Ord 51-02ORDINANCE NO. 51-02
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AMENDING
ORDINANCE NO. 39-96 WHICH ESTABLISHED THE
SPECIAL ACTIVITIES (SAD) ZONING DISTRICT FOR
CERTAIN LAND LOCATED IN THE SILVER TERRACE
SUBDIVISION, BY AMENDING SECTION 3, PARAGRAPH
5 TO ALLOW SINGLE FAMILY DETACHED DWELLINGS
ON LOTS LYING WITHIN BLOCKS 2 AND 3 OF THE
SILVER TERRACE SUBDIVISION WHICH ONLY FRONT
ON DIXIE HIGHWAY (EXCEPT CORNER LOTS) TO
TAKE ACCESS FROM DIXIE HIGHWAY; PROVIDING A
GENERAL REPEALER CLAUSE, A SAVING CLAUSE,
AND AN EFFECTIVE DATE.
WHEREAS, the Planning and Zoning Board considered the proposed amendment at a
public hearing on September 23, 2002, and voted 5 to 0 to recommend approval based on positive
findings with respect to LDR Section 3.1.1 (Required Findings), LDR Section 2.4.5(12))(5) (Rezoning
Findings), and the goals, objectives and policies of the Comprehensive Plan; and
WHEREAS, pursuant to Florida Statutes Section 163.3174, the Planning and Zoning Board,
sitting as the Local Planning Agency, has determined that the change is consistent with and furthers
the objectives and policies of the Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DELRAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That Section 3, Paragraph (5) of Ordinance 39-96 be, and the same is hereby
amended to read as follows:
(5) Residential development shall be pursuant to the density limitations and
development standards of the RM (Medium Density Residential) zoning district, except as modified
below:
Except for single family detached dwellin~ on Lots 2-4. Blocks 2
and 3, residential structures shall take access from the local streets in
the subdivision. No new driveway connections to Dixie Highway are
permitted. The driveways on Lots 2-4, Blocks 2 and 3, must be
designed to enable vehicles to enter and exit the site in a forward
manner.
(b) Multiple family residential structures shall be in the form of
townhouses on platted fee-simple lots or a residential condomim'um.
Multiple family developments shall have a minimum development
area of one (1) acre.
(d) Tandem parking may be counted toward minimum parking
requirements for townhouse units with garages.
Rear setbacks, and setbacks along the perimeter of the SAD, shall be
15 feet.
Section 2. That all ordinances or parts of ordinances in express conflict herewith be, and the
same are hereby repealed, provided, however, all other terms and provisions of Ordinance No. 39-
96 shall remain in full force and effect.
Section 3. That should any section or provision of this ordinance or any portion thereof,
any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such
decision shall not affect the validity of the remainder hereof as a whole or part thereof other than
the part declared to be invalid.
Section 4. That this ordinance shall become effective immediately upon passage on second
and final reading.
PASSEEI~ND ADOPTED in regular session on second and final reading on this the
~ day of~/~ '2002' ~ -~x-.~~' Iai, ~~~~'--
ATTEST
City Clerk
First ReadingS/- ~a~,~
Second
MAYOR
2 ORD NO. 51-02
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
MAYOR AND CITY COMMISSIONERS
CITY MANAGER ff~
AGENDA ITEM # / ~) g
ORDINANCE NO. 51-02
- REGULAR MEETING OF OCTOBER 15, 2002
{AMENDING ORDINANCE NO. 39-96 AND
OCTOBER 11, 2002
This ordinance is before Commission for second reading to amend Ordinance No. 39-96, which
established the Special Activities Zoning District for certain land in the Silver Terrace Subdivision, by
mending Section Three (3), Paragraph Five (5) to allow Single Family Detached Dwellings on lots
lying within Blocks 2 and 3 of the Silver Terrace Subdivision.
