A. Application Summary

Transcription

1 Item: COMPREHENSIVE PLAN AMENDMENT STAFF REPORT AMENDMENT ROUND 18-C A. Application Summary I. General Data BCC ADOPTION PUBLIC HEARING, AUGUST 23, 2018 Project Name: Entrada Commons (LGA ) FLUA Summary: RR-5 to CL/RR-5 Acres: 5.38 acres Location: Northeast corner of Seminole Pratt Whitney and Southern Boulevard Project Manager: Stephanie Gregory, Senior Planner Applicant: Gary D. Brown Revocable Trust Owner: Agent: Staff Recommendation: Gary D. Brown Revocable Trust Bradley Miller, Miller Land Planning Consultants Staff recommends approval based upon the conclusions contained within this report II. Assessment & Conclusion The proposed amendment consists of a site-specific future land use designation change on 5.38 acre site from Rural Residential, 1 unit per 5 acres (RR-5) to Commercial Low with an underlying 1 unit per 5 acres (CL/RR-5) in order to develop up to 23,435 square feet of commercial uses. The site is located in the Rural Tier and in an area of the County known as the Central Western Communities at the northeast corner of the intersection of Seminole Pratt Whitney Road and SR80/Southern Boulevard. The site is currently vacant and has not been the subject of a prior land use amendment. The applicant s justification states that changed conditions since the adoption of the 1989 Comprehensive Plan have occurred that support the amendment to Commercial. Two future land use amendments have been adopted in the vicinity of the site from Rural Residential to Commercial Low and Institutional and Public Facilities, and the location of the site meets the County s Commercial Location Criteria for the Tier. In addition, this intersection was identified as an appropriate location for a commercial node in and since the adoption of the Managed Growth Tier System in 1999, and was later supported by the Central Western Communities Sector Plan. The applicant has demonstrated that residential development on the site is no longer appropriate, and that the proposed amendment to commercial is consistent with applicable Comprehensive Plan policies and that there are no service delivery or compatibility issues with the request. 18-C Amendment Staff Report 1 Entrada Commons (LGA )

2 III. Hearing History Local Planning Agency: Approval, motion by Michael Peragine, seconded by Lori Vinikoor, passed in a 12 to 0 vote at the April 13 th public hearing. Board members questioned the maximum floor area ratio allowed on the adjacent Sluggett property to the west and whether the public notice adequately indicated that the site was on the northeast corner. There was no public comment. Board of County Commissioners Transmittal Public Hearing: Transmittal, motion by Comm. Abrams, seconded by Comm. Berger, passed in a 7 to 0 vote at the May 2 nd public hearing. There was minimal discussion and no public comment. State Review Comments: The State Land Planning Agency issued a letter dated June 8, 2018 stating the Agency identified no comment related to important state resources and facilities within the Department's authorized scope of review that would be adversely impacted by the amendment if adopted. The Florida Department of Transportation (FDOT) provided technical assistance comments regarding lanage that have been addressed through the zoning application. Board of County Commissioners Adoption Public Hearing: Scheduled for August 23, 2018 T:\Planning\AMEND\18-C\Reports-Agendas\4-BCCAdopt\18-C_EntradaCommons-Rpt.docx 18-C Amendment Staff Report 2 Entrada Commons (LGA )

3 18-C Amendment Staff Report 3 Entrada Commons (LGA )

4 B. Petition Summary I. General Data Project Name: Entrada Commons (LGA ) FLUA Summary: Acres: Location: Project Manager: Applicant: Owner: Agent: II. Site Data RR-5 to CL/RR acres Northeast corner of Seminole Pratt Whitney and Southern Boulevard Stephanie Gregory, Senior Planner Gary D. Brown Revocable Trust Gary D. Brown Revocable Trust Bradley Miller, Miller Land Planning Consultants Current Future Land Use Current FLU: Rural Residential, 1 unit per 5 acres (RR-5) Existing Land Use: Vacant Current Zoning: Agricultural Residential (AR) Current Dev. Potential Max: Residential, up to 1 dwelling unit Proposed Future Land Use Change Proposed FLU: Commercial Low, with an underlying Rural Residential, 1 unit per 5 acres (CL/RR-5) Proposed Use: Commercial Retail Proposed Zoning: Community Commercial (CC) Dev. Potential Max/Conditioned: Commercial Retail, up to 23,435 SF (0.10 FAR) General Area Information for Site Tier: Rural Tier No Change Utility Service: Palm Beach County Water Utilities Department Overlay/Study: None Comm. District: Commissioner McKinlay, District 6 18-C Amendment Staff Report 4 Entrada Commons (LGA )

5 C. Introduction I. Intent of the Amendment The amendment is proposed to change the future land use designation on a 5.38-acre site in the Rural Tier from Rural Residential, 1 unit per 5 acres (RR-5) to Commercial Low with an underlying 1 unit per 5 acres (CL/RR-5). The amendment will change the development potential on the site from one residential dwelling unit to 23,435 square feet of commercial uses. There is a concurrent rezoning application in process (Z ) for a rezoning from Agricultural Residential (AR) to Community Commercial (CC). However, there is no site plan or specific use identified in the zoning applications. II. Background/History The subject site is located within the Rural Tier, at the northeast corner of Southern Boulevard and Seminole Pratt Whitney Road within southeastern portion of the Central Western Communities (CWC). The 5.38-acre site is currently vacant and has historically had commercial uses on the site. The subject site has not been the subject of a previous FLUA amendment. The applicant also notes that 1.78 acres of the site is currently subject to an eminent domain case involving an area for perpetual drainage easement for FDOT. Overview of the Area The site is located within the Entrada Acres unrecorded subdivision, which consists of primarily five-acre lots with a variety of nursery, institutional, equestrian and residential uses. Also in the vicinity is The Acreage, the Village of Wellington and the Town of Loxahatchee Groves. D. Consistency and Compatibility I. 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) 18-C Amendment Staff Report 5 Entrada Commons (LGA )

