PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION

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1 PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: PDD/W Control No.: Petitioner: Boynton Beach Associates XIX, LLP Owners: Boynton Beach Associates XIX, LLP Catherine Voutsad Tr. William A. Du Bois, Jr. Mitchell A. Hyder Tr. Edward A. Hyder Agent: Kilday & Associates, Inc. Telephone No.: (561) Project Manager: Eric McClellan, Senior Site Planner Location (Development Area): Southwest corner of Boynton Beach Boulevard and Lyons Road (Lyons West AGR-PUD). Title: Official Zoning Map Amendment to a Planned Develoment District. Request: Rezoning from Agricultural Reserve (AGR) Zoning District to the Agricultural Reserve Planned Unit Development (AGR-PUD) District. Title: Waiver. Request: To allow deviation from cul-de-sac and dead-end restrictions. PETITION SUMMARY: Proposed is the rezoning of acres of land from the Agricultural Reserve (AGR) Zoning District to the Agricultural Reserve Planned Unit Development (AGR-PUD) District to allow for the development of 943 detached dwelling units at a gross density of 1.01 dwelling unit per acre. The proposed 60/40 AGR-PUD consists of a acre development area located at the southwest corner of Boynton Beach Boulevard and Lyons Road; a non-contiguous acre preservation parcel located approximately 1.5 mile south of West Atlantic Avenue on the west side of State Road 7/US 441; and an acre preserve area located along the Lyons Road frontage of the development area that will contribute to the Rural Parkway. Additionally, the applicant is requesting a waiver to allow more than 25 percent of the proposed streets to terminate in a cul-de-sac or dead-end. The proposed site plan for the acre development area indicates 349 single-family units and a maximum of 594 zero lot line units; 16 lakes totaling acres; a 8.4-acre recreation parcel; 4 satellite recreation areas totaling 1.63 acre; and multiple open space areas totaling acres. Access to the site will be from Lyons Road and State Road 7/US 441. ISSUES SUMMARY: o Consistency with Comprehensive Plan The Planning Division has determined that the request is consistent with the site s Agricultural Reserve (AGR) Future Land Use (FLU) designation as assigned by the Comprehensive Plan, including densities and intensities of use. Furthermore, the site is located within the Agricultural Reserve (AGR) Tier; a Limited Urban Service Area (LUSA); and both the acre development area and acre Rural Parkway fall within the boundaries of the West Boynton Area Community Plan (WBACP) study area. See Planning Division Comments for additional information and further discussion on these issues. BCC September 22, 2005 Page 155

2 o Compatibility with Surrounding Land Uses (Development Area) Each of the contiguous properties to the north and west of the acre development area; the adjacent property across the Lake Worth Drainage District L-24 Canal (100- foot wide right-of-way) and Boynton Beach Boulevard (120-foot wide right-of-way) to the north; and the adjacent property across the Lake Worth Drainage District E-1 Canal (100-foot wide right-of-way) and State Road 7/US 441 (235-foot wide right-of-way) to the west are either undeveloped or support bona fide agricultural use. The adjacent property at the southeast corner of Lyons Road and Boynton Beach Boulevard is currently undeveloped yet was the subject of both a recent Large Scale Future Land Use (FLU) amendment and concurrent rezoning to the TMD Zoning District (Canyons Town Center, TDD/R ). Also to the east, across Lyons Road (110-foot wide right-of-way), is the Fogg North (aka Canyon Lakes) PUD, which is approved for the development of 500 total detached dwelling units at a gross density of.96 du/ac. The adjacent property to the south, across the Lake Worth Drainage District L-26 Canal (60- foot wide right-of-way), supports agricultural use. As proposed and subject to the recommended conditions of approval, staff anticipates no adverse impacts to the surrounding properties from the requests. o Traffic The Engineering Department estimates that the proposed development would generate 9,430 trips per day. o Landscape/Buffering (Development Area) Article 3.E.2.F.4.d. of the Unified Land Development Code (ULDC) requires a minimum 50-foot wide landscape buffer along the perimeter of the development area of an AGR- PUD. The proposed site plan provides for the required 50-foot wide perimeter buffer fronting State Road 7/US 441 and abutting adjacent property along the west property lines; along the north property line fronting Boynton Beach Boulevard; and along a portion of the north property line where the acre development area abuts an adjacent property. A 25-foot wide landscape buffer is provided along the remainder of the north property line and the entire length of the south property line, which reflects a 50 percent width reduction that is authorized by Article 3.E.2.F.4.d.1) given the presence of canals exceeding 50 feet in width adjacent to these property lines. Along the east property line of the development area fronting Lyons Road, the applicant is proposing to contribute a 100-foot wide strip of land in furtherance of the scenic Rural Parkway corridor. The ULDC requires the 50-foot wide perimeter landscape buffer to be provided on the interior side of the Rural Parkway. During the course of review, the applicant obtained variance relief (BA ) from the Board of Adjustment to allow for a 15-foot wide landscape buffer along this property line abutting the Rural Parkway. The proposed site plan incorporates the 15-foot wide landscape buffer permitted by BA The applicant is proposing both berms and an opaque wall within the landscape buffer fronting State Road 7/US 441. These landscape features are being proposed to satisfy Florida Department of Transportation (FDOT) noise attenuation requirements for residential projects adjacent to state maintained roadways. Since berms are prohibited in the Rural Tier in accordance with ULDC Table 7.C.3-1, an Alternative Landscape Plan will be required for this property line in order to accommodate the proposed landscaping program. o Preservation Areas The proposed 60/40 AGR-PUD requires acres of preservation area based upon the total gross acreage of the overall development less right-of-way reservations. A total of acres of preservation land is being proposed to satisfy this requirement. Article 3.E.2.F.3 of the ULDC permits the preservation area(s) or pod(s) of an AGR- PUD to be located remote from the associated development area. However, such preservation areas shall 1) contain a minimum of 150 contiguous acres, or 2) share a BCC September 22, 2005 Page 156