The property is located on the east side of Dixie Highway, between Central Avenue and Collins
Avenue within the residential area of the Special Activities District (SAD). It is an interior lot facing
Dixie Highway for the construction of a single family home that can only be accessed from Dixie
Highway. Ordinance 39-96 and the Silver Terrace Redevelopment Plan currently prohibit residential
development with driveway connections to Dixie Highway. Ordinance No. 51-02 will allow Lots 2-3,
Block 2 and Lots 2-4, Block 3 to be accessed from Dixie Highway. The driveway connections will
only be permitted for the interior lots and designed so that a vehicle can enter and exit a property in a
forward manner.
The Planning and Zoning Board held a public heating in conjunction with the request. After
discussing this amendment, the Board voted 5-0 to recommend the request be approved, based upon
a positive finding with respect to the goals, objectives, and policies of the City's Comprehensive Plan,
consistency with the Silver Terrace Redevelopment Plan, and Land Development Regulations Section
2.4.5 02))(5) (Rezoning Findings).
At the first reading on October 1, 2002, the City Commission passed this ordinance.
Recommend approval of Ordinance No. 51-02 on second and final reading.
S:\Caty Clerk\chevelle folder\agenda memos\Ord.51.02.10.15 02
TO:
THRU:
FROM:
SUBJECT:
DAVID T HARDEN, CITY MANAGER ~ ~ · .Z~~.~
CITY COMMISSION MEETING OF OCTOBER 1, 2002.
AMENDMENT OF THE SILVER TERRACE SAD (SPECIAL ACTIVITIES DISTRICT)
ORDINANCE AND REDEVELOPMENT PLAN.
An application has been submitted from the property owner of Lot 4, Block 2, Silver Terrace
Subdivision to modify the SAD Ordinance. The property is located on the east side Dixie Highway,
between Central Avenue and Collins Avenue within the residential area of the SAD (see attached
map). Earlier this year, the property owner purchased the subject property, which is an interior lot
facing Dixie Highway, to construct a single family home, for which a building permit application has
been submitted. The lot is only accessible from Dixie Highway. However, the SAD ordinance and
Silver Terrace Redevelopment Plan currently prohibit residential development from having driveway
connections to Dixie Highway. In order to utilize the property for single family purposes, the applicant
is requesting an amendment to the SAD Ordinance to allow Lot 4, Block 2, to be accessed from Dixie
Highway. Staff is recommending that this change also apply to the two properties immediately to the
south of the subject property (Lots 2-3, Block 2) as well as Lots 2-4, Block 3. In order to
accommodate the change, the language within the Silver Terrace Redevelopment Plan must also be
modified.
The construction of single family detached dwellings on the platted single family lots is appropriate
and is consistent with the original intent of the subdivision and redevelopment plan. The provision of
single family detached dwellings is also consistent with the type of residential development that has
recently occurred in the Silver Terrace Redevelopment Area. Driveway connections to Dixie Highway
will only be permitted on the interior lots and must be designed so that a vehicle can enter and exit a
property in a forward manner. Additional background and analysis of the request are found in the
attached Planning and Zoning Board Staff Report.
At its meeting of September 23, 2002, the Planning and Zoning Board held a public hearing in
conjunction with the requests. After reviewing the staff report, the Board voted 5-0 (Krall and Pike
absent) to recommend that the requests be approved, based upon positive findings with respect to the
Goals, Objectives and Policies of the Comprehensive Plan, consistency with the Silver Terrace
Redevelopment Plan, and LDR Section 2.4.5(D)(5) (Rezoning Findings).
Approve on first reading Ordinance 51-02 amending the Silver Terrace Redevelopment Plan and the
associated SAD (Special Activities District) Ordinance to allow single family detached dwellings
fronting on Dixie Highway (except corner lots) to take access from Dixie Highway, based upon the
findings and recommendations by the Planning and Zoning Board and setting a public hearing date of
October 15, 2002.