6 3. The adjacent and surrounding development; (see Compatibility Section) 4. The future land use balance; 5. The prevention of urban sprawl as defined by (51), F.S.; (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 provides a Justification Statement (Exhibit 3) which states that the amendment is justified on the basis of changes in the characteristics of the area that have occurred since the adoption of the County s Comprehensive Plan and is summarized as follows: The applicant states that the site s location at the intersection of Seminole Pratt Whitney Road and Southern Boulevard is ideally suited for commercial uses. The applicant states that previous land use amendments to parcels west and east of the subject site from Rural Residential to Commercial Low and Institutional demonstrate that the proposed CL designation is more suitable and appropriate for the site than the current land use designation as it will allow for a limited range of neighborhood oriented commercial uses. Staff Analysis: 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 justification, there are several themes presented by this amendment that are discussed individually. Staff concurs that given the site s size and location at the intersection of two major roadways adjacent to a commercial approval to the west and a church to the east, a singlefamily residence on this site is not likely to be developed. In addition, this intersection was identified as an appropriate location for a commercial node in and since the adoption of the Managed Growth Tier System in 1999, and was later supported by the Central Western Communities Sector Plan. Regarding the applicant s assertion that the amendment is justified due to changed conditions since the adoption of the 1989 Comprehensive Plan, the applicant is correct that there have been land use amendments which have occurred over the years at the along Southern Boulevard, specifically from Rural Residential to Commercial Low and Institutional and Public Facilities. Considering the location of the subject site at an intersection of two major thoroughfares with commercial uses approved to the west and institutional uses to the east, residential development on the property is no longer appropriate. Therefore, this amendment has met the requirements for an adequate justification to support the amendment. 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. 18-C Amendment Staff Report 6 Entrada Commons (LGA )

7 Staff Analysis: The proposed amendment to change the land use designation on the subject site from RR-5 to CL would not further, nor detract from any of the County directions. Thus, there are no policy implications regarding the County Directions with regard to this amendment. 3. Piecemeal Development FLUE 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 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. Staff Analysis: There are no other parcels under the same or related ownership adjacent to the subject site that are not included in the proposed amendment whereby residual parcels would be created. Therefore, the proposed amendment would not constitute piecemeal development. 4. Strip Commercial FLUE Policy d: The County shall not designate additional commercial areas on the Future Land Use Atlas that would result in or encourage the proliferation of strip commercial development. Staff Analysis: This amendment is not considered strip commercial development as it does not meet the definition in the Comprehensive Plan s Introduction and Administration Element. B. Consistency with Rural Tier Requirements 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.. 1. Policy 1.4-f: The County shall prohibit new commercial future land use designations that do not have frontage on either: 1) one collector and one arterial roadway; or 2) two arterial roadways (as depicted on the Federal Functional Classification of Roads Map TE 3.1), unless it is shown that a vehicular cross connection can be established to an adjacent site with a non-residential future land use designation, or such development is planned as a Traditional Marketplace Development (TMD). Staff Analysis: This policy provides locational requirements for new commercial FLUs in the Rural Tier. Southern Boulevard is depicted as an Urban Principal Arterial on the Federal Functional Classification (FFC) Map. Seminole Pratt Whitney Road is depicted as an Urban Minor Arterial on the FFC Map. Therefore, the amendment meets the second criteria of this policy and is consistent. 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 lists the surrounding uses and FLU designations and provides a compatibility analysis in Exhibit C Amendment Staff Report 7 Entrada Commons (LGA )

8 Surrounding Land Uses: Surrounding the subject site are the following: North Directly north of the subject site is the Entrada Acres unrecorded subdivision with an RR-5 future land use designation. The lots within the subdivision average 5 acres and contains various uses such as nursery, equestrian, places of worship and residential. Further north of Entrada Acres is The Acreage with a RR-2.5 future land use. East Going east of the subject site along Southern Boulevard are 5-acre lots within the Entrada Acres subdivision including a place of worship called Grace Chapel with an RR- 5 land use designation. There is also the unbuilt Suess Medical site that received a land use amendment in 2010 to Institutional and Public Facilities (INST), nurseries and the Palms West Alliance Church with an RR-5 future land use. Further east beyond Entrada Acres is the Town of Loxahatchee Groves. South South of the subject site beyond Southern Boulevard is a large water management area owned by the South Florida Water Management District (SFWMD) located the within the municipal limits of the Village of Wellington. West West of the subject site at the northwest corner of Seminole Pratt Whitney and Southern Boulevard is the 64-acre Sluggett property. This site has been the subject of several land use amendments. In 2008, the BCC approved Ordinance for a Future Land Use change on the site from Rural Residential, 1 unit per 10 acres (RR-10) to Commercial Low (CL/RR-5) with conditions of approval. The conditions included limiting the site to 161,500 square feet of commercial retail, requirement for the site to be developed as a Traditional Marketplace Development (TMD) and a single tenant limitation of 65,000 square feet. In 2010, the BCC approved the deletion of the previously mentioned conditions of approval. Further west of the Sluggett property is the Fox Trail subdivision with an RR-5 future land use designation. 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. And FLUE Policy b states that Areas designated for Residential use shall be protected from encroachment of incompatible future land uses and regulations shall be maintain to protect residential areas from adverse impacts of adjacent land uses. Non-residential future land uses shall be permitted only when compatible with residential areas, and when the use furthers the Goals, Objectives, and Policies of the Plan. Staff Analysis: The applicant indicates that the proposed future land use is consistent and compatible with the surrounding development pattern. Staff concurs that the proposed amendment is compatible considering the existing non-residential uses within Entrada Acres and the commercial approvals to the west. Therefore, development of the site as commercial will not result in computability concerns to adjacent properties. 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. 18-C Amendment Staff Report 8 Entrada Commons (LGA )

9 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 property is not located within a neighborhood plan. However, it is located within the repealed Central Western Communities Sector Plan. E. Public Facilities and Services Impacts The proposed amendment was reviewed as general commercial up to 23,522 s.f. for the proposed Commercial Low (CL) future land use designation (at an acreage of 5.40 as initially submitted) 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. No adverse comments were received from the following departments and agencies regarding impacts on public facilities: Zoning (ULDC), Mass Transit (Palm Tran), Potable Water & Wastewater (PBC Water Utilities Dept.), Environmental (Environmental Resource Management), Traffic (Engineering), Historic Resources (PBC Archeologist), Parks and Recreation, Health (PBC Dept. of Health), Community Services (Health & Human Services) and Fire Rescue, School District. Land Development provided the following comment: ROW dedication maybe required along Seminole Pratt Whitney and SR 80/441 for expanded intersection requirements. 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 at a maximum of 23,522 square feet of general commercial (at an acreage of 5.40 as initially submitted). According to the County s Traffic Engineering Department (see letter dated December 4, 2017 in Exhibit 6) the amendment would result in an increase of 1,214 net daily trips and 11 (6/5) AM and 105 (50/55) PM net peak hour trips. 18-C Amendment Staff Report 9 Entrada Commons (LGA )