3 common boundary with an existing preservation area, agricultural area preserved under the PACE program, or a designated wetland which is in public ownership, and which when combined with the existing adjacent area has a land area equal to or greater than 150 acres. A brief description and summary of each of the proposed preserve parcels follows: Hyder Preserve: This preservation area is located approximately 1.5 mile south of West Atlantic Avenue on the west side of State Road 7/US 441. The proposed preserve has approximately 1.1 mile of frontage on State Road 7/US 441; consists of 8 individual parcels (in whole or in part); and collectively totals acres. These lands currently supports bona fide agricultural uses and accessory structures that are planned to remain. The entire site will be subject to a conservation easement to ensure the perpetual preservation of the parcel for agricultural, open space, and/or water management purposes. The site borders an existing preservation area (Ord ) along portions of the north and west boundaries of the subject site, which is a portion of the preservation program for the Oaks at Boca Raton PUD (fka Fox Hill Estates PUD and Rainbow PUD, Petition ). This adjacent property is formally known as Sunshine Meadows (Petition , Resolution R ) and functions as an equestrian boarding, breeding and training facility. The acre Hyder preserve area complies with ULDC preservation requirements since the site alone exceeds the minimum requirement of 150 acres. The site also qualifies as a preserve area since the site shares a common boundary with the existing preservation area to the west. Rural Parkway: As referenced above, the applicant is proposing to provide a 100-foot wide strip of land totaling acres along the Lyons Road frontage of the proposed development area to benefit the scenic Rural Parkway corridor. Pursuant to Policy e of the Palm Beach County Comprehensive Plan, the acreage of this area is credited toward the required preserve area for the proposed 60/40 AGR-PUD. Details provided by the applicant (See Regulating Plan herein) indicate that the proposed Rural Parkway area includes an undulating earthen berm; an 8-foot wide meandering sidewalk; an 8-foot wide equestrian trail; 2 pedestrian seating areas; and substantial quantities of plantings and vegetation. To date, the vast majority of these improvements have been installed. o Exemplary Projects Pursuant to Article 3.E.2.A.4 of the ULDC, a rezoning of property to the PUD district shall only be granted for projects that exceed the minimum ULDC requirements for a Planned Development District. The proposed Master and Site Plans and commitments made within the applicant s Justification Statement submitted during the review process provide the following features to achieve the PUD exemplary design objectives: curvilinear and meandering roadways to offer a varied streetscape and interrupt line-of-sight; decorative paving treatment at the site s entrances from Lyons Road and State Road 7/US 441, and at strategic intersections throughout the site; lake tracts that incorporate a curvilinear shoreline to achieve a naturalistic appearance; residential lots that exceed minimum ULDC width and depth requirements, thereby allowing flexibility in footprint orientations and setbacks; designing the site in a manner that includes a limited number of back-toback lots and that allows the vast majority of lots to abut a landscape buffer, recreation/open space area, and/or lake tract; focal points within all cul-de-sac islands and eyebrows; an 8.4-acre waterfront recreation area that alone exceeds minimum ULDC requirements for total recreation space; locating open spaces and passive recreation areas to align with select T- intersections; pedestrian access points from the Rural Parkway to the development area; designated landscape areas and adjacent lake tracts along each side of the entrance drive to the development area to create a scenic entry; decorative paving treatment for the driveway of each individual unit; and, BCC September 22, 2005 Page 157

