store and maintain its current CC zoning. VI. Data and Analysis Summary This section of the report examines the consistency of the amendment with the County s Comprehensive Plan, Tier Requirements, applicable Neighborhood or Special Area Plans, and the impacts on public facilities and services. A. Consistency with the Comprehensive Plan - General 1. Justification: FLUE Policy 2.1-f: Before approval of a future land use amendment, the applicant shall provide an adequate justification for the proposed future land use and for residential density increases demonstrate that the current land use is inappropriate. In addition, the County shall review and make a determination that the proposed future land use is compatible with existing and planned development in the immediate vicinity and shall evaluate its impacts on: 1. The natural environment, including topography, soils and other natural resources; (see Public Facilities Section) 2. The availability of facilities and services; (see Public Facilities Section) 3. The adjacent and surrounding development; (see Compatibility Section) 4. The future land use balance; 5. The prevention of urban sprawl as defined by 9J-5.006(5)(g), Florida Administrative Code (F.A.C.); (See Consistency with Florida Statutes) 6. Community Plans and/or Planning Area Special Studies recognized by the Board of County Commissioners; and (see Neighborhood Plans and Overlays Section) 7. Municipalities in accordance with Intergovernmental Coordination Element Objective 1.1. (see Public and Municipal Review Section) The applicant has prepared a Justification Statement (Exhibit 2) which states that the proposed amendment request is justified as the proposed FLUA designation is appropriate and suitable for this property as "the existing Future Land Use is not as appropriate given the existing development pattern of the area, which has a more suburban density, and the desire to develop this site to protect the resources and character of the property including equestrian use consistent with community interests" FLUA Amendment Staff Report 5 Burt Reynolds Ranch (LGA )

6 In addition, the applicant states, 1.) "the proposed request to increase density from 1 unit per 10 acres, to 1 unit per 5 acres would be less than the existing density surrounding the subject site; 2.) the County's preferred methods of increasing density, Workforce Housing and Transfer of Development Rights do not apply to property within the Rural Tier; 3.) the proposed RR-5 will continue to maintain the rural character of the community; and 4.) the RR-5 allows the developer to create smaller compact lots, continues to encourage equestrian activities, and minimizes impacts to the natural features of the site." Staff Assessment: This policy is the umbrella policy over the entire FLUA amendment analysis and many of the items are addressed elsewhere in this report as identified above. With regard to the justification statement, the applicant is correct that this site is located within the Rural Tier and thus not eligible for the Workforce Housing and the Transfer of development rights programs; therefore, the FLUA amendment process is the only method to request an increase in density. However, the applicant's inability to receive bonus density from these programs does not, by itself, provide an adequate justification for the proposed land use. Staff concurs with the applicant's assessment that proposed FLU is more appropriate than the current designations when considering the existing lot size of adjacent parcels and the applicant's intent to develop as a Rural Residential Planned Unit Development (RR-PUD). The following table provides a summary of the properties and densities within the Jupiter Farms Neighborhood Plan Area. For map of lot sizes, see Exhibit 10. Jupiter Farms Parcels by Acreage and Future Land Use Designation Lot Size in Acres Total % CL/RR10 CLO/RR10 INST RR10 <1 ac % ac. 3,657 73% 2 2 3, ac % ac % ac % ac. 33 1% ac. 8 0% 1 7 5, % ,990 Source: Exlu12, PBC Planning Division As shown, approximately 73% of the lots in Jupiter Farms are between 1 and 1.5 acres, and approximately 96% of the lots are less than 5 acres. This indicates that 96% of the lots in Jupiter Farms will have a density that is greater than the proposed density on the amendment site. As the applicant is proposing an RR-PUD Rural Cluster development, the amendment and subsequent rezoning would allow for the preservation of the bulk of the property and result in residential lots at a minimum of 1.25 acres in size. If this site had been subdivided in the early 1960s (at the same time of the subdivision of the 14-1 FLUA Amendment Staff Report 6 Burt Reynolds Ranch (LGA )

7 majority of the lots in Jupiter Farms) approximately 89 homes on an average lot size of 1.5 acres would exist today. Concerns have been expressed by area residents that if this amendment is approved, that other sites may apply for an RR-PUD. Due to the subdivision of the majority of Jupiter Farms (96%) into lots less than five acres in size, it would be difficult for such an assembly of land to occur since the minimum acreage for an RR-PUD is 100 acres. There are seven parcels in Jupiter Farms that are greater than 20 acres in size in addition to the subject site. Four of these are owned by public agencies: Jupiter Farms Elementary owned by the School District; Jupiter Farms Park owned by Palm Beach County; a series of canals owned by South Florida Water Management District; and canals owned by the South Indian River Water Control District. The remaining three parcels that are in private ownership and greater than 20 acres are not contiguous, and therefore are not able to be combined into a single 100+ acre project. In addition, given that the Jupiter Farms neighborhood is 86% built-out the site is the largest vacant parcel in the area, the RR-PUD will allow for a development that will be compatible with the existing rural lifestyle by preserving 60 percent of open space, clustering the homes on a minimum of 1.25 acre lots and provide for recreational use through equestrian trails. Therefore, the proposed FLUA designation is justified, suitable and appropriate for the subject site and there is a basis for the proposed FLU change. 2. County Directions FLUE Policy 2.1-g: The County shall use the County Directions in the Introduction of the Future Land Use Element to guide decisions to update the Future Land Use Atlas, provide for a distribution of future land uses in the unincorporated area that will accommodate the future population of Palm Beach County, and provide an adequate amount of conveniently located facilities and services while maintaining the diversity of lifestyles in the County. 1. Livable Communities. Promote the enhancement, creation, and maintenance of livable communities throughout Palm Beach County, recognizing the unique and diverse characteristics of each community. Important elements for a livable community include a balance of land uses and organized open space, preservation of natural features, incorporation of distinct community design elements unique to a given region, personal security, provision of services at levels appropriate to the character of the community, and opportunities for education, employment, active and passive recreation, and cultural enrichment. 2. Growth Management. Provide for sustainable communities and lifestyle choices by: (a) directing the location, type, intensity and form of development that respects the characteristics of a particular geographic area; (b) ensuring smart growth, by protecting natural resources, preventing sprawl, providing for the efficient use of land, balancing land uses; and, (c) providing for facilities and services in a cost efficient timely manner. Staff Analysis: The proposed amendment would increase the density on a acre site within the Rural Tier to a density that is less than the surrounding developed density. The amendment is consistent with the Rural Tier policies that protect the lifestyle of the area, will preserve open space through the RR-PUD regulations and meets all level of service requirements as discussed further in the staff report. Therefore, the amendment is consistent with this policy FLUA Amendment Staff Report 7 Burt Reynolds Ranch (LGA )