Attachments: Planning & Zoning Board Staff Report of September 23, 2002 & Ordinance No. 51-02 /'~ ~'-~,
ORDINANCE NO. 51-02
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF DFJ.RAY BEACH, FLORIDA, AMENDING
ORDINANCE NO. 39-96 WHICH ESTABLISHED THE
SPECIAL ACTIVITIES (SAD) ZONING DISTRICT FOR
CERTAIN LAND LOCATED IN THE SILVER TERRACE
SUBDIVISION, BY AMENDING SECTION 3, PARAGRAPH
5 TO _AIJ.OW SINGLE FAMILY DETACHED DWFJJ.INGS
ON LOTS LYING WITHIN BLOCKS 2 AND 3 OF THE
SILVER TERRACE SUBDIVISION WHICH ONLY FRONT
ON DIXIE HIGHWAY (EXCEPT CORNER LOTS) TO
TAKE ACCESS FROM DIXIE HIGHWAY; PROVIDING A
GENERAL REPEALER CLAUSE, A SAVING CLAUSE,
AND AN EFFECTIVE DATE.
WHEREAS, the Planning and Zoning Board considered the proposed amendment at a
public hearing on September 23, 2002, and voted 5 to 0 to recommend approval based on positive
findings with respect to LDR Section 3.1.1 (Required Findings), LDR Section 2.4.5(13)(5) (Rezoning
Findings), and the goals, objectives and polities of the Comprehensive Plan; and
WHEREAS, pursuant to Florida Statutes Section 163.3174, the Planning and Zoning Board,
sitting as the Local Planning Agency, has determined that the change is consistent with and furthers
the objectives and policies of the Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DI~.!,RAY BEACH, FLORIDA, AS FOLLOWS:
Section 1. That Section 3, Paragraph (5) of Ordinance 39-96 be, and the same is hereby
amended to read as follows:
(5) Residential development shall be pursuant to the density limitations and
development standards of the RM (Medium Density Residential) zoning district, except as modified
below:
Except for sinOe family detached dwellin~ on Lots 2-4. Blocks 2
and 3. residential structures shall take access from the local streets in
the subdivision. No new driveway connections to Dixie Highway are
pemaitted. The driveways on Lots 2-4. Blocks 2 and 3. must be
desimaed to enable vehicles to enter and exit the site in a forward
l'Banner.
(b) Multiple family residential structures shall be in the form of
townhouses on platted fee-simple lots or a residential condominium.
Multiple family developments shall have a minimum development
area of one (1) acre.
(d) Tandem parking may be counted toward minimum parking
requirements for townhouse units with garages.
Rear setbacks, and setbacks along the perimeter of the SAD, shall be
15 feet.
Section 2. That all ordinances or parts of ordinances in express conflict herewith be, and the
same are hereby repealed, provided, however, all other terms and provisions of Ordinance No. 39-
96 shall remain in full force and effect.
Section 3. That should any section or provision of this ordinance or any portion thereof,
any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such
decision shall not affect the validity of the remainder hereof as a whole or part thereof other than
the part declared to be invalid.
Section 4. That thi~ ordinance shall become effective mediately upon passage on second
and final reading.
PASSED AND ADOPTED in regular session on second and final reading on this the
day of ,2002.
ATTEST
MAYOR
City Clerk
First Reading
Second Reading
2 ORD NO. 51-02
PLANNING AND ZONING BOARD
MEMORANDUM STAFF REPORT
MEETING OF:
AGENDA ITEM:
SEPTEMBER 23, 2002
IV.D - AMENDMENT TO THE SILVER TERRACE
REDEVELOPMENT PLAN AND THE ASSOCIATED SAD (SPECIAL
ACTIVITIES DISTRICT) ZONING ORDINANCE RELATING TO
DRIVEWAYS ON DIXIE HIGHWAY WHEN ASSOCIATED WITH A
SINGLE FAMILY RESIDENCE.
The action before the Board is that of making a recommendation to the City Commission
on a proposed amendment to the Silver Terrace Redevelopment Plan and associated
SAD (Special Activities District) zoning ordinance to allow single family detached dwellings
on lots lying within Blocks 2 and 3 of the Silver Terrace Subdivision which only front on
Dixie Highway (except corner lots) to take access from Dixie Highway.