4 dispersing building elevations throughout the site to prevent the creation of monotonous streetscapes. To further the PUD exemplary design objective, staff is recommending that the following elements be incorporated into the final site design and development: enhanced quality of canopy trees within perimeter landscape buffers; elimination of permitted palm substitutions for canopy trees within perimeter landscape buffers; additional quantities of plant materials (i.e. palms and pine trees) within all perimeter landscape buffers; a fountain as a focal feature within select lake tracts; upgraded amenities within the recreation and open space areas located throughout the site; additional paving treatment at strategic locations; and, a continuous 8-foot wide bike lane to and through the 8.4-acre recreation pod and connecting to the 8-foot wide bike lane provided within the site s 80-foot wide right-of-ways to establish continuity amongst all facets of the site s non-vehicular circulation system. o Waiver: Deviation from Cul-de-sac and Dead-end Restrictions Pursuant to the Planned Development District (PDD) Performance Standards of ULDC Article 3.E.1.C.2.a.5), no more than 25 percent of the local streets in a PDD shall terminate in a cul-de-sac or a dead-end unless waived by the BCC. The proposed site plan indicates that 11 (or 27.5%) of the proposed 40 streets within the development area will terminate in a cul-de-sac or dead-end. The applicant is requesting that the BCC waive this limitation in order to accommodate the proposed site design. Staff has no objection to the request since only a small fraction of the proposed lots (33 of 943, or 3.5%) gain access from the proposed cul-de-sacs and dead-ends; in light of the proposed design for the development area; and since the efficiency, safety and function of the internal circulation program is not unreasonably compromised by the proposal. o Project Design/Analysis Pursuant to ULDC Article 3.E.2.C.3 and Table 3.E.2.C-15, not less than 2% of the gross acreage of a PUD (or the gross acreage of the development area of an AGR PUD) shall be dedicated for civic use. The civic site requirement for this proposed PUD would therefore be 7.41 acres based upon gross acres. However, Palm Beach County and the applicant, G.L. Homes, entered into an agreement on May 18, 2004 (i.e. Exchange and Civic Site Dedication Agreement) to allow the civic requirement for potential future residential projects to be satisfied through off-site assemblages of land (i.e. Civic Bank) that have been conveyed to Palm Beach County for public civic use. Civic requirements for the proposed PUD would be satisfied under the terms of the aforementioned agreement. Accordingly, a civic site is neither required nor being proposed to satisfy the minimum civic requirements for this proposed PUD. Additionally, the proposed site plan indicates that a model row will be located within Pod E of the proposed PUD. Pursuant to ULDC Article 3.E.1.G.3.c., a model row is permitted for planned developments with 300 or more units; shall consist of a maximum of 16 units; shall be located within a residential pod; shall be limited to the sale of units within the project only; and shall be designated on the site plan at time of approval by the Board of County Commissioners (BCC). As proposed, the model row meets all ULDC requirements. o Site History The proposed Hyder preserve includes land area that received previous approvals by the Board of County Commissioners (BCC). On September 25, 1980, the BCC approved a request for a Special Exception to allow a horse breeding and training farm, commercial sales and service enterprises, recreation facility and club, including on-site sewage treatment plant and on-site water treatment facility via Resolution R BCC September 22, 2005 Page 158

5 (Petition ). On June 25, 1981, a Special Exception to allow the excavation and removal of muck, sand, rock, shell, soil or other extractive materials was approved via Resolution R Approval of the current request would supercede these previous approvals and use of the subject preservation site shall be in accordance with both ULDC regulations and any further restricts established within the forthcoming conservation easement. o September 1, 2005 Zoning Commission (ZC) Hearing At the ZC hearing, the applicant objected to the Building and Site Design Condition 3, which recommended a fountain to serve as a focal feature within each lake tract. The applicant voiced agreement to provide a fountain within 5 of the 16 lake tracts. A representative of COBWRA voiced support for this modification to allow future residents more flexibility in the choice of neighborhood amenities and due to prevailing electricity limitations. Staff noted that the recommendation was both preferred and consistent with past projects, but there would be no objection to the proposal for 5 lake fountains. The condition has been amended herein to reflect this position. Following this discussion, the ZC voted unanimously in favor of the requests. TABULAR DATA EXISTING PROPOSED Property Control Numbers: Pending Land Use Designation: Agricultural Reserve (AGR) Same Agricultural Zoning District: Agricultural Reserve (AGR) Planned Development PUD) Tier: Agricultural Reserve Same Bona fide agriculture and Residential Use: Undeveloped Reserve Unit (AGR Acreage: acres Same Dwelling Units: N/A 943 du Density: N/A 1.01 du/ac Access: N/A Lyons Road (1) and State Road 7/US 441 (1) CODE ENFORCEMENT: N/A PUBLIC COMMENT SUMMARY: At the time of publication, staff had received no letters in support and 1 letter in opposition to the requests. No comments were provided on the letter of opposition. BCC September 22, 2005 Page 159

6 RECOMMENDATION: Staff recommends approval of the requests, subject to fortyeight (48) conditions as indicated in Exhibit C. ACTION BY THE ZONING COMMISSION: September 1, 2005: Motion to recommend approval of the requests as amended, carried 6-0. MOTION: To adopt a resolution approving an Official Zoning Map Amendment from the Agricultural Reserve Zoning District to the Agricultural Reserve Planned Unit Development District. MOTION: To adopt a resolution approving a Waiver to allow deviation from cul-de-sac and dead-end restrictions. BCC September 22, 2005 Page 160