8 3. Density Increases - FLUE Policy 2.4-b: The Transfer of Development Rights (TDR) Program is the required method for increasing density within the County, unless: 1. an applicant can both justify and demonstrate a need for a Future Land Use Atlas (FLUA) Amendment and demonstrate that the current FLUA designation is inappropriate, as outlined in the Introduction and Administration Element of the Comprehensive Plan, or 2. an applicant is using the Workforce Housing Program or the Affordable Housing Program as outlined in Housing Element Objectives 1.1 and 1.5 of the Comprehensive Plan and within the ULDC, or 3. an applicant proposes a density increase up to, but not exceeding, the density proposed by and supported by a Neighborhood Plan prepared in accordance with FLUE Objective 4.1 and formally received by the BCC. To date, the following Neighborhood Plan qualifies for this provision: a. West Lake Worth Neighborhood Road Plan Staff Analysis: This policy is not applicable to the amendment as the Rural Tier is not a receiving area for the Transfer of Development Rights (TDR) Program. Therefore, the applicant must utilize the FLUA amendment process to increase density on the subject site. B. Consistency with Rural Tier Requirements for the Specific FLU Future Land Use Element Objective 1.1, Managed Growth Tier System, states that Palm Beach County shall implement the Managed Growth Tier System strategies to protect viable existing neighborhoods and communities and to direct the location and timing of future development within 5 geographically specific Tiers.. Policy 1.4-a: The County shall protect and maintain the rural residential, equestrian and agricultural areas within the Rural Tier by: 1. Preserving and enhancing the rural landscape, including historic, cultural, recreational, agricultural, and open space resources; 2. Providing facilities and services consistent with the character of the area; 3. Preserving and enhancing natural resources; and, 4. Ensuring development is compatible with the scale, mass, intensity of use, height, and character of the community. Staff Analysis: The proposed RR-5 is an allowable future land use designation within the Rural Tier. In addition, the applicant has stated their intent to develop the site as an RR-PUD which will assist the site in meeting the criteria of this policy by preserving 60 percent of the property for open space, maintaining the rural character of the area through clustering the residential units on a minimum lot size of 1.25 acres and providing an equestrian trail for continued recreational use of the site. Therefore, the amendment is consistent with this policy. Policy 1.4-d: Any parcel of land in the Rural Tier shall not be further subdivided to form additional parcels, nor reduced in size, unless: each parcel created is consistent with the minimum lot size required by its respective future land use designation or is developed as a Rural Residential (RR) Cluster or Variable-Lot-Size development. Parcels may be subdivided for the purpose of enlarging other parcels in the subdivision. The overall number 14-1 FLUA Amendment Staff Report 8 Burt Reynolds Ranch (LGA )

9 of units of the reconfigured lots may not exceed the original number of units calculated for the lots being reconfigured. Staff Analysis: The applicant has indicated that the site will be developed as Rural Residential Planned Unit Development (RR-PUD) Cluster. Therefore, the amendment is consistent with this policy. C. Compatibility Compatibility is defined as a condition in which land uses can co-exist in relative proximity to each other in a stable fashion over time such that no use is negatively impacted directly or indirectly by the other use. The applicant has provided a detailed discussion (see Exhibits 2 & 3) stating that the proposed amendment is more appropriate and is compatible with adjacent properties. Specifically, the applicant states that the proposed request "to increase density from 1 unit per 10 acres, to 1 unit per 5 acres would be less than the existing density surrounding the subject site, and thus compatible with the surrounding uses." Immediately abutting the site are the following: North: To the north is a mixture of residential and equestrian uses with an average density of 1 unit per 6 acres. East: To the east, beyond Jupiter Farms Road are residential homes with an average density of 1 unit per 1.6 acres. South: To the south, beyond a South Indian River Water Control District canal are residential homes with an average density of 1 unit per 1.5 acre. West: To the west of the site are residential homes situated between the subject site and 110th Avenue North/Randolph Sliding Road. The average density of these homes are just under 1 unit per acre. FLU # of lots Use Density North RR Residential and Equestrian 0.16 units/acre East RR-10 9 Residential 0.60 units/acre South RR Residential 0.65 units/acre West RR-10 7 Residential 1.10 units/acre FLUE Policy 2.1-f states that the County shall review and make a determination that the proposed future land use is compatible with existing and planned development in the immediate vicinity. Staff Analysis: Regarding compatibility, staff concurs that the proposed amendment to RR-5 would be compatible with surrounding land uses as the site is surrounded on all sides by residential parcels with a Rural Residential, 1 unit per 10 acres future land use designation. In addition, the average lot size of residential parcels adjacent to the subject site is approximately 1 unit per 1.6 acres which is similar to the average residential lot size of the Jupiter Farms Neighborhood Plan which is 1 unit per 1.75 acres (see Exhibit 10 for map). As the applicant is requesting an RR-5 FLU and RR-PUD zoning district that requires a minimum of 1.25 acre lots, the proposed amendment is compatible with the area FLUA Amendment Staff Report 9 Burt Reynolds Ranch (LGA )