10 The Traffic letter concludes, based on the review, the Traffic Division has determined that the proposed amendment meets Policy 3.5-d of the Land Use Element of the Palm Beach County Comprehensive Plan at the maximum potential density above" The Traffic Study (see Exhibit 5) was prepared by Bryan Kelley, P.E. of Simmons and White. 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. Consistency with Urban Sprawl Rule: 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 Exhibit 8 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. II. 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 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 March 27, Notices were also sent to the Village of Wellington and Town of Loxahatchee Groves. To date, no comments 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 March 21, In addition, on March 21st, interested parties were notified by mail including Fox Trail and The Acreage Landowners Association. Letters are added to Exhibit 10 as they are received during the course of the amendment process. 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 April 3, No comments were provided. 18-C Amendment Staff Report 10 Entrada Commons (LGA )

11 III. Conclusions and Recommendation The proposed amendment consists of a site-specific future land use designation change on 5.38 acre site from Rural Residential, 1 unit per 5 acres (RR-5) to Commercial Low with an underlying 1 unit per 5 acres (CL/RR-5) in order to develop up to 23,435 square feet of commercial uses. The site is located in the Rural Tier and in an area of the County known as the Central Western Communities at the northeast corner of the intersection of Seminole Pratt Whitney Road and SR80/Southern Boulevard. The site is currently vacant and has not been the subject of a prior land use amendment. The applicant s justification states that changed conditions since the adoption of the 1989 Comprehensive Plan have occurred that support the amendment to Commercial. Two future land use amendments have been adopted in the vicinity of the site from Rural Residential to Commercial Low and Institutional and Public Facilities, and the location of the site meets the County s Commercial Location Criteria for the Tier. In addition, this intersection was identified as an appropriate location for a commercial node in and since the adoption of the Managed Growth Tier System in 1999, and was later supported by the Central Western Communities Sector Plan. The applicant has demonstrated that residential development on the site is no longer appropriate, and that the proposed amendment to commercial is consistent with applicable Comprehensive Plan policies and that there are no service delivery or compatibility issues with the request. As such, staff recommends approval of the amendment. Exhibits Page 1. Future Land Use Map & Legal Description E-1 2. Applicant s Proposed Text Amendment E-4 3. Applicant s Justification/Consistency with Comprehensive Plan and Florida Statutes E-7 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 Applicant s Disclosure of Ownership Interests E Urban Sprawl Analysis E Correspondence E C Amendment Staff Report 11 Entrada Commons (LGA )

12 Exhibit 1 Amendment No: Entrada Commons (LGA ) FLUA Page No: 60 Amendment: Location: Size: From Rural Residential, 1 unit per 5 acres (RR-5) to Commercial Low, with an underlying Rural Residential, 1 unit per 5 acres (CL/RR-5) Northeast corner of Seminole Pratt Whitney and Southern Boulevard 5.38 acres approximately Property No: ; Conditions: None 18-C Amendment Staff Report E - 1 Entrada Commons (LGA )

13 Legal Description LEGAL DESCRIPTION PARCEL 1: TRACT 1, ACCORDING TO THE PLAT OF ENTRADA ACRES, AN UNRECORDED SUBDIVISION OF A PORTION OF SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, AS SAID LOT IS SHOWN IN SAID SUBDIVISION RECORDED IN O.R. BOOK 2831, PAGE 239, PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA. LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCEL: THAT PART OF TRACT 1 OF ENTRADA ACRES, AN UNRECORDED PLAT IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, IN PALM BEACH COUNTY, FLORIDA, SAID PART MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE N 01º16'04" E ALONG THE EAST LINE OF SAID SECTION 36 A DISTANCE OF FEET TO A POINT OF THE BASELINE OF SURVEY FOR STATE ROAD 80; THENCE N 88º29'42" W ALONG SAID BASELINE OF SURVEY, A DISTANCE OF FEET; THENCE N 01º30'18" E A DISTANCE OF 95 FEET; THENCE N 88º 29'42" W A DISTANCE OF FEET TO THE POINT OF BEGINNING; THENCE CONTINUE N 88º29'42" W A DISTANCE OF FEET; THENCE N 00º01'33"E A DISTANCE OF FEET; THENCE S88º29'42"E A DISTANCE OF 145 FEET; THENCE N 00º01'33" E A DISTANCE OF 3.24 FEET TO A POINT ON A CURVE CONCAVE SOUTHERLY HAVING A TANGENT BEARING OF S 87º34'32" E THROUGH SAID POINT; THENCE EASTERLY ALONG SAID CURVE HAVING A RADIUS OF 49, FEET; THROUGH AN ANGLE OF 00º11'34" AN ARC DISTANCE OF FEET TO A POINT OF REVERSE CURVE; THENCE EASTERLY ALONG SAID REVERSE CURVE HAVING A RADIUS OF 57, FEET, THROUGH AN ANGLE OF 00º04'27", AN ARC DISTANCE OF FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS A PORTION OF TRACT 1, OF ENTRADA ACRES, AN UNRECORDED PLAT IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, IN PALM BEACH COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE N 01º19'15" E, ALONG THE EAST LINE OF SAID SECTION 36 FOR A DISTANCE OF FEET TO A POINT ON THE SURVEY BASE LINE OF STATE ROAD #80; THEN N 88º26'31" W ALONG SAID BASE LINE FOR A DISTANCE OF FEET; THENCE N 01º33'18" E, A DISTANCE OF FEET TO THE SOUTHEAST CORNER OF TRACT 2; THENCE N 88º26'31" W ALONG THE SOUTH LINE OF SAID TRACT 2 FOR FEET TO THE SOUTHEAST CORNER OF SAID TRACT 1; THENCE N 01º33'29" E ALONG THE EAST LINE OF SAID TRACT FOR FEET TO THE NORTH RIGHT-OF-WAY LINE OF STATE ROAD #80, ACCORDING TO SHEET 12 OF RIGHT-OF-WAY MAP, SECTION , SAID POINT THE POINT OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE CONTINUE N 01º 33'29" E FOR FEET TO THE NORTHEAST CORNER OF SAID TRACT 1; THENCE N 88º 24'00" W ALONG THE NORTH LINE OF SAID TRACT 1 FOR FEET TO THE NORTHWEST CORNER OF SAID TRACT 1, SAID POINT ALSO THE EAST RIGHT-OF -WAY LINE OF PRATT WHITNEY ROAD; THENCE S 01º 36'00" W ALONG THE WEST LINE OF SAID TRACT 1 FOR FEET; THENCE S 88º 31'10" E FOR FEET; THENCE S 01º36'00" W FOR FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF S.R. #80, SAID POINT ON THE ARC OF A CIRCULAR CURVE BEARING S 02º28'38" W TO THE RADIUS POINT OF SAID CURVE, SAID CURVE CONCAVE TO THE SOUTHWEST, HAVING FOR ITS ELEMENTS A RADIUS OF 49, FEET AND A CENTRAL ANGLE OF 00º11'34" THENCE EASTERLY 18-C Amendment Staff Report E - 2 Entrada Commons (LGA )