SADs are established and modified by an ordinance which is processed as a rezoning.
Pursuant to Section 2.2.2(E)(6) of the Land Development Regulations, the Planning and
Zoning Board shall review and make a recommendation to the City Commission with
respect to the rezoning of any property within the City.
With the adoption of the Comprehensive Plan in 1989, the City designated the Silver
Terrace area as Redevelopment Area #4 on the Future Land Use Map. The
Comprehensive Plan required the preparation of a redevelopment plan for the area,
including the installation of required infrastructure and the establishment of FLUM
designations for all properties in the area. The redevelopment plan was adopted by the
City Commission at its meeting of March 5, 1996.
In order to deal with a number of nonconforming and unsightly commercial uses and
structures within the area, the redevelopment plan recommended the application of a
flexible zoning district. The recommendation called for the establishment of an SAD
district which would accommodate most of the existing uses as conforming while limiting
future uses and development in the area to the character identified in the plan. The
Ordinance establishing the SAD was adopted by the City Commission on September 17,
1996. The SAD creates three use areas within the subdivision: a neighborhood
commercial area, a residential office area, and a residential area. Permitted uses for
IV.D
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 2
parcels within each of these areas are identified in the SAD Ordinance. The Ordinance
also included development standards.
On August 23, 2000, an application was submitted to modify the SAD Ordinance relating
to Lots 4-9, Block 4 within the neighborhood commercial area of the SAD. The applicant
proposed the following amendments to the SAD Ordinance:
· To add the principal uses within the RO (Residential Off/ce) zone district, except
duplexes as permitted uses;
· Remove the restriction on the sale of convenience food and beverages;
· Allow contractors offices, including storage of construction materials;
· Allow the retail sale of new or used furniture, carpet, tile, draperies, antiques and
appliances;
· Allow the storage of construction supplies, boats, motorcycles or vehicles in existing
nonresidential structures with garage facilities; and,
· Modify the requirement that nonresidential structures shall take access from S. Dixie
Highway and SE 10~h Street to exempt existing nonresidential structures.
On November 7, 2000 the City Commission approved the modification to the SAD
Ordinance for Lots 4-9, Block 4 to add the principal uses within the RO (Residential Office)
zoning district, except duplexes as permitted uses, only. The balance of the changes
were not approved. Modification of the requirement that all nonresidential structures shall
only take access from S. Dixie Highway and SE 10th Street to exempt existing
nonresidential structures was not consistent with the redevelopment plan. Furthermore,
the change was unnecessary, since the existing nonconformities could continue until the
existing structures are redeveloped or a major change of use occurs.
On August 19, 2002, an application was submitted from the property owner of Lot 4, Block
2 to modify the SAD Ordinance. The property is located on the east side Dixie Highway,
between Central Avenue and Collins Avenue within the residential area of the SAD (see
attached map). Earlier this year, the property owner purchased the subject property,
which is an interior lot facing Dixie Highway, to construct a single family home, for which a
building permit application has been submitted. The lot is only accessible from Dixie
Highway. However, the SAD ordinance and Silver Terrace Redevelopment Plan currently
prohibit residential development from having driveway connections to Dixie Highway. In
order to utilize the property for single family purposes, the applicant is requesting an
amendment to the SAD Ordinance to allow Lot 4, Block 2, to be accessed from Dixie
Highway.
Staff is recommending that this change also apply to the two properties immediately to the
south of the subject property (Lots 2-3, Block 2) as well as Lots 2-4, Block 3), and is
proposing the following amendment to Section 3(5)(a) of SAD Ordinance No. 39-96:
Except for single family detached dwellinqs on Lots 2-4, Blocks 2 and 3, residential
structures shall take access from the local streets in the subdivision. No new driveway
connections to Dixie Highway are permitted. The driveways for sinqle family detached
dwellings on Lots 2-4, Blocks 2 and 3, must be des(qned to enable vehicles to enter and
exit the site in a forward manner.