10 D. Consistency with County Overlays, Plans, and Studies 1. Overlays FLUE Policy 2.1-k states Palm Beach County shall utilize a series of overlays to implement more focused policies that address specific issues within unique identified areas as depicted on the Special Planning Areas Map in the Map Series. Staff Analysis: The proposed amendment is not located within an overlay. 2. Neighborhood Plans and Studies FLUE Policy 4.1-c states The County shall consider the objectives and recommendations of all Community and Neighborhood Plans, including Planning Area Special Studies, recognized by the Board of County Commissioners, prior to the extension of utilities or services, approval of a land use amendment, or issuance of a development order for a rezoning, conditional use or Development Review Officer approval Staff Analysis: The subject site is located within the boundaries of Jupiter Farms Neighborhood Plan (JFNP). The study began in June of 1992 due to concerns in the community regarding a commercial request in the area. Written with the assistance of the Palm Beach County Planning Division, the plan was first presented to the Board of County Commissioners at a workshop on May 24, 1994 and was subsequently adopted by resolution on July 5, The JFNP makes specific recommendations regarding future land uses within the document including Recommendation R-10 A which states, "All existing future land use designations shown on the Palm Beach County Future Land Use Atlas should remain as presently designated. Flexibility should be shown when community support warrants. All properties currently compatible with the RR-10 future land use designation should be encouraged." Therefore, the proposed RR-5 would not be consistent with this recommendation of the plan. However, recommendations from neighborhood plans, special studies and charettes are one part of the review process and as this policy states are only to be considered and therefore not mandatory during the approval process of a land use amendment. E. Public Facilities and Services Impacts The proposed amendment will change the Future Land Use designation from RR-10, CR/RR-10 and CL/RR-10 to RR-5 and CL/RR-5 on the acre site. For the purposes of the public facilities impact analysis, the maximum intensity is based on 30 single family homes. Public facilities impacts are detailed in the table in Exhibit Facilities and Services FLUE Policy 2.1-a: The future land use designations, and corresponding density and intensity assignments, shall not exceed the natural or manmade constraints of an area, considering assessment of soil types, wetlands, flood plains, wellfield zones, aquifer recharge areas, committed residential development, the transportation network, and available facilities and services. Assignments shall not be made that underutilize the existing or planned capacities of urban services. Staff Analysis: The proposed amendment has been distributed to the County service departments for review and there are adequate public facilities and services available to support the amendment, and the amendment does not exceed natural or manmade constraints. Staff sent a request for departmental review of the proposed amendment to various County departments and external agencies for review of public facility impacts FLUA Amendment Staff Report 10 Burt Reynolds Ranch (LGA )

11 No adverse comments were received from the following departments and agencies regarding impacts on public facilities: Mass Transit (Palm Tran), Potable Water & Wastewater (PBC Water Utilities Dept.), Environmental (Environmental Resource Management), Traffic (Engineering), Historic Resources (PBC Archeologist), Parks and Recreation, Office of Community Revitalization (OCR), School Board, Health (PBC Dept. of Health), Community Services (Health & Human Services), Fire Rescue, Lake Worth Drainage District. In addition, the Department of Environmental Resources Management provided the following comment: "We may have potential preserve issues depending upon what the wetland jurisdictional says." The Palm Beach County Department of Health provided the following comment: "Potable water wells and Onsite Sewage Treatment and Disposal Systems (OSTDS) will be required." 2. Long Range Traffic - Policy 3.5-d: The County shall not approve a change to the Future Land Use Atlas which: 1) results in an increase in density or intensity of development generating additional traffic that significantly impacts any roadway segment projected to fail to operate at adopted level of service standard D based upon cumulative traffic comprised of the following parts a), b), c) and d): Staff Analysis: The Traffic Division reviewed this amendment as a proposed change from 15 single family homes to 30 single family homes. According to the County s Traffic Engineering Department (see letter dated August 8, 2013 in Exhibit 6) the amendment would result in 23 (6/17) AM and 36 (23/13) PM net peak hour trips based on maximum potential. The Traffic letter concludes the Traffic Division has determined that the proposed amendment complies with Policy 3.5-d of the Land Use Element of the Palm Beach County Comprehensive Plan at the maximum potential use. The Traffic Study (see Exhibit 5) was prepared by Pinder Troutman Consulting, Inc. Traffic studies and other additional supplementary materials for site-specific amendments are available to the public on the PBC Planning web page at: F. Florida Statutes (FS) Consistency 1. Data and Analysis Applicable to Florida Statues: Section (6)(a), Florida Statues, require that local governments future land use plans be based on a number of factors. The applicant provided a justification statement that the basis for the proposed change in FLU is due to RR-5 being a more appropriate and suitable land use designation for the subject site due to the existing lot pattern of the area. Therefore, the site meets all applicable Florida Statutes FLUA Amendment Staff Report 11 Burt Reynolds Ranch (LGA )

12 2. Data and Analysis Applicable to Florida Statues - Consistency with Urban Sprawl: Consistency with Urban Sprawl: Section (6)(a)9.a., F.S., establishes a series of primary indicators to assess whether a plan amendment does not discourage the proliferation of urban sprawl. The statute states that the evaluation of the presence of these indicators shall consist of an analysis of the plan amendment within the context of features and characteristics unique to each locality. The analysis in the table below indicates that the proposed amendment does not encourage the proliferation of urban sprawl. If urban sprawl was indicated by any of these factors, staff would review the proposed amendment against the new section added in 2011 ( (6)(a)9.b) which establishes that the plan amendment shall be determined to discourage the proliferation of urban sprawl if it incorporates a development pattern or urban form that achieves four or more of eight additional criteria. However, since none of the factors in the first analysis were triggered, the second analysis is not necessary. Primary Indicators that an amendment does not discourage urban sprawl Staff Assessment Sprawl Indicated? Criteria Related to Land Use Patterns Promotes, allows or designates for development substantial areas of the jurisdiction to develop as low intensity, low-density, or single use development or uses. Promotes, allows or designates urban development in radial, strip, isolated or ribbon patterns generally emanating from existing urban developments. Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. Fails to encourage functional mix of uses. Results in poor accessibility among linked or related land uses. Results in the loss of significant amounts of functional open space. The subject site would not constitute a substantial area of the jurisdiction as the acreage of this property is minimal when considering the overall land area of unincorporated Palm Beach County. The proposed low density RR-5 future land use designation does not constitute urban development. Nor does the site emanate from existing urban development, as it is surrounded by low density residential at an average of 1 unit per 1.25 acres to 1 unit per 5 acres. This amendment does not discourage or inhibit infill development or the redevelopment of existing neighborhoods and communities as the Rural Tier provides a different lifestyle and development pattern than that of the Urban/Suburban Tier were infill and redevelopment are a priority. The proposed amendment does not fail to encourage a functional mix of uses as the existing Town and Country Feed and Supply store, which serves as a local agricultural supply store, will be retained on the site. The proposed amendment would not result in the any accessibility issues for the residential parcels surrounding the subject site. The main ingress/egress to the site would be from Jupiter Farms Road. The proposed amendment on this site will not result in the loss of significant amounts of functional open space as the applicant intends to develop the site as an RR-PUD cluster which is required by the ULDC to provide a minimum of 60% open space. No No No No No No 14-1 FLUA Amendment Staff Report 12 Burt Reynolds Ranch (LGA )