14 ALONG THE ARC OF SAID CURVE FOR AN ARC DISTANCE OF FEET TO THE POINT OF REVERSE CURVE, SAID CURVE CONCAVE TO THE NORTHEAST, HAVING FOR ITS ELEMENTS A RADIUS OF 57, FEET AND A CENTRAL ANGLE OF 00º04'27"; THENCE EASTERLY ALONG THE ARC OF SAID CURVE FOR AN ARC DISTANCE OF FEET TO THE POINT OF BEGINNING, SAID LANDS LYING AND BEING IN PALM BEACH COUNTY, FLORIDA. TOGETHER WITH PARCEL 2: A PARCEL OF LAND LYING IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NORTH RIGHT-OF-WAY OF STATE ROAD 80 AND THE EAST RIGHT-OF-WAY OF THE SEMINOLE-PRATT WHITNEY ROAD AS RECORDED IN PALM BEACH COUNTY ROAD BOOK 4, PAGE 34, RUN ON A BEARING OF NORTH 0 07'10" WEST, A DISTANCE OF 88.5 FEET TO THE POINT OF BEGINNING. FROM THE POINT OF BEGINNING CONTINUE ON A BEARING OF NORTH 0 07'10" WEST, A DISTANCE OF 200 FEET TO A POINT; THENCE RUN ON A BEARING OF EAST A DISTANCE OF 145 FEET TO A POINT; THENCE RUN ON A BEARING OF SOUTH 0 07'10" EAST, A DISTANCE OF 200 FEET TO A POINT; THENCE RUN ON A BEARING OF WEST, A DISTANCE OF 145 FEET TO THE POINT OF BEGINNING. LESS AND EXCEPT THE FOLLOWING DESCRIBED PROPERTY, TO-WIT: A PORTION OF SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTH ONE-QUARTER (N ¼) CORNER OF SAID SECTION 36; THENCE NORTH 88 50'02" WEST ALONG THE NORTH LINE OF SAID SECTION 36, A DISTANCE OF FEET TO THE EXISTING EAST RIGHT-OF-WAY OF SEMINOLE- PRATT WHITNEY ROAD AS SHOWN ON ROAD PLAT 4, PAGE 34 THROUGH 40, OF THE PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA; THENCE SOUTH 01 32'25" WEST ALONG SAID EXISTING EAST RIGHT-OF-WAY LINE OF SEMINOLE-PRATT WHITNEY ROAD A DISTANCE OF FEET TO THE WESTERNMOST SOUTH-WEST CORNER OF TRACT 1, ACCORDING TO THE MAP OF ENTRADA ACRES, AN UNRECORDED SUBDIVISION IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, AS SAID TRACT 15, SHOWN IN SAID SUBDIVISION RECORDED IN O.R. BOOK 2831, PAGE 239 AND 240 OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING: THENCE CONTINUE SOUTH 01 32"25" WEST ALONG SAID EXISTING EAST RIGHT-OF- WAY OF SEMINOLE-PRATT WHITNEY ROAD A DISTANCE OF FEET TO ITS INTERSECTION WITH THE NORTH RIGHT-OF-WAY OF STATE ROAD 80 (SOUTHERN BLVD) ACCORDING TO FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP, SECTION ON SHEET 12, SAID INTERSECTION LYING ON THE ARC OF A NONTANGENT CURVE CONCAVE TO THE SOUTH AND HAVING A RADIUS OF FEET AT WHICH THE RADIUS POINT BEARS SOUTH 02 15'05" WEST; THENCE RUN EASTERLY FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 00 03'27"; THENCE NORTH 43 04'01", WEST A DISTANCE OF FEET; THENCE NORTH 01 32'25" EAST ALONG A LINE 10 FEET EAST OF AND PARALLEL WITH (AS MEASURED AT RIGHT ANGLES TO) THE EXISTING EAST RIGHT-OF-WAY OF SEMINOLE- PRATT WHITNEY ROAD A DISTANCE OF FEET TO A SOUTH BOUNDARY OF TRACT L, ACCORDING TO THE MAP OF ENTRADA ACRES, AN UNRECORDED SUBDIVISION RECORDED IN O.R. BOOK 2831, PAGE 239 AND 240 OF SAID PUBLIC RECORDS; THENCE SOUTH 88 21'35" WEST ALONG SAID SOUTH BOUNDARY, A DISTANCE OF FEET TO THE POINT OF BEGINNING. ALSO LESS AND EXCEPT THE FOLLOWING DESCRIBED PROPERTY, 18-C Amendment Staff Report E - 3 Entrada Commons (LGA )