7 BCC September 22, 2005 Page 161

8 BCC September 22, 2005 Page 162

9 BCC September 22, 2005 Page 163

10 BCC September 22, 2005 Page 164

11 AERIAL PHOTOGRAPH NOT INCLUDED IN ELECTRONIC STAFF REPORT BCC September 22, 2005 Page 165

12 MASTER PLAN DATED MAY 12, 2005 BCC September 22, 2005 Page 166

13 CONCEPTUAL SITE PLAN (SHEET 1) DATED MAY 12, 2005 BCC September 22, 2005 Page 167

14 CONCEPTUAL SITE PLAN (SHEET 2) DATED MAY 12, 2005 BCC September 22, 2005 Page 168

15 REGULATING PLAN (SHEET 1) DATED MAY 12, 2005 BCC September 22, 2005 Page 169

16 REGULATING PLAN (SHEET 2) DATED MAY 12, 2005 BCC September 22, 2005 Page 170

17 STAFF REVIEW AND ANALYSIS PLANNING DIVISION COMMENTS: FUTURE LAND USE (FLU) PLAN DESIGNATION: Agricultural Reserve (AGR) Underlying Land Use: None CONSISTENCY WITH FUTURE LAND USE (FLU) PLAN DESIGNATION: The Planning Division has reviewed the request for a rezoning from the Agricultural Reserve (AGR) Zoning District to the Agricultural Reserve Planned Unit Development (AGR- PUD) District. This AGR-PUD request comprises three (3) parcels: Lyons West PUD Development Area Parcel ( acres); Hyder Preserve ( acres); and the Rural Parkway Preserve (11.99 acres), which all have future land use (FLU) designations of Agricultural Reserve (AGR) and are in the Agricultural Reserve Tier. All of these sites are also in a Limited Urban Service Area (LUSA). Staff has determined that the two (2) preserve parcels have the potential to be preserve parcels. One of the preserve parcels (Hyder Preserve) qualifies based on Part 6.b of Future Land Use Element (FLUE) Policy i which states that preserve areas for a 60/40 PUD shall contain a minimum contiguous area of 150 acres; or have a common boundary with other preserve properties whose aggregate total equals at least 150 acres and are contiguous to other preserve parcels or parcels designated Conservation (CON) on the Future Land Use Atlas. The second preserve area, the 100-foto wide Lyons Road Rural Parkway Easement, qualifies as a Preserve area based on FLUE Policy e which states, Property owners located along a designated rural parkway in the Agricultural Reserve Tier shall receive credit for the parkway easement as a portion of their required preserve area as described in Future Land Use Policy d without regard to the minimum contiguous acreage requirement for the preserve area of an AgR-PDD established in Future Land Use Policies i and l. Transportation Element (TE) Policy 1.4-q describes the intent and concept of the Rural Parkway Easement. The Policy goes on to state, The following roadway segments are hereby designated as Rural Parkways: 2) Lyons Road, from Atlantic Avenue to Boynton Beach Boulevard, with a 100 foot easement on each side in order to accommodate multipurpose pathways. In addition, the following item applies to the 100-foot wide Lyons Road Rural Parkway Easement preserve parcel: 1. For the 100-foot wide Lyons Road Rural Parkway Easement, per TE Policy 1.4-q, Undulating berms, no taller than five feet and landscaped with native vegetation, shall be required. No walls shall be allowed within the parkway easements. No structures shall be allowed in the Rural Parkway Easement with the exception of the possibility of no more than two (2) bus shelters, benches, and water fountains. Utility easements may be allowed, located adjacent to the pathway portion of the easement. Drainage easements may only transverse the Lyons Road Rural Parkway Easement to place drainage in the developable portion of the PUD. 2. The requested rezoning is required to designate this site as a preservation area in accordance with the Comprehensive Plan. In addition, upon approval of the zoning request, Planning staff will designate this site as a preserve area of the PUD on the Future Land Use Atlas (FLUA). 3. This preservation parcel will be subject to a conservation easement for a 100-foot wide Rural Parkway. BCC September 22, 2005 Page 171

18 The following items apply to the Hyder Preserve parcel: 1. Existing roadways, infrastructure, and utilities shall be used only to support existing and future agricultural activities. 2. Since these properties will be dedicated as preserve areas for an AGR-PDD, any infrastructure existing on this property shall not be hooked-up to public utilities. 3. The requested rezoning is required to designate these sites as preservation areas in accordance with the Comprehensive Plan. In addition, upon approval of the zoning request, Planning staff will designate these sites as preserve areas of the PUD on the Future Land Use Atlas (FLUA). 4. Based on FLUE Policy j, the preservation areas will be subject to a conservation easement or deeded to Palm Beach County or to another governmental entity. 5. Based on FLUE Policy i.6.c, conservation easements for these preservation parcels will need to indicate the attributes of these preservation parcels and state a preservation purpose for the site (ie: will the site be used for: crop production, pasture, equestrian purposes, fallow land, environmental preservation, water storage, etc). 6. No residential units or farm residences (whether existing or proposed) shall be allowed on these preservation parcels. Planning Staff offers the following comments and recommendations in regard to the Development Area proposal's consistency with the Comprehensive Plan: Per FLUE Policy i.4, the development area of an AGR-PDD (60/40) is allowed only on Thoroughfares specified within the Agricultural Reserve section of the Future Land Use Element, (Boynton Beach Boulevard, S.R. 7, Atlantic Avenue, Clint Moore Road, Lyons Road north of Boynton Beach Boulevard, and Acme Dairy Road). The Lyons West AGR-PUD qualifies as a development area since the subject property has frontage on S.R. 7. The Comprehensive Plan also requires that the development area not be situated west of SR 7. The development area is east of SR 7. The Comprehensive Plan permits the 60/40 development option within the Agricultural Reserve. This requirement translates to 40% development area and 60% protected area, less Thoroughfare Plan right-of-way. Staff based the 60/40 option for this PUD's configuration on acres, ( gross acres less acres of previous Lyons Road R-O-W dedication) and is reflected in the following calculation: ( ac X.40 = acres maximum developable area) ( ac X.60 = acres minimum preserve area) This PUD involves acres (developable area) and acres (preserve area). As stated previously, Thoroughfare Plan rights-of-way (R-O-Ws), R-O-Ws not owned by the property owner, or R-O-Ws dedicated with compensation cannot be included in the 60/40 calculation. For this project, R-O-W for Lyons Road was not included in the 60/40 acreage figure of the site and therefore meets this requirement. The applicant has however included, for purposes of density calculations for the Lyons West AGR-PUD, acres of Lyons Road R-O-W adjacent to and south of the subject site. Lyons Road R-O-W, a 110-foot wide R-O-W, was previously dedicated to the County by the property owner as a condition of approval for the Canyon Lakes AGR-PUD (Fogg properties) adjacent to the east. Only the acreage associated with the eastern 55 feet of Lyons Road R-O-W was included for purposes of density calculations for that development. The Planning Division determined that remaining acreage associated with the western 55 feet (13.59 acres) of Lyons Road R-O-W, as requested by the applicant, could be included in the gross acreage figure ( acres) for BCC September 22, 2005 Page 172