13 Primary Indicators that an amendment does not discourage urban sprawl Staff Assessment Sprawl Indicated? Criteria related to sites located outside or at the edge of the Urban Service Area Promotes, allows, or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while not using undeveloped lands that are available and suitable for development Fails to adequately protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems Fails adequately to protect adjacent agricultural areas and activities, including silviculture, and including active agricultural and silvicultural activities as well as passive agricultural activities and dormant, unique and prime farmlands and soils. Fails to provide a clear separation between rural and urban uses. Criteria Related to Public Facilities Fails to maximize use of existing public facilities and services. Fails to maximize use of future public facilities and services. Allows for land use patterns or timing which disproportionately increase the cost in time, money and energy, of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, stormwater management, law enforcement, education, health care, fire and emergency response, and general government. The proposed RR-5 future land use designation does not constitute urban development. The applicant has stated their intent to develop the site as an RR-PUD cluster. According to the ULDC, regulations for an RR-PUD were designed to ensure that residential development would be done "in a manner compatible with agriculture, wetlands, or other significant opens space and which does not detract from the protection and perpetuation of such uses in the area." No large scale agricultural or silvicultural activities currently exist adjacent to this site. The amendment will not fail to provide a clear separation between rural and urban uses as the applicant is not proposing any urban densities and the subject site is not located near or adjacent to any existing urban uses. Information regarding the proposed amendment has been distributed to the County service departments for review. The departments have determined that there are adequate public facilities and services available to support the amendment. Adequate services can be provided to this site, according to the service providers. Also, the subject site is currently surrounded by existing residential communities which receive services. Overall Assessment: As demonstrated above, the proposed amendment does not meet any of the indicators of urban sprawl, and would not contribute to urban sprawl in the County. No No No No No No VII. Public and Municipal Review The Comprehensive Plan Intergovernmental Coordination Element Policy 1.1-c states that Palm Beach County will continue to ensure coordination between the County s Comprehensive 14-1 FLUA Amendment Staff Report 13 Burt Reynolds Ranch (LGA )

14 Plan and plan amendments and land use decisions with the existing plans of adjacent governments and governmental entities.. A. Intergovernmental Coordination: Notification of this amendment was sent to the Palm Beach County Intergovernmental Plan Amendment Review Committee (IPARC) for review on October 24, To date, no objections through the IPARC process to this amendment have been received. B. Other Notice: Public notice by letter was mailed to the owners of properties within 500' of the perimeter of the site on October 23, In addition, the Planning Division notified representatives of the Jupiter Farms Residents, Inc and Jupiter Farms Environmental Council, Inc via on October 18, Notice to the Town of Jupiter was also mailed on October 23, To date, ten letters in objection, two in support have been received. In addition, two phone calls in support and one in opposition was received (letters received are added to the Exhibits). C. Informational Meeting: The Planning Division hosted a meeting with area residents and interested parties to relay information regarding the amendment and development approval process on November 6, 2013 at the Jupiter Farms Park Pavilion. The meeting was attended by approximately 45 residents as well as staff from County departments such as Planning, Zoning, Land Development, Traffic and Engineering, School District, Health Department, Environmental Resources Management, Parks and a representative from District 1 Commissioner Valeche's Office. Concerns raised by residents include existing traffic congestion and speeding along Jupiter Farms Road, desire to not connect to water and sewer, potential loss of connectivity to equestrian trail network, whether additional parcels in Jupiter Farms could request RR-5 in the future, desire to maintain a rural character through low lighting and equestrian amenities and the proposed land use being too dense for the area. VIII. Conclusions and Recommendation The amendment is to change the future land use designation on the acre subject site from Rural Residential, 1 unit per 10 acres (RR-10) on acres, Commercial Recreation with an underlying Rural Residential, 1 unit per 10 acres (CR/RR-10) on 15 acres and Commercial Low with an underlying Rural Residential, 1 unit per 10 acres (CL/RR-10) on 4.4 acres to Rural Residential, 1 unit per 5 acres (RR-5) on acres and Commercial Low with an underlying Rural Residential, 1 unit per 5 acres (CL/RR-5) on 2.77 acres. As demonstrated in this report, there are no compatibility concerns, the proposed amendment meets all policy requirements and relevant level of service standards, and does not contribute to urban sprawl. In addition, the applicant provided an adequate justification based on the current FLUs being inappropriate due to the existing development pattern of the area and the desire to develop as an RR-PUD in accordance with the character of the area. Although the proposed amendment would double the density currently allowed by the existing future land use designation, the proposed density of one unit per 5 acres is less than the one unit per 1.7 acre density which is the average for Jupiter Farms. As such, staff recommends approval of the applicant s request FLUA Amendment Staff Report 14 Burt Reynolds Ranch (LGA )

15 Exhibits Page 1. Future Land Use Map & Legal Description E-1 2. Applicant s Justification Statement E-3 3. Applicant s Consistency with the Comprehensive Plan and Florida Statutes E-6 4. Applicant s Public Facility Impacts Table E Applicant s Traffic Study (available to the LPA/BCC upon request) E Palm Beach County Traffic Division Letter E Water & Wastewater Provider LOS Letter E School District Concurrency LOS Letter E Applicant s Disclosure of Ownership Interests E Map - Jupiter Farms Parcel Lot Sizes E Map - Jupiter Farms Parcels with 10 acres or More E Correspondence E FLUA Amendment Staff Report 15 Burt Reynolds Ranch (LGA )

16 Exhibit 1 Amendment No: Burt Reynolds Ranch (LGA ) FLUA Page No: 13 Amendment: Location: Size: From Rural Residential, 1 unit per 10 acres (RR-10) on acres, Commercial Recreation with an underlying Rural Residential, 1 unit per 10 acres (CR/RR-10) on 15 acres and Commercial Low with an underlying Rural Residential, 1 unit per 10 acres (CL/RR-10) on 4.4 acres to Rural Residential, 1 unit per 5 acres (RR-5) on acres and Commercial Low with an underlying Rural Residential, 1 unit per 5 acres (CL/RR-5) on 2.77 acres. Southside of Indiantown Road, along west side of Jupiter Farms Road acres Property No: Conditions: none 14-1 FLUA Amendment Staff Report E - 1 Burt Reynolds Ranch (LGA )