15 THAT PART OF SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST IN PALM BEACH COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE N 01 16'04" E ALONG THE EAST LINE OF SAID SECTION 36 A DISTANCE OF FEET TO A POINT ON THE BASELINE OF SURVEY FOR STATE ROAD 80; THENCE N 88 29'42" W ALONG SAID BASELINE OF SURVEY A DISTANCE OF FEET; THENCE N 01 30'18" E A DISTANCE OF 95 FEET; THENCE N 88 29'42" W A DISTANCE OF FEET; THENCE N '33" E A DISTANCE OF FEET TO THE POINT OF BEGINNING; THENCE CONTINUE N 00 01'33" E A DISTANCE OF 5.36 FEET TO A POINT ON A CURVE CONCAVE SOUTHERLY HAVING A TANGENT BEARING OF S 87 44'40" E THROUGH SAID POINT; THENCE EASTERLY ALONG SAID CURVE HAVING A RADIUS OF 49, FEET, THROUGH AN ANGLE OF 00 10'08" AN ARC DISTANCE OF FEET; THENCE S 00 01'33" W A DISTANCE OF 3.24 FEET; THENCE N 88 29'49" W A DISTANCE OF 145 FEET TO THE POINT OF BEGINNING. CONTAINING 234,289 SQUARE FEET/ ACRES, MORE OR LESS. SAID PARCELS 1 AND 2 ALSO DESCRIBED AS: A PORTION OF TRACT 1, OF ENTRADA ACRES, AN UNRECORDED PLAT IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, TOGETHER WITH A PORTION OF SAID SECTION 36 DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE N 01º19'15" E, ALONG THE EAST LINE OF SAID SECTION 36 FOR A DISTANCE OF FEET TO A POINT ON THE SURVEY BASE LINE OF STATE ROAD #80; THEN N 88º26'31" W ALONG SAID BASE LINE FOR A DISTANCE OF FEET; THENCE N 01º33'18" E, A DISTANCE OF FEET TO THE SOUTHEAST CORNER OF TRACT 2; THENCE N 88º26'31" W ALONG THE SOUTH LINE OF SAID TRACT 2 FOR FEET TO THE SOUTHEAST CORNER OF SAID TRACT 1; THENCE N 01º33'29" E ALONG THE EAST LINE OF SAID TRACT 1 FOR FEET TO THE NORTH RIGHT-OF-WAY LINE OF STATE ROAD #80, ACCORDING TO SHEET 12 OF RIGHT-OF-WAY MAP, SECTION , SAID POINT THE POINT OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE CONTINUE N 01º 33'29" E FOR FEET TO THE NORTHEAST CORNER OF SAID TRACT 1; THENCE N 88º 24'00" W ALONG THE NORTH LINE OF SAID TRACT 1 FOR FEET TO THE NORTHWEST CORNER OF SAID TRACT 1, SAID POINT ALSO THE EAST RIGHT-OF -WAY LINE OF PRATT WHITNEY ROAD; THENCE S 01º 36'00" W ALONG THE WEST LINE OF SAID TRACT 1 FOR FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF S.R. #80; SAID POINT ON THE ARC OF A CIRCULAR ARC OF A CIRCULAR CURVE BEARING S 02º18'30" W TO THE RADIUS POINT OF SAID CURVE, SAID CURVE CONCAVE TO THE SOUTHWEST, HAVING FOR ITS ELEMENTS A RADIUS OF 49, FEET AND A CENTRAL ANGLE OF 00º21'42"; THENCE EASTERLY ALONG THE ARC OF SAID CURVE FOR AN ARC DISTANCE OF FEET TO THE POINT OF REVERSE CURVE, SAID CURVE CONCAVE TO THE NORTHEAST, HAVING FOR ITS ELEMENTS A RADIUS OF 57, FEET AND A CENTRAL ANGLE OF 00º04'27"; THENCE EASTERLY ALONG THE ARC OF SAID CURVE FOR AN ARC DISTANCE OF FEET TO THE POINT OF BEGINNING, LESS AND EXCEPTING THEREFROM THAT PORTION THEREOF AS EXCEPTED FROM THE WARRANTY DEED FILED IN O.R. BOOK 23243, PAGE 446, MORE PARTICULARLY DESCRIBED AS FOLLOWS: A PORTION OF SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTH ONE-QUARTER (N ¼) CORNER OF SAID SECTION 36; THENCE NORTH 88 50'02" WEST ALONG THE NORTH LINE OF SAID SECTION 36, A DISTANCE OF FEET TO THE EXISTING EAST RIGHT-OF-WAY OF SEMINOLE- PRATT WHITNEY ROAD AS SHOWN ON ROAD PLAT 4, PAGE 34 THROUGH 40, OF THE 18-C Amendment Staff Report E - 4 Entrada Commons (LGA )

16 PUBLIC RECORDS OF PALM BEACH COUNTY, FLORIDA; THENCE SOUTH 01 32'25" WEST ALONG SAID EXISTING EAST RIGHT-OF-WAY LINE OF SEMINOLE-PRATT WHITNEY ROAD A DISTANCE OF FEET TO THE WESTERNMOST SOUTH-WEST CORNER OF TRACT 1, ACCORDING TO THE MAP OF ENTRADA ACRES, AN UNRECORDED SUBDIVISION IN SECTION 36, TOWNSHIP 43 SOUTH, RANGE 40 EAST, PALM BEACH COUNTY, FLORIDA, AS SAID TRACT 15, SHOWN IN SAID SUBDIVISION RECORDED IN O.R. BOOK 2831, PAGE 239 AND 240 OF SAID PUBLIC RECORDS AND THE POINT OF BEGINNING: THENCE CONTINUE SOUTH 01 32"25" WEST ALONG SAID EXISTING EAST RIGHT-OF- WAY OF SEMINOLE-PRATT WHITNEY ROAD A DISTANCE OF FEET TO ITS INTERSECTION WITH THE NORTH RIGHT-OF-WAY OF STATE ROAD 80 (SOUTHERN BLVD) ACCORDING TO FLORIDA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP, SECTION ON SHEET 12, SAID INTERSECTION LYING ON THE ARC OF A NONTANGENT CURVE CONCAVE TO THE SOUTH AND HAVING A RADIUS OF FEET AT WHICH THE RADIUS POINT BEARS SOUTH 02 15'05" WEST; THENCE RUN EASTERLY FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 00 03'27"; THENCE NORTH 43 04'01", WEST A DISTANCE OF FEET; THENCE NORTH 01 32'25" EAST ALONG A LINE 10 FEET EAST OF AND PARALLEL WITH (AS MEASURED AT RIGHT ANGLES TO) THE EXISTING EAST RIGHT-OF-WAY OF SEMINOLE- PRATT WHITNEY ROAD A DISTANCE OF FEET TO A SOUTH BOUNDARY OF TRACT L, ACCORDING TO THE MAP OF ENTRADA ACRES, AN UNRECORDED SUBDIVISION RECORDED IN O.R. BOOK 2831, PAGE 239 AND 240 OF SAID PUBLIC RECORDS; THENCE SOUTH 88 21'35" WEST ALONG SAID SOUTH BOUNDARY, A DISTANCE OF FEET TO THE POINT OF BEGINNING. (NOTE: THE LEGAL WE WERE PROVIDED DESCRIBES BOTH TRACT 1 OF ENTRADA ACRES AND THAT PORTION OF SECTION 36, AND THEN LESSES OUT ENTIRE DEED IN O.R. BOOK 23243, PAGE 446. I BELIEVE THEY MEANT TO LESS OUT THE PORTION CONVEYED FOR THE ROAD RIGHT-OF-WAY.) CONTAINING 234,289 SQUARE FEET/ ACRES, MORE OR LESS. 18-C Amendment Staff Report E - 5 Entrada Commons (LGA )

