CITY OF PALM BEACH GARDENS CITY COUNCIL Agenda Cover Memorandum Meeting Date: November 1, 2018 Subject/Agenda Item: 11940 U.S. Highway One Small-Scale Comprehensive Plan Future Land Use Map Amendment and Rezoning Public Hearing and First Reading: Ordinance 24, 2018 is a City-initiated petition requesting a Small-Scale Comprehensive Plan Map Amendment to assign a Future Land Use designation for approximately 5.74 acres following annexation into the City of. Ordinance 25, 2018 is a companion petition to assign a Zoning designation for the annexed property. The parcel is located at the southeast corner of Juno Road and U.S. Highway One. [X] Recommendation to APPROVE [ ] Recommendation to DENY Reviewed by: Planning Manager Peter Hofheinz, AICP Development Compliance and Zoning Manager N/A Bahareh Wolfs, AICP Director of Planning and Zoning Natalie M. Crowley, AICP City Attorney R. Max Lohman, Esq. Approved By: City Manager Ronald M. Ferris Originating Dept.: Planning & Zoning: Project Manager Martin L. Fitts, AICP Planner [X] * Quasi Judicial [X] Legislative [X] Public Hearing Advertised: [X] Required [ ] Not Required Date: 10/17/2018 Paper: Palm Beach Post Affected parties: [ ] Notified [X] Not Required Finance: Accountant N/A Tresha Thomas Fees Paid: N/A Funding Source: [ ] Operating [X] Other N/A Budget Acct.#: N/A Effective Date: N/A Expiration Date: N/A Council Action: [ ] Approval [ ] Approval w/ Conditions [ ] Denial [ ] Continued to: Attachments: Location Map Existing Future Land Use Map Proposed Future Land Use Map Existing Zoning Map Proposed Zoning Map Ordinance 24, 2018 Ordinance 25, 2018
Page 2 of 5 EXECUTIVE SUMMARY The approximately 5.7-acre parcel of land is located on the southeast corner of Juno Road and U.S. Highway One, approximately 0.5 miles north of the intersection of U.S. Highway One and PGA Boulevard. The parcel was annexed into the City of Palm Beach Gardens on October 4, 2018. This is primarily an administrative function required pursuant to Chapter 171, Florida Statutes, that assigns a Commercial land use and General Commercial zoning designation to the parcel. These are the designations most compatible to the County s designations. Staff recommends approval of the subject petitions. BACKGROUND The owner of the 5.7-acre parcel located at 11940 U.S. Highway One approached the City of to discuss possible annexation. The site is currently occupied by a vacant retail center. No changes to the site plan or permitted uses are proposed with these petitions. The voluntary annexation was approved by the City Council through the adoption of Ordinance 20, 2018 on October 4, 2018. Land Use and Zoning The subject site has a (PBC) future land-use designation of Commercial High, High Residential-8 units /acre (HC/8) and a zoning designation of General Commercial (GC). The existing uses, zoning districts, and future land-use designations of adjacent properties are summarized in Table 1.