17 Legal Description A PARCEL OF LAND IN SECTION 12, TOWNSHIP 41 SOUTH, RANGE 41 EAST, PALM BEACH COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE SOUTH ½ OF THE SOUTHWEST ¼ OF SAID SECTION 12, LESS THE WEST FEET THEREOF AND THE SOUTH ½ OF THE SOUTHEAST ¼ OF SAID SECTION 12, LESS THE RIGHT-OF-WAY FOR STATE ROAD NO. 7 AS SHOWN IN THE REPLAT OF JUPITER FARMS AND GROVES, AS RECORDED IN PLAT BOOK 24, PAGE 7, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA. TOTALING APPROXIMATELY MORE OR LESS 14-1 FLUA Amendment Staff Report E - 2 Burt Reynolds Ranch (LGA )

18 Exhibit 2 Changed assumptions: Applicant s Justification Statement Site Background The subject property is a acre site located on the west side of Jupiter Farms Road approximately 1.77 miles south of Indiantown Road. The subject site was once the home and farm of the Burt Reynolds family. The subject site has multiple land use designations and had been previously used for bot residential and non-residential uses. Currently, acres of the site have a Rural Residential 1 unit per 10 acres (RR-10) Future Land Use Designation and has a Zoning District Designation of Agricultural Residential (AR). 15 acres of the site have Commercial Recreation (CR) with an underlying RR-10 Future Land Use Designation and a Zoning District Designation of Commercial Recreation (CRE). At one time this area of the property was used as a motion picture production studio. On the remaining 4.4 acres of the site the property has a Future Land Use Designation of Commercial-Low (CL) with an underlying RR-10. The Zoning District designation on this portion of the site is Community Commercial (CC). This portion of the site fronts along Jupiter Farms Road and continues to operate as Feed Store, providing goods and services for the adjacent community. It also serves as a community gathering facility. The Reynolds Estate was eventually sold, and the School District of Palm Beach County purchased the site for a future public school location. With the redevelopment/reinvestment made into Jupiter Community High School, the completion of Jupiter Farms Elementary and several other newer junior high and elementary schools being added within the vicinity the school board deemed this excess property. It was determined that property was no longer needed for a future school as there were adequate facilities to meet the demand of the existing and future population of the area. The applicant successfully negotiated a contract for purchase of the property with the School District of Palm Beach County for this site, which was approved and amended on July 17 th, Request It is the intent of the applicant to develop the site in character with the area as a single-family residential community. The applicant is requesting a Large Scale Future Land use Amendment to modify the Future Land Use Map from RR-10 to Rural Residential, 1 unit per 5 acres (RR-5) on acres, from CR/RR-10 to RR-5 on 15 acres, and from CL/RR-10 to RR-5 on 1.63 acres. The maximum proposed density of the project would be 30 units which is 0.2 units per acre or 1 unit per 5 acres. Concurrent with this request, is a request for a Rezoning to Rural Residential Planned Unit Development (RRPUD). The RR PUD is permitted in Rural Residential Future Land Use designations to accommodate low density residential development in conjunction with the protection and maintenance of rural, equestrian, or agricultural communities. The RR PUD has two development options. Option 1, which is the option being proposed by the applicant, requires a minimum of 100 acres, a minimum of 60 percent open space and a 40 percent development area. Option 1 requires a minimum lot size of 1.25 acres and with only 20% building coverage per lot FLUA Amendment Staff Report E - 3 Burt Reynolds Ranch (LGA )

19 For consistency with the RR PUD s intent to project the rural lifestyle in the area, and to further the recommendations of the Jupiter Farms Neighborhood Plan, the applicant will also be submitting a concurrent Type II Variance from Article 11, to provide for rural subdivision provisions to be utilized. Specifically, the variances will eliminate the requirements for the PUD s to connect to a potable water and wastewater provider. The area residents have been clear that they do not want to be required to connect to a potable water and/or wastewater provider, which has also been echoed in the Jupiter Farms Neighborhood Plan. Additionally relief from the site disruption and grading requirement as well as roadway design relief may be requested. Compatibility Surrounding the subject site on all sides are lots of varying sizes containing single-family homes. Per the Property Appraisers Data, the smallest and most prevalent lots range from 1.25 acres to 1.5 acres, with some larger ranches/lots at anywhere from 30 acres to around 5 acres in size. The Future Land Use Designation on all the surrounding property is RR-10 with an AR zoning district designation. As mentioned above the proposed project density will consist of about 30 units on 150+ acres which is equivalent to 0.2 units per acre or 1 unit per 5 acres. Utilizing the 1,000 foot radius supplied to us by the Property Appraisers office for notification of the proposed Future Land Use Amendment, there are approximately 200 land owners. The overall acreage located within that radius is acres. The density within the 1,000 foot radius of the site is.56 units per acre or 1 unit per 2 acres. The proposed request to increase the density from 1 unit per 10 acres, to 1 unit per 5 acres would be less than the existing density surrounding the subject site, and thus compatible with the surrounding uses. Residential Density Increases The County s preferred methods of increasing density, Workforce Housing and Transfer of Development Rights do not apply to property within the Rural Tier in which this property is located. Only property within the Urban/Suburban Tiers that are designated as receiving areas are eligible for such density increases Despite this, the increase in density on the subject site meets various Goals, Policies and Objectives of the County s Comprehensive Plan. The requested Future Land Use Amendment from RR-10 to RR-5 will continue to maintain the rural character of the community as dictated in Policy 1.4-a. Additionally, as an RR-PUD the proposed development creates greater consistency with Policy 1.4-a and Jupiter Farms Neighborhood Study by preserving and enhancing the rural landscape and continuing to promote equestrian activities as part of the development plan. This specific site, because it has remained vacant for many years now, although trespassing, has become a community gather place for many of the surrounding residents consistent with 1.4-h. In lieu of simply creating 15 lots under the RR-10 designation, as an RR-PUD that applicants intent is to continue the character of use on the site by creating and connecting to the equestrian trail system in this area, and continuing to keep and enhance existing natural areas. Furthermore, the RR-5 future land use designation was established to maintain the rural lifestyle of the Rural Tier. The proposed development plan will achieve that goal through clustered development. Though the density is similar to the surrounding built environment, the majority of the land will be maintained as connected open space and with minimal impact to the surrounding transportation network consistent with Policy 1.4-b FLUA Amendment Staff Report E - 4 Burt Reynolds Ranch (LGA )