17 Exhibit 2 Applicant s Justification/Consistency with Comprehensive Plan ENTRADA COMMONS LARGE SCALE LAND USE AMENDMENT INTAKE: NOV. 3, 2017 ROUND 18-C ATTACHMENT G On behalf of the property owner, Gary D. Brown, individually and as Trustee ( Applicant ), Miller Land Planning Inc. has prepared and hereby respectfully submits this application for a Comprehensive Plan Future Land Use Atlas (FLUA) Amendment for the Entrada Commons Property from Rural Ranches 1 dwelling unit per 5 acres (RR-5) to Commercial Low (CL) with an underlying Rural Ranches 1 dwelling units per 5 acres (CL/RR-5). The Entrada Commons property is located on the northeast corner of Seminole Pratt Whitney Road and Southern Boulevard ( Subject Site ). A concurrent zoning application will be submitted to accompany the land use amendment request for the subject site. The zoning request will be for a rezoning from Agricultural Residential (AR) to Community Commercial (CC). The proposed amendment is for a site specific Comprehensive Plan Future Land Use Atlas Amendment and does not involve a text change. Background The Subject Site is located within the Rural Tier and contains 5.38 acres. It is located at the intersection of Southern Boulevard ( SR 80 ) and Seminole Pratt Whitney Road in unincorporated Palm Beach County. The Property Control Number s (PCN) for the subject site are as follows: PCN Owner Information Address Gary D Brown Revocable Rembrandt Rd. Trust Gary D Brown Revocable Trust 36 Seminole Pratt Whitney Rd. Parcel is part of the Entrada Acres (Unrecorded) Plat and parcel is not platted. A plat waiver application is currently in process with Palm Beach County Land Development to join the two parcels as one parcel in lieu of a Plat. The Subject Site has a current land use designation of RR-5 on the Palm Beach County Comprehensive Plan and has no previous land use amendment or zoning history. At present, the built features previously located on PCN have been razed and removed from the site. PCN is and has historically been vacant. It should also be noted that a 1.78 acre portion of the property is currently subject to an eminent domain case involving an area for a perpetual drainage easement for FDOT. This amendment application includes the easement area of the eminent domain. 18-C Amendment Staff Report E - 6 Entrada Commons (LGA )

18 Intent of the Amendment The current zoning on the vacant site consists of AR. The subject site is currently designated as RR-5 in the Palm Beach County Comprehensive Plan. Based on a maximum density of 1 dwelling unit per 5 acres and the site area consisting of 5.38 acres the maximum allowable number of dwelling units for the designated acreage under the existing RR-5 land use designation is 1 dwelling unit calculated as follows: 5.38 Acre x 1 Dwelling Unit/5 Acre = 1 Dwelling Unit The property owner is requesting a change in the Subject Sites designation to CL on the Palm Beach County Comprehensive Plan and CC zoning district. The CL land use designation within the Rural Tier has a maximum floor area ratio (FAR) of Based on the subject site area consisting of 5.38 acres, the maximum allowable building square footage for the site is 23,435 square feet as calculated below: 0.10 FAR x 5.38 ac (234,352 sf) = 23,435 sf The underlying future land use designation of RR-5 is consistent with the current land use designation and there is no proposed change in density. This property is located at one of the most intense intersections of the western area of Palm Beach County. The proposed CL land-use designation request is consistent with the acre property across Seminole Pratt Whitney road to the west (Slugget Commercial) and compatible with the existing place of worship/day care immediately to the east. Compatibility and Surrounding Uses The 5.38 acre subject site is located on Southern Boulevard which is one of the most intense arterial east/west roadways in Palm Beach County and Seminole Pratt Whitney which is the most intense north/south arterial roadways in the western communities of Palm Beach County. The subject site is within the Rural Tier. The Rural Tier supports a diversifying mix of lower density residential and commercial uses to accommodate the current and anticipated future growth in the Tier and the County. The Subject Site is predominantly surrounded to the east and west by properties that are either developed or have the land use designation for non-residential uses. The site location is illustrated in the graphic below: 18-C Amendment Staff Report E - 7 Entrada Commons (LGA )

19 The following is a summary of the uses directly surrounding the subject site: Adjacent Lands North Uses FLU Zoning Single-Family Residential (across Rembrandt Rd) Density: 1 du/5ac RR-5 AR South Southern Blvd (SR80/US441) RR-5 AR C-51 Canal / SFWMD Drainage Tract (Village of Wellington) Drainage Tract = RR10 (Village of Wellington) Drainage Tract = AR (Village of Wellington) East Place of Worship & Daycare Grace Chapel Density: 1 du/5ac RR-5 AR West R approved 200 seat place of worship & 60 child daycare Sluggett Commercial Approved (unbuilt) general commercial max buildout 46,500 sf per ORD Density: 1 du/5ac Commercial Low/RR- 5 AR 18-C Amendment Staff Report E - 8 Entrada Commons (LGA )