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 3
In order to accommodate the change, the language within the Silver Terrace
Redevelopment Plan must also be modified. This proposal includes modification to the
Design Guidelines section regarding "Residential Lots Along Dixie Highway".
SAD ORDINANCE AMENDMENT:
REQUIRED FINDINGS (CHAPTER 3):
Pursuant to Section 3.1.1 (Required Findings), prior to the approval of development
applications, certain findings must be made in a form which is part of the official
record. This may be achieved through information on the application, written
materials submitted by the applicant, the staff report, or minutes. Findings shall be
made by the body which has the authority to approve or deny the development
application. These findings relate to consistency with the Future Land Use Map,
Concurrency, Comprehensive Plan Consistency, and Compliance with the Land
Development Regulations.
With the SAD approval of September 17, 1996 (Ordinance No. 39-96) and the SAD
modification on November 21, 2000 (Ordinance No. 30-00), positive findings were made
with respect to the Future Land Use Map, Concurrency, Comprehensive Plan
Consistency, and Compliance with the Land Development Regulations. This
proposed amendment does not have any impacts on the previous findings. As the request
only involves a development standard and not rezoning of land, LDR Section
3.2.2(Standards for Rezoning Actions) is not applicable. However, LDR Section
2.4.5(F)(5) is discussed below.
Section 2.4.5~D)(5) {Rezoninfl Findinas):
Pursuant to Section 2.4.5(D)(5) (Findings), in addition to provisions of Section 3.1.1,
the City Commission must make a finding that the rezoning fulfills one of the
reasons for which the rezoning change is being sought. These reasons include the
following:
That the zoning had previously been changed, or was originally established,
in error;
That there has been a change in circumstances which make the current
zoning inappropriate;
That the requested zoning is of similar intensity as allowed under the Future
Land Use Map and that it is more appropriate for the property based upon
circumstances particular to the site and/or neighborhood.
The applicant submitted the following justification statement:
"This change allows access to Dixie Highway. Without change the change Lot 4 is not
usable. No other change is required."
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 4
The reason for the change relates to "c". The construction of single family detached
dwellings on the platted single family lots is appropriate and is consistent with the original
intent of the subdivision. The provision of single family detached dwelling is also
consistent with the type of residential development that has recently occurred in the Silver
Terrace Redevelopment Area. Driveway connections to Dixie Highway will only be
permitted on the interior lots and not the corner lots as they can be accessed from
adjacent local streets. Also, the driveways must be designed so that a vehicle can enter
and exit a property in a forward manner, which will alleviate the concern with vehicles
backing into Dixie Highway.
REDEVELOPMENT PLAN AMENDMENT:
A review of the objectives and policies of the adopted Comprehensive Plan was
conducted and the following was found:
Future Land Use Element Policy C-1.6 The following pertains to the redevelopment of
the Silver Terrace Area:
This area involves the old Silver Terrace Subdivision which contains some mixed use but
is primarily single family. It also involves the adjacent land use of the Floranda Mobile
Home Park which is a well maintained land use but which may, in the future, be
inappropriate for its location along Federal Highway adjacent to a regional shopping
center. The Silver Terrace Redevelopment Plan was adopted by the City Commission on
March 5, 1996. The plan establishes Future Land Use Map designations, zonings, and
special development standards for the redevelopment area. Future development in the
area must be in accordance with the provisions of the Redevelopment Plan.
Residential development is subject to the following development standards, which are
incorporated in SAD Ordinance No. 39-96:
· Residential structures shall take access from the local streets in the subdivision. No
new driveway connections to Dixie Highway are permitted.
· Multiple family residential structures shall be in the form of townhouses on platted fee-
simple lots or a residential condominium.
· Multiple family developments shall have a minimum development area of one (1) acre.