20 As mentioned, the Jupiter Farms Neighborhood Plan encourages protection of the existing natural environment and rural lifestyle by encouraging clustering and setting aside open space/environmentally sensitive areas. A simple subdivision of the site into 15 parcels would not include some of the protections encouraged by the RR-PUD policies. Generally a rural subdivision under the current land use and zoning categories would not encourage innovative design or the ability to create a project in character with existing nature of the site. Option 1 of the RR-PUD clusters the development onto 40% of the site and limits the lot sizes to 1.25, in order to help maximize the protection or creation of natural areas on the other 60% of the site. Again the existing and predominate development pattern in this area already consists of single-family lots with 1.25 acre or 1.50 acre tracts per the Jupiter Farms Neighborhood Plan. The proposed project would be a continuation of that development pattern in terms of density, but unlike the surrounding development pattern this site will have sizable amount of usable and protected open space and pathways and connecting to the existing equestrian trails in this area. The increase in the density that is requested, which again is in keeping with the surrounding area, will encourage a more creative project and could be the benchmark for any future rural development in this area and the throughout the rural portions of the County. Based on the information as outlined above, the existing Future Land Use is not as appropriate given the existing development pattern of the area, which has a more suburban density, and the desire to develop this site to protect the resources and character of the property including equestrian use consistent with community interests. The Jupiter Farms Neighborhood Plan in 1992 recommended maintaining the RR-10 and RR-20 Future Land Use Designations as a means to protect the area from larger land owners subdividing and creating a development pattern and lifestyle inconsistent with the rural lifestyle of Jupiter Farms. This request is more consistent with maintaining the community character. The existing reality is the established land use pattern that is more in line with the Rural Residential 1 unit per 2.5 acres (RR-2.5) designation than the RR-10 and RR-20 Future Land Use Designations. Seeing the need to protect and restrain some of the development pressure on the rural communities, the County developed rural design standards and policies as a method to further goals like those found in the Jupiter Farms Neighborhood Plan. The RR-5 allows for a higher quality more viable design under the RR-PUD to protect the character of the community. As such, the RR-5 designation is in keeping with the rural character of the Jupiter Farms area. It allows this property to develop with a density that is consistent with the concentration of homes in the surrounding neighborhood, but unlike the surrounding property would be regulated by the provisions of the RR-PUD to protect the rural lifestyle and preserve open space and natural features on the site. The RR-5 will permit the property to develop with environmentally founded, rural principles. The RR-PUD specifically provides for clustering of homes to protect and enhance the character of land by maintaining large connected undeveloped areas. This site has existing natural resources that can be enhanced and protected through clustering and the RR-PUD provisions as provided for under the RR-5 land use. All the while, maintaining a development pattern consistent with the existing community. The RR-5 allows the developer to create smaller compact lots, continues to encourage equestrian activities, and minimize impacts to the natural features of the site. These opportunities are not afforded by the RR10 land use designation FLUA Amendment Staff Report E - 5 Burt Reynolds Ranch (LGA )

21 Exhibit 3 Applicant s Consistency with the Comprehensive Plan and Florida Statutes Consistency with the County s Comprehensive Plan Policy 1.4-a: The County shall protect and maintain the rural residential, equestrian and agricultural areas within the Rural Tier by: 1. Preserving and enhancing the rural landscape, including historic, cultural, recreational, agricultural, and open space resources; 2. Providing facilities and services consistent with the character of the area; 3. Preserving and enhancing natural resources; and, 4. Ensuring development is compatible with the scale, mass, intensity of use, height, and character of the rural community. The proposed future land use amendment from RR-10 to RR-5 is generally a continuation of the existing development pattern in surrounding the site. The prevailing density around the site is about 1 unit per 2 acres which is actually a higher density than the applicant s request. The Future Land Use Amendment is concurrent with a Rezoning to the RR-PUD which first restricts other parcels from requesting a similar change in land use, unless the property is a minimum of 100 acres. Furthermore, the concurrent rezoning and development plan will enhance the existing natural features on the site by creating usable open space, and preserve significant habitat within the site. The development team will create equestrian amenities and a civic area consistent with the requirements of the RR-PUD. Although not proposed as part of this request, the applicant intends to provide for the land currently occupied by the feed store to remain while eliminating the other non-residential uses. The intent, if the County is willing to permit the civic site as a public use for the residents, is to create and central gathering place for the community consistent with the recommendations of the Jupiter Farms Neighborhood Plan. Again the Future Land Use Amendment request from RR-10 to RR-5 will compatible with the surrounding area. Policy 1.4-b The Rural Residential (RR-5) Future Land Use category shall be established to maintain a rural residential lifestyle for the Rural Tier. The County will initiate an amendment to the Future Land Use Atlas to designate qualifying subdivisions which meet the criteria listed below, as RR-5: 1. The average lot size is less than 10 acres; 2. The number of lots eligible for further subdivision does not exceed 15% of the total number of existing lots, consistent with the County s 85% Rule described in the FLUA Regulation Section; and, 3. The number of potential new lots created has minimal impact on the transportation network as defined in Land Use Policy 3.5-d. This future land use category shall recognize all existing lots as of the date of the designation, but shall require a minimum of 5 acres for all newly created lots thereafter, unless developed as a Rural Residential (RR) Cluster or Variable-Lot-Size development. Development Orders or Permits, which require a specific plan for development, shall comply with the provisions of the concurrency management system of the County. As stated, the proposed Future Land Use Amendment request from RR-10 to RR-5 will be a continuation of the existing rural residential lifestyle of the area. The average lot size will be less than 10 acres, the applicants intent is to develop the site consistent with Rural Residential Cluster, the RR- PUD regulations. Based on the preliminary traffic analysis the impact of the increased density has not significant impact on the transportation network consistent with FLU Policy 3.5-d and the requested amendment would also reduce the potential of additional future impacts of the Commercial Low 14-1 FLUA Amendment Staff Report E - 6 Burt Reynolds Ranch (LGA )