19 purposes of density calculations since this R-O-W was owned by the property owner and dedicated to the County without compensation. Based on the previous discussion, the total units allowed for this PUD is based on acres, which includes acres of Lyons Road R-O-W dedication. Based on the permitted PUD density of 1 du/1 acre in the Agricultural Reserve, the applicant could build 943 dwelling units on the developable area. Based on the above analysis, Planning staff has determined that the development proposal is consistent with the Agricultural Reserve provisions of the Palm Beach County Comprehensive Plan and appropriate for this parcel's AGR FLU designation. The proposed request for 943 units is consistent with the density thresholds of the Comprehensive Plan for the AGR FLU designation. Transportation Element (TE) Policy 1.4.g, TE Policy 1.4.h, and TE Policy 1.4.i encourage the County to reduce the need for widening major and minor thoroughfares and disperse traffic by encouraging the placement of a well interconnected system of collector streets. Based on these policies, the PUD has provided a vehicular connection to State Road 7 and Lyons Road. In addition, FLUE Policy c states: At least one stub street in each of the four cardinal directions may be required in all AGR-PDDs unless the property is adjacent to a designated preserve area or lies west of State Road 7 or lies adjacent to the Ronald Reagan Turnpike. TE Policy 1.4.g, TE Policy 1.4.h, and TE Policy 1.4.i also discuss providing stub street connections to adjacent undeveloped parcels with a potential for future developments. A LWDD Canal (L-24) and Boynton Beach Boulevard borders the site to the north. However, the configuration of the northern portion of the site, so close to the intersection of Boynton Beach Blvd. and Lyons Road, and the presence of the canal prevents efficient and easy access to the site. As mentioned above, connections are provided to the east and west to State Road 7 and Lyons Road. There are undeveloped parcels to the south. However, there is a LWDD Canal (L-26) that prevents efficient and easy access to the parcel to the south. There is also undeveloped property adjacent to the site to the northwest. This property however, as indicated by the applicant, is planned as future preserve area for a proposed 60/40 AGR-PUD on the north side of Boynton Beach. A rezoning application has been submitted recently for that property and includes the above-mentioned adjacent property as proposed preserve. Additionally, there is a LWDD Canal (L-25) that prevents efficient and easy access to the parcel to the northwest. Based on the presence of these canals and the proposed use of the property to the northwest as preserve area for another AGR-PUD, the Master/Site Plan did not need to be revised to include vehicular and pedestrian connections to the northwest or south. The master plan and conceptual site plan were also reviewed for consistency with policies from the FLUE and Transportation Element (TE) that encourage vehicular and pedestrian interconnectivity both within and between sites and discourage the use of dead end streets in favor of through streets, including FLUE Policy 4.3-g, TE Policy 1.4- g, TE Policy 1.4-h, TE Policy 1.4-i, and TE Policy 1.9-j. Based on these policies, prior to Development Review Officer (DRO) master plan certification, Staff determined that the site was lacking some elements of efficient internal vehicular and pedestrian circulation. Pedestrian and vehicular interconnectivity between a cul-de-sac and a dead end street between development pods on the site could have been improved. This cul-de-sac could also have been eliminated to reduce walking and driving distances within the PUD. Several pods have loop roads that have only one vehicular/pedestrian access point. At a minimum, alternate pedestrian cut throughs could have been provided to the main road in the development to reduce walking distances. Therefore, prior to DRO master plan certification, Staff requested that the applicant revise the master plan to create vehicular and pedestrian linkages within the PUD to connect the cul-de-sac and dead end street and/or eliminate the cul-de-sac, and to provide addition access points to pods with loop roads. After meeting with Staff, the applicant opted not to redesign the site plan to provide additional vehicular and pedestrian connections to several pods with loop roads or BCC September 22, 2005 Page 173

20 connect/eliminate the cul-de-sac in order to improve vehicular and pedestrian interconnectivity within the site and reduce walking distances. Therefore, the certified master plan does not fully further policies in the Comprehensive Plan that encourage internal vehicular and pedestrian interconnectivity within sites and discourage the use of dead end streets in favor of through streets. The proposed PUD was also reviewed for consistency with FLUE Policy 4.3-i that promotes the concept of pedestrian orientated design such as providing pedestrian accessibility to amenities and improving pedestrian connections within communities. In accordance with this Policy, Staff requested that the applicant make possible design alterations to the project such as: providing sufficient access to all lake tracts; specifying and delineating recreation uses in the small park areas and recreation tract; providing a linear green space area along both R-O-W's leading to the recreation area; providing an additional green space with pedestrian trails that connect to the Rural Parkway; providing a wider multipurpose pathway within the 80 foot R-O-W; and providing pedestrian and bicycle pathways around the recreation tract to link the north and south R-O-W's to the recreation tract. Pathways around lake areas that front recreation and/or park areas and pedestrian pathways from internal roadways to the various lake, recreation, and park areas are strongly encouraged. Pathways around lake areas that front recreation and/or open space areas and pedestrian pathways from internal roadways to the various lake, recreation, and open space areas are strongly encouraged. After meeting with Staff, the applicant delineated the uses in the recreation areas, provided two additional pedestrian access points to the Rural Parkway, and provided an 8 foot multipurpose pathway within the 80 foot R-O-W. However the applicant opted not to provide make any of the other suggested revisions to the site plan. The site plan could have been further improved if Staff's suggested revisions were incorporated into the site's design. Staff has proposed a condition to require a pathway fronting the lake area within the recreation tract. TIER: The subject property is in the Agricultural Reserve Tier, which is a Limited Urban Service Area (LUSA). The Comprehensive Plan allows development in this area at a density of 1du/1 acre with a 60/40 AGR-PUD and provides for the extension of utilities. FUTURE ANNEXATION AREAS: The subject site is not in a future annexation area identified within an adopted Comprehensive Plan. INTERGOVERNMENTAL COORDINATION: The subject property is not located within one mile of any municipality. SPECIAL OVERLAY DISTRICT/NEIGHBORHOOD PLAN/PLANNING STUDY AREA: All affected parcels are located in the Agricultural Reserve. The development area and the Rural Parkway preserve area is located within the boundaries of the West Boynton Area Community Plan (WBACP). Staff has reviewed the proposed request for compliance with recommendations of the WBACP and has the following analysis. Inconsistent with Recommendations: Rec. 35: Discourage the use of dead end streets, loop streets and oversized blocks in favor of through street (collectors) and shorter blocks. Provide cut throughs for pedestrian access to transit. Promote the landscaping of rights of way. The proposed site plan shows many loop streets with only one access point onto the main road throughout the development that create an inefficient traffic flow. In addition, access to the community recreation tract is awkward because of the inefficient roadway pattern. Consistent with Recommendations: Rec. 3: Accept an agricultural future for the Ag. Reserve. BCC September 22, 2005 Page 174