· Tandem parking may be counted toward minimum parking requirements for townhouse
units with garages.
· Rear setbacks and setbacks along the perimeter of the SAD shall be 15 feet.
The proposal is to modify the requirement that prohibits residential developments from
taking access from Dixie Highway. The proposal will affect a total of 6 lots, 3 per block.
The lots within Block 2 are currently vacant, however building permit applications have
been submitted to construct single family detached dwellings on Lot 4 and 5. Lot 5 is a
corner lot and is designed with a driveway connection to Central Avenue, while Lot 4 is an
interior lot and proposes a driveway connection to Dixie Highway. Block 3 contains the
existing nonconforming Rusty Plumbing contractor's business, while the lots at the north
end of the Block are vacant. The adopted redevelopment plan states the following with
regard to residential lots along Dixie Highway:
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 5
"RESIDENTIAL LOTS ALONG DIXIE HIGHWAY
Several lots on which residential uses will be permitted under the provisions of the plan
currently have frontage only on Dixie Highway. Residential lots fronting on Dixie Highway
are not conducive to encouraging residential development and could potentially create
traffic problems. In order to avoid those problems, the SAD ordinance will require
residential developments to take access from local streets. That provision will prevent
construction of new residential units fronting on Dixie Highway.'
The intent was to buffer the residential developments from Dixie Highway and eliminate
multiple curb cuts on Dixie Highway. The Silver Terrace subdivision was platted in 1925
and was restricted to residential only at the interior and south ends of the subdivision, with
residential lots fronting Dixie Highway. The north and northwest sides, adjacent to Dixie
Highway and SE 10th Street did not have use restrictions. The intent of the Plan is that
new development will be primarily single family detached housing. While the
Redevelopment Plan and SAD ordinance prohibit duplexes, the minimum lot size for a
multiple family development is 1 acre, which requires aggregation of numerous parcels.
The lot size for single family residences is based upon the originally platted lots provided
they have a minimum 50' of frontage. All of the lots in the Silver Terrace Subdivision have
at least 50' of frontage/width. Since the adoption of the Plan in 1996 and installation of
the infrastructure improvements, there has been residential development activity (9 single
family detached dwellings) in the Silver Terrace Redevelopment Area. Assemblage of
multiple parcels for multiple family (fee-simple townhouse and/or condominium
development) adjacent to Dixie Highway has not occurred.
The concern with regard to driveways on Dixie Highway is that it is a collector roadway
and multiple driveway connections with vehicle backing into the roadway would create
traffic conflicts. This could have occurred if a multiple family development, with the
potential of accommodating 12 units to the acre, were able to take access from Dixie
Highway. There are 10 lots in the residential area of Silver Terrace that front Dixie
Highway. The proposal is to allow only the interior lots (6 total) to have driveway
connections to Dixie Highway, when developed as single family detached dwellings only.
In addition the driveway is to be designed in a manner that would allow vehicles to enter
and exit the site in a forward manner, which would alleviate concerns with vehicles
backing into Dixie Highway. The following changes to the adopted Redevelopment Plan
are proposed:
"RESIDENTIAL LOTS ALONG DIXIE HIGHWAY
Several lots on which residential uses will be permitted under the provisions of the plan
currently have frontage only on Dixie Highway. Residential lots fronting on Dixie Highway
are not conducive to encouraging residential development and could potentially create
traffic problems. In order to avoid those problems, the SAD ordinance will require
residential developments to take access from local streets, except for the interior lots
fronting along Dixie H~qhway which are developed as sinqle family detached dwellings.
However, the driveways for single family detached dwellinqs on the interior lots must be
des~qned to enable vehicles to enter and exit the site in a forward manner. That provision
will prevent construction of new multiple family residential units from taking access from
Dixie Highway.'
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 6
The development proposal is not within a geographical area requiring review by the DDA
(Downtown Development Authority) or CRA (Community Redevelopment Agency).