22 (CL) FLU as well as eliminate any with the Commercial Recreation (CR) Future Land Use designation. Policy 1.4-d: Any parcel of land in the Rural Tier shall not be further subdivided to form additional parcels, nor reduced in size, unless: each parcel created is consistent with the minimum lot size required by its respective future land use designation or is developed as a Rural Residential (RR) Cluster or Variable-Lot-Size development. Parcels may be subdivided for the purpose of enlarging other parcels in the subdivision. The overall number of units of the reconfigured lots may not exceed the original number of units calculated for the lots being reconfigured. Again it is the intent of the applicant to rezone the property utilizing the RR-PUD or thereby utilizing the Rural Residential (RR) Cluster type of development concurrent with the Future Land Use Amendment from RR-10 to RR-5. While the request will increase the existing density of the property, the request does not impact the existing density pattern of the area or somehow alter the rural character of the area. The requested amendment will have a positive effect on the property as it will preserve a large portion of the site for natural area, connected and usable open space consistent with the neighborhood character and intent to promote equestrian and rural lifestyles. Policy 1.4-i: Future development in the Rural Tier shall be consistent with native ecosystem preservation and natural system restoration, regional water resource management protection, and incorporation of greenway/linked open space initiatives. The applicant, consistent with this Policy and the intent of the RR PUD intends to develop the site with approximately 30 units clustered onto 40% of the total site acreage. The remaining areas will comprise connected natural areas with preservation of the site s resources and the existing character of the natural setting as well as provided for equestrian amenities and related community considerations. Policy 1.4-j: The existence of public facilities of any kind, including potable water, wastewater and/or reclaimed water pipelines, shall not be used as justification for making future land use decisions that increase density and/or intensity in the Rural Tier. In order to ensure system efficiency, properties within an area where a public or privately owned potable water, reclaimed water, and/or wastewater utility has been granted or assigned utility service area rights by Palm Beach County, the utility may extend lines and the properties may connect to the utility s system. Concurrent with the Future Land Use Amendment request from RR-10 to RR-5, the applicant is requesting a variance from Article 11 of the County s ULDC, which requires all planned developments, including RR-PUDs to connect to a potable water and wastewater system. Thus, consistent with this policy no extension of such services is even contemplated nor desired. The Jupiter Farms Neighborhood Plan clearly stated that the community does not want to connect to water and wastewater services even if they become available. The applicant intends to develop in character with the Neighborhood Plan. Policy 2.1-a: The future land use designations, and corresponding density and intensity assignments, shall not exceed the natural or manmade constraints of an area, considering assessment of soil types, wetlands, flood plains, wellfield zones, aquifer recharge areas, committed residential development, the transportation network, and available facilities and services. Assignments shall not be made that underutilize the existing or planned capacities of urban services. The proposed Future Land Use Amendment from RR-10 to RR-5 is contemplated to enhance and protect the existing natural systems and respect the manmade constraints of the area. As we have illustrated the proposed density increase is less than the actual physical density created by the development of the surrounding area. None of the agencies contacted or information provided has shown that the request would create a negative impact on the area FLUA Amendment Staff Report E - 7 Burt Reynolds Ranch (LGA )

23 Policy 2.1-f: Before approval of a future land use amendment, the applicant shall provide an adequate justification for the proposed future land use and for residential density increases demonstrate that the current land use is inappropriate. In addition, and the County shall review and make a determination that the proposed future land use is compatible with existing and planned development in the immediate vicinity and shall evaluate its impacts on: 1. The natural environment, including topography, soils and other natural resources; An environmental assessment of the site has been included with this application. It is important to note that the site was used for a variety of purposes and has already been disturbed. 2. The availability of facilities and services; Because of the rural nature of the area, many urban services are unavailable, and not encouraged by the local community nor needed to support this request. However the rural facilities, like consideration of protection of the existing character, natural environment, promotion of equestrian activities is being enhanced. 3. The adjacent and surrounding development; As has been noted in this application, the proposed request is consistent with the surrounding development pattern, in terms of the physical reality of the built environment, in terms of both use and intensity and density. 4. The future land use balance; The requested amendment is consistent with the surrounding land use and intent of the Rural Tier. 5. The prevention of urban sprawl as defined by 9J-5.006(5)(g), Florida Administrative Code (F.A.C.); The site was previously used for residential and non-residential uses. The proposed request and ultimate development of the site, will be consistent with surrounding development pattern and provides for improved utilization of the area in that promotes goals for the Rural Tier and Jupiter Farms plan. Thus, this request would not constitute urban sprawl. 6. Community Plans and/or Planning Area Special Studies recognized by the Board of County Commissioners; and Though requesting the RR-5 designation over maintaining the RR-10 Future Land Use Designation, the applicants overall development proposal is consistent with many of the recommendations of the Jupiter Farms Neighborhood Plan. It also further the plan s intent to protect the character of the area, its rural nature, environmental sensitivity and equestrian community. 7. Municipalities in accordance with Intergovernmental Coordination Element Objective 1.1. The subject site is not adjacent to any local municipalities. The closest municipality is the Town of Jupiter. The Jupiter Farms Community has expressed no desire to annex into the Town limits. The Town of Jupiter will review the request as provided for through IPARC. Policy 2.1-h: The County shall not approve site specific Future Land Use Atlas amendments that encourage piecemeal development or approve such amendments for properties under the same or related ownership that create residual parcels. The County shall also not approve rezoning petitions under the same or related ownership that result in the creation of residual parcels. The request for the RR-5 land use designation does create piece meal development as the application provides for the continuation of an existing development pattern. Furthermore, it permits the preservation of valued resources and exiting environmental character of property with a common residential context FLUA Amendment Staff Report E - 8 Burt Reynolds Ranch (LGA )

24 Policy g: To promote the GLOSS, Palm Beach County shall continue to enable existing residential developments within Residential Districts and Planned Development Districts that wish to establish greenways between the development and other destinations to work with the Zoning Division and Land Development Division to incorporate the proposed connections within site plans or subdivisions in accordance with ULDC Article 4.B Passive Park. Based on the preliminary development plans, it is the applicant s intent to develop and incorporate the site s opens space such that it creates a connection to an existing trails system with the Jupiter Farms area. The network eventually connects into Riverbend Park east of the subject property. Consistency with Florida Statutes/Administrative Code The proposed amendment is consistent with Florida Statutes. Chapter 163, FS was substantially revised. Rule 9J-5 was repealed and removed from the Florida Administrative Code. ( 72, HB 7207). The statutes, however, continue to require that all mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. The proposed amendment is supported by the data and analysis provided in the application and justification above FLUA Amendment Staff Report E - 9 Burt Reynolds Ranch (LGA )