21 Conclusions: The proposal is inconsistent with recommendation 35. The site plan has an inefficient roadway system with many loop streets only having one access point from the main roadway. This recommendation could be furthered if additional cut through are added within those pods with loop streets. The proposed development is consistent with recommendation 3. Although the Hyder Preserve parcel is not within the WBACP, preservation of parcels within the Agricultural Reserve is encouraged by the WBACP. FINDINGS: The request is consistent with the Agricultural Reserve provisions of the Palm Beach County Comprehensive Plan. It should be noted that the certified master plan does not further policies in the Comprehensive Plan regarding vehicular and pedestrian interconnectivity between sites and a policy in the Plan regarding pedestrian oriented designed communities and pedestrian accessibility to amenities. The site plan could have been further improved if Staff's suggested revisions were incorporated into the site's design. Staff has conditioned the project to require a pathway fronting the lake area within the recreation tract in order to improve pedestrian accessibility to this amenity. The development area and one of the preserve parcels (Rural Parkway preserve) are located within the boundaries of the West Boynton Area Community Plan (WBACP). Neither the Rural Parkway nor the Hyder Preserve parcel detracts from the goals, text, or recommendations of the neighborhood plan and therefore have no significant conflicts with the WBACP. However, a recommendation in the plan could have been furthered if additional cut throughs were provided within the development. ENGINEERING COMMENTS: MAJOR THOROUGHFARES Total traffic expected from this project is 9,430 trips/day. The applicant has estimated the build-out of the project to be January 1, TRAFFIC: Boynton Beach Boulevard SEGMENT: Lyons Road Florida Turnpike PRESENT: 14, 191 HISTORICAL GROWTH TRAFFIC: -- OTHER DEVELOPMENT TRAFFIC: -- FROM PETITION: 4,715 TOTAL: 18,906 PRESENT CAPACITY AT LEVEL OF SERVICE D : 15,900 PRESENT LANEAGE: 2 Lane PALM BEACH COUNTY HEALTH DEPARTMENT: WATER: Water is available to the property. Therefore, no well shall be permitted on the site to provide potable water. All existing onsite potable water supply systems shall be abandoned in accordance with Palm Beach County ECR-II. SEWER: Wastewater service is available to the property. Therefore, no onsite sewage treatment and disposal system (OSTDS) shall be permitted on this site. All existing OSTDS must be abandoned in accordance with Chapter 64E-6, FAC and Palm Beach County ECR-I. BCC September 22, 2005 Page 175

22 ENVIRONMENTAL RESOURCE MANAGEMENT COMMENTS: VEGETATION PROTECTION: The site is currently active agriculture with no native vegetation. There are wetlands on this portion of the project that South Florida Water Management District has taken jurisdiction of. WELLFIELD PROTECTION ZONE: The property is not located within a Wellfield Protection Zone. IRRIGATION CONSERVATION CONCERNS AND SURFACE WATER: All new installations of automatic irrigation systems shall be equipped with a water sensing device that will automatically discontinue irrigation during periods of rainfall pursuant to the Water and Irrigation Conservation Ordinance No Any non stormwater discharge or the maintenance or use of a connection that results in a non stormwater discharge to the stormwater system is prohibited pursuant to Palm Beach County Stormwater Pollution Prevention Ordinance No ENVIRONMENTAL IMPACTS: There are no significant environmental issues associated with this petition beyond compliance with ULDC requirements. OTHER: FIRE PROTECTION: The Palm Beach County Department of Fire Rescue will provide fire protection. SCHOOL IMPACTS: In accordance with adopted school concurrency, a Concurrency Determination for 943 detached units has been approved (Concurrency Case # C). The subject property is located within Concurrency Service Area 21 (SAC 259A). This project is estimated to generate approximately two hundred and seventy-three (273) public school students. The schools currently serving this project area are Hagen Road Elementary, Odyssey Middle, and Park Vista High. The site plan shows a bus shelter location. PARKS AND RECREATION: Based on the proposed 943 dwelling units, 5.66 acres of on site recreation is required. The plan submitted indicates there will be acres of recreation provided; therefore, the Parks and Recreation Department standards have been addressed. CONCURRENCY: Concurrency has been approved for 943 detached dwelling units. WATER/SEWER PROVIDER: Palm Beach County Water Utilities. FINDING: The proposed Zoning Map Amendment complies with Article 2.F of the ULDC, Concurrency (Adequate Public Facility Standards). DEVELOPMENT REVIEW EVALUATION (Development Area): SITE FACTORS: A acre site with approximately 1,265 feet (1/4 mile) of frontage on Boynton Beach Boulevard; approximately 5,300 feet (1 mile) of frontage on Lyons Road; and approximately 2,633 feet (1/2 mile) of frontage on State Road 7/US 441. Access to the site will be from Lyons Road (1) and State Road 7/US 441 (1). ADJACENT LAND USE AND ZONING: NORTH: Comprehensive Plan: Agricultural Reserve (AGR) Zoning District: Agricultural Reserve District (AGR) Supporting: Agricultural and Undeveloped BCC September 22, 2005 Page 176