20 Justification The proposed FLUA Amendment must be found to be consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Future Land Use Element Policy 2.1.f requires that adequate justification for the proposed FLU be provided. The proposed FLUA amendment to modify the FLU from RR-5 to CL/RR-5 is in compliance with the requirements of the County s Comprehensive Plan, as outlined below. 1. The proposed use is suitable and appropriate for the subject site; and Response: This property is located at one of the most intense intersections of the Western area of Palm Beach County. The proposed CL land-use designation request is consistent with the acre property across Seminole Pratt Whitney road to the west (Slugget Commercial) and compatible with the existing place of worship/day care immediately to the east. The subject site is located at a significant intersection in the western area of Palm Beach County. Southern Boulevard is a 6 lane limited access roadway that carries traffic from the Atlantic Ocean west through Palm Beach County and continues across the state to the west coast. Seminole Pratt Whitney is planned for a 4 lane arterial that will be the north/south artery for existing and future communities. According to Palm Beach County data, there is an existing population of between 26,000 and 38,000 residents in the zip code area of this site. In addition, new development projects being planned including the following: City of Westlake (north of the site, approximately 4 miles) which is projected to have approximately 4,500 homes and 2.2 million square feet of commercial uses. Indian Trail Groves (north of the site approximately 5 miles) is being planned for approximately 3,800 homes and 350,000 square feet of commercial uses. Arden (west of the site, approximately 2 miles) is anticipating around 2,000 homes and 50,000 square feet of commercial uses. Central Park of Commerce is a planning industrial park projected to have approximately 350,000 square feet of light industrial uses, 68,000 square feet of warehouse use and 20,000 square feet of offices. This is an area of growth for Palm Beach County. The proposed commercial use is more suitable and appropriate for the subject site than the current land use designation as it will allow for a limited range of neighborhood oriented commercial uses designed to provide services to the adjacent residential community and well-travelled SR-80 / US 441 (Southern Boulevard). The project will be required to meet ULDC standards for buffering and setback requirements to ensure compatibility between the proposed use and existing residential uses nearby. Additional project design elements will be implemented (and reviewed a the Zoning level) for the consideration of compatibility with surrounding uses, amenities such as drainage will serve as additional separation and buffering to further offset any impacts on the adjacent uses. The property has approximately feet of frontage along Seminole Pratt Whitney Road and has feet of depth with SR-80 / US 441 (Southern Boulevard) immediately abutting to the south. The increase in traffic on the SR-80 / US 441 (Southern Boulevard) corridor along with the growth of the area and the impact of the eminent domain 18-C Amendment Staff Report E - 9 Entrada Commons (LGA )

21 taking no longer makes this property suitable for a single-family home. This request will allow for a more suitable development plan to serve the surrounding neighborhood. The Subject Site is located with the boundaries of the South Florida Water Management District (SFWMD) C-51 Basin. Legal positive outfall is available to the site via discharge to the SFWMD C-51 Canal along the south side of Southern Boulevard. The site will be served by Palm Beach County Water Utilities for water and sewer services and Fire Rescue will be served by Palm Beach County Fire-Rescue Station #20 and the change in land use will have minimal impact. There are no historic/architecturally significant resources or archeological resources located on or within 500 feet of the Subject Site. 2. There is a basis for the proposed FLU change for the particular subject site based upon one or more of the following: Changes in FLU designations on adjacent properties or properties in the immediate area and associated impacts on the subject site; Response: The property directly west of the subject site, Sluggett Commercial, received approval for a land use amendment from RR-5 to CL/RR-5 by Ordinance Number The property directly east of the subject site, Grace Chapel, was granted zoning approval by Resolution R to allow a place of worship and child daycare and has a land use designation of RR-5. Changes in the access or characteristics of the general area and associated impacts on the subject site; Response: The area of the perpetual easement from the FDOT eminent domain taking includes the majority of the frontage along Southern Boulevard and eliminates any potential for access. New information or change in circumstances which affect the subject site; Response: Since the adoption of the Comprehensive Plan, there have been several changes to areas north of the subject property which have increased the residential demographics and will require supporting commercial development. These changes and the proposed developments are summarized above. In addition, Southern Boulevard has been expanded for greater capacity and is planned for additional expansion in the future. Inappropriateness of the adopted FLU designation; or Response: Considering the expansion and intensity of Southern Boulevard, the approval of new residential communities to the north, the adoption of the CL land use designation for the Sluggett Commercial parcel to the west and the pending eminent domain case with FTOT, the adopted FLU designation which allows for one singlefamily home is no longer appropriate for this property. Whether the adopted FLU designation was assigned in error. Response: Not applicable. Compliance with Florida Statutes Chapter C Amendment Staff Report E - 10 Entrada Commons (LGA )

22 Florida Statute, Chapter is the principle state statute governing the comprehensive plans and plan amendments for all the Counties within the State of Florida. Florida Statute, Chapter a. requires that a local government s future land use plan element be based on a number of factors, including population projections, the character of undeveloped land, availability of public services and other planning objectives. Response: The proposed amendment from RR-5 to CL/RR-5 has no significant difference to the criteria of this statute but it will allow for development of commercial uses that will support the increase of residential growth to the north and western communities. All public services needed to support the proposed development are currently available. Additionally, no significant natural habitats are located on the site, it is located outside of any flood zones and no historic resources are noted at this site. Comprehensive Plan This section serves to demonstrate the application s consistency with the Comprehensive Plan by outlining relevant specific Goals, Objectives and Policies. FLUE, Goal 1 Strategic Planning, Objective 1.4 Rural Tier Policy 1.4-f states: The County shall prohibit new commercial future land use designations that do not have frontage on either: 1) one collector and one arterial roadway; or 2) two arterial roadways (as depicted on the Federal Functional Classification of Roads Map TE 3.1) unless it is shown that vehicular cross connection can be established to an adjacent site with a non-residential future land use designation, or such development is planned as a TMD. Response: The proposed commercial future land use designation is in compliance with the standards with frontage on two arterial roadways, Seminole Pratt Whitney Road SR 80 / US 441 (Southern Boulevard). FLUE, Goal 1 Strategic Planning, Objective 1.4 Rural Tier Policy 1.4-g states: Non-residential development shall be designed in the form of a Traditional Marketplace, or the development shall comply with rural design standards in the ULDC to ensure protection of the character of the Tier and to minimize impacts on adjacent neighborhoods. Response: This site is too small for a traditional marketplace development and is further impacted by the pending perpetual easement from the eminent domain of FDOT. However, the proposed development will comply with the rural design standards of the ULDC at time of zoning or DRO approval. FLUE, Goal 1 Strategic Planning, Objective 1.4 Rural Tier Policy 1.4-h states: The County shall promote the development of central community places where feasible, considering the existing development pattern, by clustering and collocating neighborhood commercial uses, day care, places of worship, and public community-serving uses. Community-serving uses may include, but are not limited to, a mix of government satellite offices, meeting space, schools, parks and recreation facilities, and libraries. Buildings in these central community places should be sited to form a public common or green space for community use. Site planning, building orientation, architectural treatment, and landscaping of non-residential development should reflect the character of a rural community. Response: In the case of the Subject Property, the approved Sluggett Commercial and the existing Grace Chapel properties effectively bookend the Subject clustering non-residential development and buffering neighborhood residential uses from the traffic on SR-80 / US 441 (Southern Boulevard). 18-C Amendment Staff Report E - 11 Entrada Commons (LGA )