25 Exhibit 4 Applicant s Public Facilities Table VIII. Public Facilities Information A. Traffic Information In order to be accepted on the day of intake, the application must include the Traffic Study (as Attachment H) and a Traffic Review letter from the PBC Traffic Division (ph ). The letter must state if the application is consistent with FLUE 3.5-d at the maximum proposed future land use designation trip generation. If a project is not consistent with FLUE 3.5-d at the maximum intensity/density, the letter must also state that reduced intensity/density that is consistent with the policy. Call or visit for more information. Proposed Maximum Current FLU 150 Daily Trips 150 Daily Trips Proposed FLU 300 Daily Trips 300 Daily Trips Difference 150 Daily Trips 150 Daily Trip Significantly impacted roadway segments that fail (Long Range) Significantly impacted roadway segments for Test 2 Traffic Consultant None None Pinder Troutman Consulting, Inc. None None B. Mass Transit Information Nearest Palm Tran Route(s) Nearest Palm Tran Stop Nearest Tri Rail Connection Approximately 5.6 miles - Route 10 (Central Blvd. and Indiantown Road) Approximately 5.6 miles - Central Blvd and Indiantown Road. Approximately 19 miles - Mangonia Park Station C. Potable Water & Wastewater Information The application must include a Potable Water & Wastewater Level of Service (LOS) comment letter as Attachment I. This letter should state the provider/s of potable water and wastewater is/are able to maintain their current level of service standard established by the potable water provider, while accommodating the increase of density/intensity of the proposed amendment. Potable Water & Wastewater Providers Potable water will be provide to each lot (home site) by an individual well and water treatment system. The on-site system will be designed, permitted and constructed in accordance with Palm Beach County ULDC (Article 15, ECR I) 14-1 FLUA Amendment Staff Report E - 10 Burt Reynolds Ranch (LGA )

26 Nearest Water & Wastewater Facility, type/size and local Palm Beach County Health Department regulations Wastewater Disposal will be provided for each lot (home site) by an on-site individual septic tank and drainfield system. The on-site system will be designed, permitted and constructed in accordance with Palm Beach County ULDC (Article 15, ECR II) and local Palm Beach County Health Department regulations. D. Drainage Information Drainage Statement as Attachment J. E. Fire Rescue Nearest Station PBCFR Station #14 (12015 Indiantown Rd.) Distance to Site 5 miles Response Time 8 minutes 15 seconds Effect on Resp. Time Attachment K. F. Environmental Significant habitats or species Flood Zone* Attachment L. Flood Zone B Wellfield Zone* Attachment M. G. Historic Resources Attachment N. H. Parks and Recreation Residential Only Park Type Regional Beach District Name and Location Riverbend Park 9060 Indiantown Road, Jupiter, Florida Carlin Park 400 S. S.R. A1A, Jupiter, Florida Jupiter Farms District C Jupiter Farms Road, Jupiter, Florida Level of Service* Population Change Change in Demand FLUA Amendment Staff Report E - 11 Burt Reynolds Ranch (LGA )

27 I. Libraries Residential Only Library Name Address Jupiter Branch Library 705 Military Trail City, State, Zip Jupiter, FL Distance Component Level of Service 5.67 miles Population Change Change in Demand Collection 2 holdings per person Periodicals 5 subscriptions per 1,000 persons Info Technology $1.00 per person $35.89 Professional staff 1 FTE per 7,500 persons All other staff 3.35 FTE per professional librarian Library facilities 0.34 sf per person J. Public Schools Residential Only Provide Comment Letter as Attachment O. Name Elementary Middle High Jupiter Farms Elementary Watson B. Duncan Middle Jupiter Community High School Address Haynie Lane th Court North 500 Military Trail City, State, Zip Jupiter, FL Palm Beach Gardens, FL Jupiter, FL Distance 2.07 miles 6.65 miles 5.64 miles 14-1 FLUA Amendment Staff Report E - 12 Burt Reynolds Ranch (LGA )

28 Exhibit 5 Traffic Study (Available to the LPA & BCC upon request) Traffic studies and other additional supplementary materials for site-specific amendments are available to the public on the PBC Planning web page at: FLUA Amendment Staff Report E - 13 Burt Reynolds Ranch (LGA )

29 Exhibit 6 Traffic Division Letter 14-1 FLUA Amendment Staff Report E - 14 Burt Reynolds Ranch (LGA )

30 Exhibit 7 Water & Wastewater Provider LOS Letter 14-1 FLUA Amendment Staff Report E - 15 Burt Reynolds Ranch (LGA )

31 Exhibit 8 Palm Beach County School District LOS Letter 14-1 FLUA Amendment Staff Report E - 16 Burt Reynolds Ranch (LGA )

32 14-1 FLUA Amendment Staff Report E - 17 Burt Reynolds Ranch (LGA )

33 Exhibit 9 Disclosure of Ownership Interests 14-1 FLUA Amendment Staff Report E - 18 Burt Reynolds Ranch (LGA )

34 14-1 FLUA Amendment Staff Report E - 19 Burt Reynolds Ranch (LGA )

35 14-1 FLUA Amendment Staff Report E - 20 Burt Reynolds Ranch (LGA )

36 14-1 FLUA Amendment Staff Report E - 21 Burt Reynolds Ranch (LGA )

37 14-1 FLUA Amendment Staff Report E - 22 Burt Reynolds Ranch (LGA )

38 14-1 FLUA Amendment Staff Report E - 23 Burt Reynolds Ranch (LGA )

39 14-1 FLUA Amendment Staff Report E - 24 Burt Reynolds Ranch (LGA )

40 14-1 FLUA Amendment Staff Report E - 25 Burt Reynolds Ranch (LGA )

41 Exhibit 10 Map - Jupiter Farms Parcel Lot Sizes 14-1 FLUA Amendment Staff Report E - 26 Burt Reynolds Ranch (LGA )

42 Exhibit 11 Map - Jupiter Farms Parcels with 10 acres or More 14-1 FLUA Amendment Staff Report E - 27 Burt Reynolds Ranch (LGA )

43 Exhibit 12 Correspondence 14-1 FLUA Amendment Staff Report E - 28 Burt Reynolds Ranch (LGA )

44 14-1 FLUA Amendment Staff Report E - 29 Burt Reynolds Ranch (LGA )

45 14-1 FLUA Amendment Staff Report E - 30 Burt Reynolds Ranch (LGA )

46 14-1 FLUA Amendment Staff Report E - 31 Burt Reynolds Ranch (LGA )

47 14-1 FLUA Amendment Staff Report E - 32 Burt Reynolds Ranch (LGA )

48 14-1 FLUA Amendment Staff Report E - 33 Burt Reynolds Ranch (LGA )

49 14-1 FLUA Amendment Staff Report E - 34 Burt Reynolds Ranch (LGA )

50 14-1 FLUA Amendment Staff Report E - 35 Burt Reynolds Ranch (LGA )

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