23 SOUTH: Comprehensive Plan: Agricultural Reserve (AGR) Zoning District: Agricultural Reserve District (AGR) Supporting: Agricultural EAST: Comprehensive Plan: Agricultural Reserve (AGR) Zoning District: Agricultural Reserve Planned Unit Development (AGR-PUD) and Traditional Marketplace Development (TMD) Supporting: Canyon Lakes PUD, PDD (Resolution R ) and Canyons Town Center TMD, TDD/R WEST: Comprehensive Plan: Agricultural Reserve (AGR) Zoning District: Agricultural Reserve (AGR) Supporting: Agricultural ZONING REQUIREMENTS: A final master plan and site plans shall be approved by the Development Review Officer (DRO) in accordance with the Unified Land Development Code (ULDC). The DRO review will ensure compliance with Board of County Commission conditions of approval, and all applicable section of the ULDC. FINDINGS: 1. Consistent with Comprehensive Plan. The proposed amendment is consistent with the goals, polices and objectives of the Comprehensive Plan, including densities and intensities of use and provisions for development within the Agricultural Reserve Tier. 2. Consistent with Code. The proposed amendment is not in conflict with any portion of the ULDC, and is consistent with the stated purpose and intent of the ULDC. 3. Compatible with surrounding uses. The proposed amendment is compatible as defined in the Code and generally consistent with existing uses and zones in the immediate vicinity of the subject land. The proposed zoning district is appropriate for the site. 4. Changed conditions. The applicant indicates that the amendment responds to a continuous market demand for housing and ongoing growth in this general area of Palm Beach County. The applicant also references the significant assemblage of land for contribution to the County s preservation program, thereby furthering the goals of the Comprehensive Plan and ULDC. 5. Effect on Natural Environment. The site contains no native vegetation, is not located within a well field protection zone, and supports wetlands that fall within the jurisdiction of South Florida Water Management District. There are no significant environmental issues associated with the application beyond compliance with ULDC requirements. 6. Development Patterns. The site is bordered to the east by a recently approved mixed-use project and a residential project that is under construction. The proposed amendment would result in a logical and orderly development pattern and would have no adverse impact on local development trends. 7. Consistency with Neighborhood Plan. The site is composed of lands located within the boundaries of the West Boynton Area Community Plan. No significant inconsistencies have been identified with the recommendations of this plan. BCC September 22, 2005 Page 177

24 8. Adequate Public Facilities. Concurrency has been approved for 943 detached dwelling units. The proposed rezoning complies with Article 2.F. of the ULDC, Concurrency (Adequate Public Facility Standards). EXHIBITS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Legal Description (NA - attached to resolution) Vicinity Sketch Conditions of Approval Accident History Report BCC September 22, 2005 Page 178

25 EXHIBIT C CONDITIONS OF APPROVAL ALL PETITIONS 1. Development of the site is limited to the site design as approved by the Board of County Commissioners. The approved master plan and regulating plan are dated May 12, All modifications must be approved by the Board of County Commissioners unless the proposed changes are required to meet conditions of approval or are in accordance with the ULDC. (ONGOING: ZONING - Zoning) BUILDING AND SITE DESIGN 1. All landscape focal points shall be: a. subject to review and approval by the Landscape Section; and, b. reflected on the regulating plan prior to final approval by the Development Review Officer (DRO). (DRO: LANDSCAPE - Zoning) 2. Prior to final approval by the Development Review Officer (DRO), the site/regulating plans shall be revised to indicate a landscape focal point: a. within a central island of all cul-de-sacs; b. in the vicinity of the road frontage of all T-intersection open spaces; and, c. at the terminus of all dead-end streets. (DRO: ZONING - Zoning) 3. Prior to final approval by the Development Review Officer (DRO), the master/site plans shall be revised to indicate a minimum of one (1) fountain as a focal feature within lake tract 1, 2, 10, 11 and 14. The location of each fountain shall be subject to review and approval by the Zoning Division. (DRO: ZONING - Zoning) 4. Prior to final approval by the Development Review Officer (DRO), the site plan shall be revised to indicate a minimum eight (8) foot wide band of continuous decorative paving treatment (pre-cast concrete paver blocks or stamped concrete) as follows: a. surrounding a central island within all cul-de-sacs; b. along the perimeter of all semi cul-de-sacs/eyebrows, between the adjacent residential lots only; and, c. this paving shall consist of the same paving material and treatment that is provided at the intersections throughout the site. (DRO: ZONING - Zoning) 5. Prior to final approval by the Development Review Officer (DRO), the master/site plans shall be revised to indicate a dedicated bike path to and through the 8.4-acre recreation pod. This path: a. shall establish a continuous paved connection between the bike path provided within the 80-foot wide right-of-ways located north and south of the recreation pod; b. shall follow an alignment that is acceptable to the Zoning Division, Planning Division, Parks and Recreation Department, Engineering Department and Health Department for the entire duration of this path; BCC September 22, 2005 Page 179