Courtesy Notices:
A special courtesy notices was provided to the following homeowners and civic
organizations:
· PROD (Progressive Residents of Delray)
· Presidents Council.
Public Notice:
Formal public notice has been provided to the owners of all properties subject to SAD
amendment as well as to property owners within a 500' radius of the subject property.
Letters of support and objection, if any, will be presented at the Planning and Zoning
Board meeting.
The construction of single family detached dwellings on the platted single family lots is
appropriate and is consistent with the original intent of the subdivision. The provision of
single family detached dwelling is also consistent with the type of residential development
that has recently occurred in the Silver Terrace Redevelopment Area. Driveway
connections to Dixie Highway will only be permitted on the interior lots and not the corner
lots as they can be accessed from adjacent local streets. Also, the driveways must be
designed so that a vehicle can enter and exit a property in a forward manner, which will
alleviate the concern with vehicles backing into Dixie Highway. Therefore, the amendment
to SAD Ordinance No. 39-96 and the Silver Terrace Redevelopment plan can be
recommended for approval based on the findings outlined in this report.
Ao
Continue with direction.
Recommend to the City Commission approval of the proposed amendments to the
Silver Terrace Redevelopment Plan and SAD Ordinance No. 39-96 based upon
positive findings with respect to the Goals, Objectives and Policies of the
Comprehensive Plan and consistency with the Silver Terrace Redevelopment Plan
to encourage primarily single family detached housing:
Recommend to the City Commission denial of the proposed amendments to the
Silver Terrace Redevelopment Plan and SAD Ordinance No. 39-96 based upon a
failure to make positive findings with respect to consistency with the Silver Terrace
Redevelopment Plan and Future Land Use Element Policy C-1.
Planning & Zoning Staff Report
Silver Terrace Redevelopment Plan & SAD Ordinance Amendments - Driveways on Dixie Hwy
Page 7
By separate motion:
Ao
Recommend to the City Commission the following amendment to the Silver Terrace
Redevelopment plan relating to Residential Lots Fronting Dixie Highway, based upon
positive findings with respect to the Goals, Objectives and Policies of the
Comprehensive Plan and consistency with the Silver Terrace Redevelopment Plan.
"RESIDENTIAL LOTS ALONG DIXIE HIGHWAY
Several lots on which residential uses will be permitted under the provisions of the
plan currently have frontage only on Dixie Highway. Residential lots fronting on
Dixie Highway are not conducive to encouraging residential development and could
potentially create traffic problems. In order to avoid those problems, the SAD
ordinance will require residential developments to take access from local streets,
except for the interior lots frontinq along Dixie Hi(~hwav which are developed as
single family detached dwellings. However, the driveways for sinqle family'
detached dwellings on the interior lots must be desiqned to enable vehicles to enter
and exit the site in a forward manner. That provision will prevent construction of
new multiple family residential units from taking access from Dixie Highway.'
Recommend to the City Commission approval of the following amendment to Section
3(5)(a) of SAD Ordinance No. 39-96 based upon positive findings LDR Section
2.4.5(D)(5) (Rezoning Findings), and the Goals, Objectives and Policies of the
Comprehensive Plan:
· Except for single family detached dwellings on Lots 2-4, Blocks 2 and 3, residential
structures shall take access from the local streets in the subdivision. No new
driveway connections to Dixie Highway are permitted. The driveways on Lots 2-4,
Blocks 2 and 3, must be des{qned to enable vehicles to enter and exit the site in a
forward manner.
Attachment: Location Map
S.W. 0TH STREET
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CI'FY OF DELRAY BEACH, FL
PLANNING &: ZONING DEPARTMENT
· ---. SILVER TERRACE REDEVELOPMENT AREA----
LOTS AFFECTED BY SAD MODIFICATION
(LOTS 2-4, BLOCK 2 AND LOTS 2-4, BLOCK 3, SILVER TERRACE SUBDIVISION)
---- DI,GJTAI. J~/J~£ ~I/./IP $)~E/~/ ---- MAP REF LM645