Page 3 of 5 Table 1. Existing Zoning and Land-Use Designations EXISTING USE ZONING FUTURE LAND USE Subject Property Carl s Plaza Shopping Center North Residential, Retail West Preschool, Retail South Golden Bear Plaza East Canal, Residential General Commercial (GC) Single Family Residential (RS), General Commercial (GC) Multi-Family Residential (Medium Density) (RM), General Commercial (GC) Planned Unit Development (PUD) with underlying Professional Office (PO) Single Family Residential (RS) Commercial High, High Residential-8 units per acre (CH/8) Low Residential, 2 units per acre (LR-2), Commercial High, High Residential-8 units per acre (CH/8) Commercial High, High Residential-8 units per acre(ch/8) Professional Office (PO) Low Residential, 2 units per acre (LR-2) SUBJECT REQUEST AND EXISTING SITE DETAILS The parcel located at 11940 U.S. Highway One was annexed October 4, 2018, as a voluntary annexation. Pursuant to Chapter 171.062, Florida Statutes, the County land use and zoning will remain in effect until the City adopts a City land use and zoning designation. The City is requesting to apply a City land use of Commercial (C) that is consistent with the County land use and the current uses of the property. The companion rezoning petition will apply a City zoning designation of General Commercial (CG-1), consistent with the underlying uses approved by the County. LEVELS OF SERVICE The site is built out and no further development is proposed. The site is serviced for potable water and sanitary wastewater by the Seacoast Utility Authority (SUA). The Solid Waste Authority has sufficient capacity and will not be adversely impacted by the proposed land-use amendment or zoning change. Stormwater and traffic impacts have already been mitigated through. The development is commercial in nature, so school and parks and recreation levels of service are not applicable to this project. The parcel is built-out, all traffic impacts have been previously mitigated, and the assignment of land use and zoning will not create any new traffic impacts. The proposed land use and zoning changes will not negatively impact Police and Fire- Rescue service. The Police Department will not be required to add personnel or equipment to service the parcel. The subject parcel is currently covered by the Interlocal
Page 4 of 5 Service Agreement for Fire-Rescue service and will continue to be serviced primarily by Fire Station #15, approximately one mile north of the site. CONSISTENCY WITH THE CITY S COMPREHENSIVE PLAN The proposed future land use map amendment is consistent with the overall Goals, Objectives, and Policies of the City s Comprehensive Plan. The proposed future landuse designation of (PBG) Commercial (C) is compatible with the adjacent commercial properties located to the north, south, and west of the subject site. The following are examples that demonstrate consistency: Future Land Use Element Goal 1.1: Continue to ensure a high quality living environment through a mixture of land uses that will maximize Natural and Manmade Resources while minimizing any threat to the health, safety, and welfare of the City s citizens that is caused by incompatible land uses and environmental degradation, by maintaining compatible land uses, which consider the intensities and densities of land-use activities, their relationship to surrounding properties, and the proper transition of land uses. Policy 1.1.1.7.: Commercial (C): The Commercial category is intended to accommodate a wide range of retail and general commercial uses. The predominant uses range from stores offering frequently needed goods and services to nearby neighborhoods to those serving a regional marked. A representative sample of uses include personal services, banking and offices, retail stores, nurseries, printing and publishing, auto repair, and medical and dental clinics and is more specifically defined in the City s Land Development Regulations. The specific regulations and uses associated with development within the areas designated Commercial will be determined during the zoning of the properties. The compatible zoning districts for this category shall be the PO, CN, CR, CG1, and CG2 zoning districts. The Commercial category depicts existing commercial uses and proposes future commercial areas at primary intersections and shall not be located adjacent to residential low property, unless buffered by an extended setback, or a natural or physical barrier. Commercial land uses are encouraged to be located adjacent to industrial uses, or transitional uses, such as land designated professional office, mixed use development, recreation and open space, public, or residential high when adequate buffer is provided. Commercial is encouraged to co-locate with other land designated with Commercial, Mixed use Development, or Industrial land use categories. Commercial shall be located in areas that are directly accessible to a Major or Minor arterial, where water supply and wastewater collection services are provided, where police and fire service are provided economically, and where
Page 5 of 5 the commercial uses are spatially separated from residential categories, as required by the City s Land Development Regulations. Commercial land uses will be limited in intensity to a maximum lot coverage of 35% of the site and a maximum building height of 50 feet. The Land Development Regulations may further restrict intensities. The subject parcel has been developed as a commercial shopping center since its approval by the Commission in 1987. It is bordered by commercial uses on three sides and a canal separates it from the single-family residential development to the east. REZONING ANALYSIS Ordinance 25, 2018, the proposed rezoning to Commercial General (CG-1), is consistent with the County s zoning designation and the approved uses, as well as the City s Land Development Regulations. COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC) The subject petition was reviewed by members of the DRC. No comments or objections were received. PLANNING, ZONING, AND APPEALS BOARD The petitions were heard by the Planning, Zoning, and Appeals Board at the October 9, 2018, meeting. Both petitions were recommended for approval by votes of 7 to 0. NEARBY LOCAL GOVERNMENT COMMENTS/OBJECTIONS On September 19, 2018, the Intergovernmental Plan Amendment Review Committee (IPARC) was notified of the proposed amendment. No objections have been received to date. STAFF RECOMMENDATION: Staff recommends APPROVAL of Ordinance 24,2018 on first reading as presented. Staff recommends APPROVAL of Ordinance 25, 2018 on first reading as presented.