26 c. may be provided in conjunction with a required sidewalk; d. shall be subject to all applicable design and dimensional requirements of ULDC Article 11; and, e. shall be reflected as a typical detail on the Regulating Plan prior to final approval by the DRO. (DRO: ZONING - Zoning) 6. Prior to final approval by the Development Review Officer (DRO), the site/regulating plans shall be revised to depict upgraded recreation amenities within each of neighborhood park. These additional amenities shall: a. be accessible from a minimum five (5) foot wide pathway composed of stamped concrete, paver blocks, or other improved surface. This pathway shall have a direct connection to the the primary sidewalk system on the property; b. include a minimum of two (2) pedestrian benches; c. include a minimum of one (1) trash receptacle adjacent to each pedestrian bench; d. include a shade structure (eg. trellis, gazebo, pergola), tot lot, fitness station, rest station, or similar recreation amenity or other shade structure; and, e. be subject to review and approval by the Architectural Review Section. (DRO: ZONING - Zoning) 7. Prior to final approval by the Development Review Officer (DRO), the master/site plans shall be revised to indicate an architectural focal point on the 1.02-acre open space tract located to the northeast of Pod E. This architectural focal point shall: a. consist of a loggia with decorative columns, berceaux, or fountain; b. be situated upon a minumum 800 square foot surface area composed of paver blocks, stamped concrete, or an alternative surface; c. incorporate a minimum of two (2) pedestrian benches; d. be accessible from a minimum five (5) foot wide pathway composed of stamped concrete, paver blocks, or other improved surface. This pathway shall have a direct connection to the the primary sidewalk system on the property; e. be reflected on the Regulating Plan; and, f. be subject to review and approval by the Architectural Review Section. (DRO: ZONING - Zoning) 8. Prior to final approval of a site plan for the 8.4-acre recreation pod, the Development Review Officer (DRO) shall apply and the property owner shall accept the following condition of approval: Prior to the issuance of a Certificate of Occupancy (CO) or Certificate of Completion (CC) for the clubhouse, whichever shall first occur, the clubhouse facility shall be equipped with a generator that complies with the following requirements: a. operates essential electrical systems, including A/C systems, for a minimum of thirty percent (30%) of the gross interior floor area of the building; b. an aboveground fuel storage system, or an alternative fuel storage system that is acceptable to Palm Beach County, with a minimum capacity that is acceptable to the Building Division shall be located adjacent to the generator; c. setback in accordance with the Property Development Regulations for a Recreation Pod in accordance with ULDC Table 3.E.2.D-16; BCC September 22, 2005 Page 180

27 ENGINEERING d. screened from view on all sides by an opaque barrier constructed of compatible materials, color and character as the building or equivalent landscaping; e. subject to review and approval by the Building Division; and, f. deviation from these requirements shall be permitted if consistent with future ULDC regulations. (BLDG PERMIT: MONITORING - Zoning) 1. TRAFFIC PERFORMANCE STANDARDS PHASING REQUIREMENTS In order to comply with the mandatory Traffic Performance Standards, the Developer shall be restricted to the following phasing schedule: No Building Permits for the site may be issued after January 1, A time extension for this condition may be approved by the County Engineer based upon an approved Traffic Study which complies with Mandatory Traffic Performance Standards in place at the time of the request. This extension request shall be made pursuant to the requirements of Article 2 Section E of the Unified Land Development Code. (DATE: MONITORING - Eng) 2. SIGNALIZATION REQUIRMENTS The Property Owner shall fund the cost of signal installation if warranted as determined by: a) the County Engineer at the Project's Entrance and Lyons Road; and, b) the County Engineer and the Florida Department of Transportation at the Project's Entrance and SR 7. Signalization shall be a mast arm structure installation. The cost of signalization shall also include all design costs and any required utility relocation. Building Permits for more than 220 dwelling units shall not be issued until the property owner provides acceptable surety in the form of a cash bond or escrow agreement to the Traffic Division in an amount as determined by the Director of the Traffic Division. (BLDG PERMIT:MONITORING - Eng) 3. In order to request release of the surety for the traffic signal at these intersections, the property owner shall provide written notice to the Traffic Division stating that the final certificate of occupancy has been issued for this development and requesting that a signal warrant study be conducted at both itersections. The Traffic Division shall have 24 months from receipt of this notice to either draw upon the monies to construct the traffic signal or release the monies. (ONGOING: ENG - Eng) 4. ROADWAY CONSTRUCTION EASEMENT Prior to issuance of a building permit, the property owner shall convey a roadway construction easement to Palm Beach County at the Projects Entrance Road and Lyons Road. This roadway construction easement shall contain an isosceles trapezoid connecting the required corner clips across this property owners road right of way for Lyons Road. Construction by the property owner within this easement shall conform to Palm Beach County Standards and Codes. The location, legal sketches BCC September 22, 2005 Page 181