23 FLUE II, Goal 2 Strategic Planning; Objective 2.1 Balanced Growth Palm Beach County shall designate on the Future Land Use Atlas sufficient land area in each land use designation to manage and direct future development to appropriate locations to achieve balanced growth. This shall be done to plan for population growth and its need for services, employment opportunities and recreation and open space, while providing for the continuation of agriculture and the protection of the environment and natural resources through land-range planning horizon. Response: With the changes for additional residential development to the north has outlined above as well as the expansion of Southern Boulevard and frontage along Seminole Pratt Whitney Road, the proposed amendment to the CL designation will allow for commercial development that will serve the increase in population that will be traveling through this major intersection. Summary The applicant is requesting the land use designation change from RR-5 Future Land Use to CL/RR-5 to allow for commercial uses to serve the future increase in residential population. To achieve the desired Zoning and still be in compliance with both the ULDC and the Comprehensive Plan, the applicant is requesting the CL/RR-5 land use designation and will be submitting a concurrent zoning application under the Community Commercial guidelines. Accordingly, we request the recommendation of approval from Staff and should any additional information be required, please contact Ailish B. Villalobos at Miller Land Planning, Inc. 18-C Amendment Staff Report E - 12 Entrada Commons (LGA )

24 Exhibit 3 Applicant s Public Facilities Table A. Traffic Information Current FLU Maximum Conditioned or Concurrent Max Trip Generation 10 trips per day 1,224 trips per day NA Trip Increase Max. Trip Inc. Conditioned or Concurrent Significantly impacted roadway segments that fail Long Range Significantly impacted roadway segments for Test 2 1,214 trips per day NA None None None None None None Traffic Consultant Simmons & White, Inc. Kyle Duncan B. Mass Transit Information Nearest Palm Tran Route (s) Route 40 WPB Glades Distance: 0 Feet Nearest Palm Tran Stop Stops Numbers: 3246 & 3747 Distance: 0 Feet Nearest Tri Rail Connection West Palm Beach Station Accessible by Route 40 at stops: and Distance: 17.6 Miles. C. Portable Water & Wastewater Information The application must include a Potable Water & Wastewater Level of Service (LOS) comment letter as Application 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 Nearest Water & Wastewater Facility, type/size Water & Waste Water will be provided by Palm Beach County Water Utilities. An LOS comment letter is provided as Application Attachment I. There is an existing 12 watermain and 10 forcemain along the north right-ofway of Southern Boulevard. There is also an existing 24 watermain and 18 forcemain along Seminole Pratt Whitney Road adjacent to the site. 18-C Amendment Staff Report E - 13 Entrada Commons (LGA )

25 D. Drainage Information The drainage provider will be South Florida Water Management District (SFWMD). Legal positive outfall is available to the site via discharge to the SFWMD C-51 Canal along the south side of Southern Boulevard. Please refer to the Statement of Legal Positive Outfall prepared by Simmons & White provided as Application Attachment J. E. Fire Rescue Nearest Station Distance to Site Station #20 located at 100 Greenview Shores Boulevard Approximately 2.75 miles from the station. Response Time Estimated response time to the subject property is 8 minutes. Effect on Resp. Time Changing the land use will have minimal impact on Fire Rescue. A Fire Rescue letter is provided as Application Attachment K. F. Environmental Significant habitats or species Flood Zone* Wellfield Zone* There are no known occurrences of significant species inhabiting the subject sites and there is a small amount of existing vegetation on the site that will be cleared as necessary. A natural inventory map is provided as Application Attachment L. This site is located within Flood Zone AO. The site is not located within a Wellfield Zone. A Wellfield Map is provided as Application Attachment M. * If the site is located within an A or V flood zone and/or within a Wellfield Protection zone, requests for greater intensity may be viewed unfavorable. G. Historic Resources There are no historic or architecturally significant resources on or within 500 feet of the subject site. Historic Resource Letter is provided as Application Attachment N. 18-C Amendment Staff Report E - 14 Entrada Commons (LGA )

26 Exhibit 4 Traffic Study Traffic studies and other additional supplementary materials for site-specific amendments are available to the public on the PBC Planning web page at: 18-C Amendment Staff Report E - 15 Entrada Commons (LGA )

27 Exhibit 5 Traffic Division Letter 18-C Amendment Staff Report E - 16 Entrada Commons (LGA )

28 18-C Amendment Staff Report E - 17 Entrada Commons (LGA )

29 Exhibit 6 Water & Wastewater Provider LOS Letter 18-C Amendment Staff Report E - 18 Entrada Commons (LGA )

30 Exhibit 7 Disclosure of Ownership Interests 18-C Amendment Staff Report E - 19 Entrada Commons (LGA )

31 18-C Amendment Staff Report E - 20 Entrada Commons (LGA )

32 18-C Amendment Staff Report E - 21 Entrada Commons (LGA )

33 18-C Amendment Staff Report E - 22 Entrada Commons (LGA )

34 18-C Amendment Staff Report E - 23 Entrada Commons (LGA )

35 18-C Amendment Staff Report E - 24 Entrada Commons (LGA )

36 18-C Amendment Staff Report E - 25 Entrada Commons (LGA )

37 18-C Amendment Staff Report E - 26 Entrada Commons (LGA )